renovator's presentation for orderline duplex simplifed for linked-in

Home Renovator’s Guide to the Home Renovator’s Guide to the Building CodeBuilding Code

Creating a Duplex – Overview Creating a Duplex – Overview PresentationPresentation

Anthony BoykoManager of Building Code Inspections and

Deputy Chief Building Official City of Markham

The views expressed herein are the views of the author and do not necessarily represent the views of the City of Markham and are intended to convey general information, rather than legal advice, about the matters discussed herein. Persons requiring legal advice about the matters discussed herein should consult a solicitor.

22

Creating a Duplex Renovating an existing dwelling by creating an additional

dwelling unit is considered a significant or extensive renovation project. For this reason it has been chosen as a case study that will help demonstrate the information contained in the Home Renovator’s Guide to the Building Code.

The proposal is to renovate an existing residential detached dwelling building to create an additional dwelling unit within the existing basement

The is an overview of the method for compliance with the Building Code. A detailed explanation is contained in the Home Renovator’s Guide to the Building Code

33

Creating a Duplex The are 3 major steps to creating a duplex, please follow

along with this flow chart on this page and the following two pages while reviewing the presentation

44

Creating a Duplex

55

Creating a Duplex

66

Creating a Duplex The existing dwelling is...

A 70-year old detached, two storey single dwelling unit and is located on a street with a municipal (public) sewage system. There are three bedrooms and a four-piece bathroom on the second floor. A kitchen, a dining room, and a living room are located on the first floor. The basement contains a furnace room and laundry facilities. There is an entrance door on the front of the dwelling on the first floor. The ceiling of the basement is open to the floor joists. There is a smoke alarm on each floor but they are not interconnected.

77

Creating a Duplex Basement of existing dwelling (location of

proposed second dwelling unit)

The basement contains one window measuring 360 mm in height and by 600 mm in length. There is a side entrance to the dwelling that is proposed to be shared with the entrance for the basement dwelling unit. The stairway proposed to be shared by the dwelling units to the side exterior door is 860 mm wide. The width of the exterior door serving the stairway is 810 mm clear opening. The existing ceiling height is 1850 mm from top of slab to underside of the first floor joists

Proposed for the basement dwelling unit is one bedroom, dining area, living area, four-piece bathroom and kitchen. The ceiling of the basement is open to the floor joists.

88

Creating a Duplex Before performing the Part 11 evaluation, first Part 10 of

the Building Code is evaluated, to determine if the creation of the dwelling unit can be accomplished without requiring compensating construction;

There are four steps to evaluate the building under Part 10 and are all included in the Home Renovator’s Guide to the Building Code

From the description of the existing dwelling, the floor between the basement and the first floor is not constructed with a fire separation, and therefore compensating construction will be required, therefore we can immediately determine that a Part 11 evaluation must be performed

99

Creating a Duplex

Since construction must be performed, a Change of Use permit cannot be issued, a building permit must be issued. A Part 11 evaluation must be performed to determine the extent of construction that must be performed

Since construction must be performed, a Change of Use permit cannot be issued, a building permit must be issued. A Part 11 evaluation must be performed to determine the extent of construction that must be performed

1010

Creating a Duplex Part 11 of the Building Code Evaluation

There are four steps to evaluate the dwelling or building under Part 11 of the Building Code:

Step 1 - Classify the building using the hazard and construction index

Step 2 - Determine the type of renovation Step 3 - Determine the reduction in performance level and

compensating construction Step 4 - Building permit issuance But first, is Part 11 applicable?

1111

Creating a Duplex Part 11 of the Building Code Evaluation

Application or scope of Part 11

The building has been in existence for at least five years, therefore Part 11 applies to the design and construction of the existing building or parts of the existing building

Please note that as a designer or renovator, you must apply Part 11 to any existing construction and Part 9 for any new construction or extension of an existing building system

1212

Creating a Duplex Step 1 - classify the building using the

hazard and construction index

The hazard index

The hazard index for both the existing major occupancy C and the proposed major occupancy C for a house is 2 from Table 11.2.1.1.I., see the next slide

1313

Creating a Duplex

1414

Creating a Duplex Step 1 - classify the building using the hazard

and construction index The construction index

Review Table 11.2.1.1.A. (on next slide) and compare to the construction of the existing building ;

