The new 2009 IRC mandates wired together smoke detectors and Carbon Monoxide detectors be placed at the entry of each bedroom. This means that if one detector alarms then all of them alarm. When remodeling, there is a mandate to upgrade homes when a permit is pulled. Thankfully there are times when it would be a hardship and/or too complicated or expensive to retrofit the entire home. In some cases battery operated devices are still allowed. Essentially, If there is a crawl space below or an attic above then you are able to go ahead and upgrade without too much difficulty.  At Levco this upgrade is discussed early in the project planning phase so as not to be a surprise to my clients.

Smoke

Smoke detectors detect smoke by two basic types, photoelectric detectors and ionization detectors. Smoke is the precursor to fire which as we all know is deadly. There are all kinds of harmful ingredients in smoke and if working properly they detect and alarm loud enough to alert the occupants. Theoretically folks will have early warning and use the time wisely to get out to fresh air and safety. Studies have shown that they are not always successful waking children so parents be warned.

CO Poisoning

Carbon Monoxide on the other hand is a byproduct of incomplete combustion that is not necessarily a precursor to fire and is odorless and invisible. It kills by working at the cellular level. Your oxygen carrying hemoglobin of the red blood cells prefer carbon monoxide to oxygen.  Once in your blood stream, your cells have no oxygen to use for cellular metabolism so you begin to suffocate at a cellular level. A faulty furnace or combustion chamber can cause it. One neighbor of mine took the flu off the top of the furnace in the basement “to get the extra heat that was being wasted and escaping”. They survived thanks to having few windows that were not broken out. Common symptoms include headache and drowsiness. Severe long lasting neurological complications have resulted from moderate exposures.

Combination detector

Dual Acting Units Levco has located several dual acting devices that work. They look good so I encourage everyone to update their devices to the dual acting ones. Both First Alert and Kidde make them and they are available through your favorite big box store. This one also talks telling you what to do.

Through my years in Emergency Medical Services (EMS) there has been too many saves from smoke detectors to count. Not to mention a reduced number of house fires. It was common place for us to check smoke detectors on medical calls and replace batteries or offer free devices for the needy.  I believe that mandatory implementation of this life saving device is long overdue. I was inadvertently exposed in the line of duty to Carbon Monoxide during a major incident many years ago under the Bay Bridge. I have cared for those who have suffered long term sequelae, such a sad unnecessary situation. I have had a detector installed in all of my rentals and in my own home for years. In fact that detector was my first indication of my furnace failure ten years ago.

2009 IRC

As of January 1st 2011 Boise City along with all of the other jurisdictions that adopt building codes, followed the states lead and adopted parts of the 2009 IRC international Residential Building Code. The last code was the 2006 IRC which was implemented in the same year. Plumbers use their own code 2003 UPC and electricians use their own code 2008 UEC, there are fire codes, mechanical codes, and energy codes to navigate as well. Thankfully the inspectors in this city are fantastic. As long as it is clear that they are not the enemy, they do a great job of mentoring. Why they all don’t use the same one is a bit of a mystery to me, that is another story.

Us remodelers got spared most of the changes the new construction companies are subjected to, many of which involve mechanical things like ducting and proper sizing oh HVAC systems. In fact the HVAC contractors were pretty worried about all of the things they have to be responsible for. It includes blower door testing for new homes. Seems the government wants us to have much more energy efficient homes. You can read all of the updates here or see the Boise City website for updated documents and requirements.

Areas that effect Levco include framing upgrades and lots about trusses. Including Carbon Monoxide detectors outside of bedrooms along with smoke detectors. Thankfully there are some good dual acting units on the market now. All in all I am seeing some strong progress in the insulation division as well as mandating energy efficiency as well as eliminating heat loss through shabby workmanship.

Boise City also requires us to install egress size windows when possible whenever changing out windows in bedrooms. This includes above ground applications.

Oldies but goodies

As far as plumbing is concerned I discovered something that bares a mention. I was under the mistaken belief that toilets that are the old high water 3GPF (Gallons Per Flush) usage were outlawed. “RONG” sort of. They are outlawed to be manufactured so they are essentially no longer available. This means you can’t install them in new residents… If you pull one out however, and relocate it or want to reinstall it… you are allowed to reuse it. The question that comes to mind is why you would want to n light of the water savings provided by the newer technology.

The truth is the the 1.6 GPF ones are working fantastically now and they are perfecting even more water conscious ones that work well. Initially they had problems clearing the tank and there was concern that there was not enough water flowing to keep material headed towards the sewage treatment plants. Turns out that was a myth. I just saw a .8 GPF toilet for sale at the supply house. Don’t forget the dual flushers, we just installed some that use .8 GPF for liquids and 1.6 GPF for solids and the report is that they can handle the business.

Special thanks to Perry E Paine for helping with this post

Plans Examiner II
Planning & Development Services
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Even a Chicken Coop Needs Plans

When the architect went to meet with the historic folks there was a funny interaction. As it was reported to me this map was pulled up and the guy asked Mr. Neifert to pick the historic district his house was in. After looking at the map for a moment he pointed to the photo of his home in the top right. Feeling quite honored to be working on one of the three homes that were selected for the map I felt it was important to post it. Incidentally, this project was passed by the historic folks at a staff level with kudos for design. The only snag was a neighbor who held the project up for a few weeks with a concern for potential damage to a telephone pole by having an alley loaded garage. Fortunately the commission unanimously approved the project.

Boise Historic Districts

This map shows the 10 historic districts in our town

The plans and specs were hand drawn on a drafting table. Unheard of in this day & age, but reminiscent of my dads office back in the day. This home is small for these days standards 860sf but perfectly suitable for a family in the early 1900′s. The plan includes expanding the home in two directions by adding a master bedroom suite to the rear and a pop out for the kitchen to the side. We will be modifying the existing one car garage into a studio and adding a two car alley loaded garage.