Column 1 – fire-resistance rating of floor over basement is 0 hour as the existing floor joists are open to floor below

Column 2 – fire-resistance rating of the second floor is 0 hour Column 3 – fire-resistance rating of the roof (ceiling of second

floor) is 0 hour Column 4 – type of construction is ‘combustible’

1515

Creating a Duplex

1616

Creating a Duplex Step 1 - classify the building using the hazard

and construction index The construction index

Conclusions from reviewing Table 11.2.1.1.A.:

The construction index for the existing building is 1 from Item 12, Column 5 from Table 11.2.1.1.A. This information will be used during the evaluation in reduction in performance with respect to change in major occupancy (step 3)

Note: The construction index could be 2 if it could be determined the second floor has a 30 minute fire-resistance rating, Item 11, Column 5

1717

Creating a Duplex Step 2 – determine the type of renovation Basic or extensive renovation?

If it is a basic renovation, construction may be carried out without performing any further analysis, as long as the renovation falls within the following scope;

construction may be carried out to maintain the existing performance level of all or part of an existing building, by the reuse, relocation or extension of the same or similar materials or components, to retain the existing character, structural uniqueness, heritage value, or aesthetic appearance of all or part of the building, if the construction will not adversely affect the early warning and evacuation systems, fire separations or the structural adequacy or will not create an unhealthy environment in the building

1818

Creating a Duplex Step 2 – determine the type of renovation Basic or Extensive renovation

The creation of an additional dwelling unit within a building will adversely affect the early warning and evacuation systems and fire separations in the building

As a result, it is not a basic renovation. Extensive renovations involve substantially removing interior walls, ceilings or floor or roof assemblies and installing new interior walls, ceilings, floor or roof assemblies. Since new walls, ceilings and floor assemblies will be installed as part of creating a duplex, it is an extensive renovation and further analysis is required

1919

Creating a Duplex Step 3 – determine the reduction in

performance level and compensating construction; (there are four steps)

Step (a) Evaluate structural reduction in performance level and compensating construction,

Step (b) Evaluate the increase in occupant load increase and compensating construction,

Step (c) Evaluate the change in major occupancy reduction and compensating construction, and

Step (d) Evaluate the plumbing system performance reduction and compensating construction

2020

Creating a Duplex Step 3 – (a) Evaluate structural reduction in

performance level

The performance level of an existing building is reduced where after; the proposed construction the existing building is converted

into more than one suite (dwelling unit) of Group C major Occupancy, and

the existing structural floor and roof framing systems and their supporting members after the construction are not adequate to support the proposed dead and live loads

Since the new major occupancy will be located in the basement of the existing dwelling, the concrete floor slab will be able to support the proposed loads and compensating construction is not necessary

2121

Creating a Duplex Step 3 – (b) Evaluate the increase in occupant

load reduction in performance level

The performance level of an existing building is reduced where the proposed construction will increase the occupant load of an existing building by more than 15%, however;

Compensating construction is not required for a Group C occupancy where the new total occupant load is 16 persons or fewer in a building containing residential suites which are dwelling units. Except where the occupant load is between 10 and 17 persons, an interconnected system of smoke alarms in corridors near stairways is required

2222

Creating a Duplex Step 3 – (b) Evaluate the increase in occupant

load reduction in performance level Proposed duplex;

At two persons per bedroom the current occupant load for the existing three bedroom dwelling is six persons

The proposal has a total of one bedroom at two persons per bedroom for an occupant load of two

The new total occupant load is eight persons, which is less than 16 persons as per Clause 11.4.3.3.(2)(b), therefore no upgrading of the early warning and evacuation systems or compensating construction will be necessary due to an increased occupant load. However, other reduced performance levels may require the early warning and evacuation

2323

Creating a Duplex Step 3 – (c) Evaluate the change in major

occupancy reduction in performance level

The conversion of a suite of a Group C major occupancy (dwelling) into more than one suite of Group C major occupancy (dwelling) is considered a reduction in performance level. Therefore compensating construction may be necessary after evaluation. A change in major occupancy requires an evaluation of the following areas of the building components:

(i) Determine the hazard index against the construction index,

(ii) Determine conformance with other parts of the code, (iii) Determine early warning and evacuation systems, (iv) Determine the required fire separations

2424

Creating a Duplex Step 3 – (c)(i) Evaluate the change in major


Determine the hazard index against the construction index,

Compensating construction or additional upgrading is required in conformance with Table11.4.3.4.A. so that the construction index of the building is increased to at least equal the hazard index of the new major occupancy that the building is to support

Therefore, determine the construction and hazard indexes

2525



Determine the hazard index against the construction index,

The construction index was determined previously from Table 11.2.1.1.A. as 1

The hazard index was determined previously from Table 11.2.1.1.I. as 2

Review the next two slides to confirm

2626

Creating a Duplex

2727

Creating a Duplex

2828



Result, Construction Index = 1 and Hazard Index = 2

Therefore the Construction Index must be increased to at least equal the hazard index of 2.

Table 11.4.3.4.A. is used for this purpose

2929

Creating a Duplex

3030



Item 1 in Table 11.4.3.4.A. and from Column 1, the new major occupancy Hazard Index (H.I.) is 2.

Column 2 increases the Construction Index (C.I.) from 1 to 2

There are two options for increasing the Construction Index, Column 3 or 4. We will use Column 4 as early warning devices are smoke alarms and they will be required to create the dwelling unit

Note: that Column 4 refers to the term ‘Alternative Compliance, A.C. This term is different that Compliance Alternatives C.A. that are listed in the Tables at the end of Part 11

3131

Creating a Duplex Step 3 – (c)(ii) Evaluate the change in major


Determine conformance with other parts of the code,

A building or part of a building that is subject to conversion of the existing dwelling into more than one dwelling unit must be evaluated to determine compliance with the specific Building Code requirements required by Part 11, see the next slide

Any resulting construction required is considered as compensating construction

3232



Must comply with Part 6, 9 and 12 for;

Ventilation Interconnection of air system between suites Design of areas, spaces and doorways Ceiling heights Living rooms Dining rooms Kitchens Bedrooms Bathrooms

3333



Must comply with Part 6 , 9 and 12 for;

Hallways Windows, doors and skylights Flame spread ratings Plumbing facilities Ventilation – mechanical or natural Electrical services

3434



Determine conformance with other parts of the code,

However, strict compliance with Part 6, 9 and 12 of the Code may not be necessary as a compliance alternative shown in Table 11.5.1.1.C may be substituted for a requirement listed on the previous slides for Part 6, 9 or12

The Home Renovator’s guide provides an explanation for all compliance alternatives and how to use them

3535

Creating a Duplex Example of a compliance alternative being

used for a Part 9 requirement

Part 9, Sentence 6.2.4.7.(10) Return-Air System: Return-air from a dwelling unit shall not be recirculated to any other dwelling unit

Each suite will require their own heating unit or use compliance alternative C95 found in the Home Renovator’s Guide to the Building Code. C95 permits the same furnace to serve both dwelling units

3636

Creating a Duplex

3737

Creating a Duplex Step 3 – (c)(iii) Evaluate the change in major


Determine early warning and evacuation systems,

A building that is subject to conversion of the existing dwelling into more than one dwelling unit must comply with the requirements for the early warning and evacuation systems and must be upgraded in conformance with the applicable requirements of Table 11.4.3.3. for the entire building

Note that column 3 of Table 11.4.3.3. permits compliance alternatives to be used for any the requirement as listed under Early Warning and Evacuation

3838

Creating a Duplex

3939




Review Table 11.4.3.3. requirements and compare with any existing early warning and evacuation systems contained within the building

Where the building is lacking the requirement, compensating construction must be implemented in accordance with Part 6 and 9 or through the use of a compliance alternative

4040




Example of compliance alternative for evacuation systems,

Access to exits widths based on occupant load in Subsection 9.9.3. Article 9.9.3.2. of Part 9 of the Building Code requires a minimum access to exit width of 900 mm

4141



Determine early warning and evacuation systems, Example of compliance alternative for evacuation systems,

However, Column 2 of Table 11.4.3.3. allows compliance alternatives for access to exits, exit widths and number of exits.

A review of Table 11.5.1.1.C. compliance alternative C118 (see next slide) permits a building containing not more than four dwelling units to have width of every exit facility to be as existing, but not less than 800 mm. Therefore, the existing exit width in our case study of 800 mm is sufficient

4242

Creating a Duplex

4343

Creating a Duplex

4444



Determine early warning and evacuation systems, Review of Table 11.4.3.3. for early warning and evacuation

systems,

Highlighted in red colour are evacuation systems, Highlighted in green colour are early warning systems,

and Highlighted in blue colour are not applicable to our case

study

4545

Creating a Duplex

4646



Determine early warning and evacuation systems, Summary of review of Table 11.4.3.3. for early warning and

evacuation systems,

Item (a) is sufficient using compliance alternative C102 and C119

Item (b) is sufficient using compliance alternative C128, which refers to C118

4747



Determine early warning and evacuation systems, Summary of review of Table 11.4.3.3. for early warning and

evacuation systems, Items (d) and (f) are not sufficient and will be required to be

implemented as compensating construction;

Emergency lighting in the exit (1)

Smoke alarms must be interconnected (1)

(1) not provided in the case study dwelling

4848

Creating a Duplex Step 3 – (c)(iv) Evaluate the change in major


Determine the required fire separations,

A building that is subject to conversion of the existing dwelling into more than one dwelling unit must comply with the Building Code requirements to separate the proposed major occupancy [new dwelling unit(s)] from the adjoining major occupancy [existing dwelling unit(s)] by fire separations having a fire-resistance rating conforming to the applicable requirements of Table 11.4.3.4.B. on the next slide

4949

Creating a Duplex

5050

Creating a Duplex Step 3 – (c)(iv) Evaluate the change in major


Determine the required fire separations,

For the case study dwelling, the basement ceiling is open to the floor joists and does not provide a fire separation. Therefore, compensating construction will be necessary to provide a minimum 45 minute fire-resistance fire separation as per Table 11.4.3.4.B. Column 3 (dwelling is not sprinklered or is it proposed)

However, using Compliance Alternative C152, the 45 minute rating can be reduced to 30 minutes for walls and 15 minutes for horizontal fire separations, ie. floors

5151

Creating a Duplex Compliance alternative 152 - in this illustration the second dwelling

unit is shown on the second floor but all requirements are applicable for a dwelling unit created on the basement level

5252

Creating a Duplex Step 3 – (d) Evaluate plumbing reduction in

performance level

Determine the affect on existing plumbing,

The performance level of an existing building is reduced where the existing building is extended or subject to material alteration or repair, and plumbing in the existing building is adversely affected by the extension, alteration or repair.

The creation of an additional dwelling unit within an existing building will affect the plumbing in the existing building, such as building drains and vents. The upgrading performed may also be considered compensating construction when any existing plumbing must be altered to comply with Part 7.

Note that there are no compliance alternatives for plumbing

5353

Creating a Duplex Summary, the Part 11 evaluation has been

completed

Time to review the flow chart that was provided at the start of the presentation

5454

Creating a Duplex Flow chart review, Steps 1, 2 and 3 completed

5555

Creating a Duplex

5656

Creating a Duplex Last step, to determine how to design and

what construction is required for the building permit to be issued

5757

Creating a Duplex Review the existing dwelling again

A 70-year old detached, two storey single dwelling unit is located on a street with a municipal (public) sewage system.

There are three bedrooms and a four-piece bathroom on the second floor. A kitchen, a dining room, and a living room are located on the first floor. The basement contains a furnace room and laundry facilities. The ceiling of the basement is open to the floor joists. There is a smoke alarm on each floor but they are not interconnected. The basement contains one window measuring 360 mm by 600 mm. There is a side entrance to the dwelling that is proposed to be shared with the

entrance for the basement dwelling unit. There is an entrance door on the front of the dwelling on the first floor. The stairway shared by the dwelling units to the side exit is 800 mm wide. The existing ceiling height is 1850 mm from top of slab to underside of the first

floor joists.

5858

Creating a Duplex Compensating Construction Based on the layout of the existing single dwelling building,

renovating to create an additional dwelling unit, in this case study, the following work (compensating construction) under Article 11.4.3.4. must be designed for to obtain a building permit and performed during the renovation:

Ventilation of the dwelling units (rooms to be ventilated by natural or mechanical means, use compliance alternative C89 and C95)

5959

Creating a Duplex Compensating Construction

Interconnection of the heating and air –conditioning systems between dwelling units (separate systems or refer to C195 for duct-type smoke detectors installed in the supply or return air duct system)

Room and space dimensions (there are no compliance alternatives available, room areas must comply with Part 9 requirements)

Ceiling heights (refer to C102 for permitted reduced ceiling heights)

Window and skylights (minimum window size required for natural light of living room and bedroom, refer to C107 for a reduced window size)

6060


Flame-spread ratings (there are no compliance alternatives, all construction to comply with Part 9)

Plumbing facilities (there are no compliance alternatives, all new fixtures, or new or extended drains, vents and water supplies to serve the new dwelling must comply with Part 7 of the Building Code)

Ventilation (refer to C194 that provides the option of providing natural or mechanical ventilation of the dwelling unit)

Electrical facilities (there are no compliance alternatives, all construction must comply with Part 9 and)

6161


Early warning

Smoke alarms (Table 11.4.3.3. refer to C175 permitted battery operated, however all other requirements such as interconnection with other smoke alarms must be implemented. Note interconnecting smoke alarms for other compliance alternatives may permit the reduction in the fire separation ratings)

6262


Evacuation

Access to exit (refer to C118 and C119 for reduction in access to exit widths of stairs, corridors and exterior door)

Lighting (Table 11.4.3.3. normal lighting must be installed under all conditions and emergency lighting must be installed where there is a shared means of egress for two dwelling units, refer to C140 for details)

6363


Fire separations (Table 11.4.3.4.B. reduces the fire separation from one hour required by Part 9 to 45 minutes. C152 reduces the rating further to 30 minutes for the wall surrounding the access to exit and 15 minutes for the horizontal fire separation between dwelling units. Vertical fire separations surrounding service rooms is waived under C153)floor and walls around shared means of egress and service rooms)

Plumbing (no compliance alternatives available for use and any existing plumbing adversely affected must be altered or changed in order to comply with the requirements of Part 7)

6464

Creating a Duplex Other issues to consider

Part 9 of the Building Code would generally require more stringent fire protection and evacuation provisions when constructing a new building with two dwelling units compared to renovating an existing building to Part 11 of the Building Code. Renovations that create an additional dwelling unit within an existing dwelling may use the provisions of compliance alternative C136 to achieve the Building Code requirements for providing access to exits and exiting of each dwelling unit. Such as;

Exit opening directly to the exterior from the new dwelling unit, Shared access to exit with the other dwelling unit, or Access to exit through another dwelling unit

Based on the above information, an emergency escape-type window may also be necessary to serve the bedroom located in the basement, C136 also provides direction on this issue

6565

Creating a Duplex Other issues to consider

Any other Part 6, 9 or 12 requirement of the Building Code that apply to the creation of the dwelling unit may be complied with using any available Section 11.5 Compliance Alternatives from Part 11.

The Home Renovator’s Guide to the Building Code contains every Part 6, 9 and 12 compliance alternative pertaining to dwellings.

6666

Home Renovator’s Guide to the Building Code

This presentation is based on the information contained in The Home Renovator's Guide to the Building Code . It contains 582 pages, 7” x 9” perfect-bound soft cover, binder or downloadable PDF, and includes

IntroductionOntario Building Code and Building Code Act LegislationSummary of Regulations Dealing With RenovationsApplicable Building Code DefinitionsChange of Use Permits - Part 10 of the Ontario Building CodeBuilding Permits - Part 11 of the Ontario Building CodeCompensating ConstructionExisting BuildingsCase Study - Creating a DuplexCompliance AlternativesCase Law Part 10 Change of Use - Selected ContentPart 11 Renovation - Selected Content\

Appendix A BCC Ruling and BMEC AuthorizationAppendix B Egress/Exit OptionsAppendix C Forms and OrdersAppendix D Building Code Checklist for Property Purchase

6767

Home Renovator’s Guide to the Building Code

To obtain your copy of the Home Renovator’s Guide to the Building Code, please go to

http://www.orderline.com/housing/manual/illustrated_code_series/renovator/author/new/penna/orderline/code/building/guide.html

6868

Also www.boykoconsulting.ca

www.twitter.com/boykoconsulting

www.facebook.com/designers.buildingcode

www.linkedin.com

renovator's presentation for orderline duplex simplifed for linked-in

Documents

additional dwelling

dwelling units

existing basement

building codebuilding

storey single dwelling

floor joists

existing ceiling height

thehome renovators guide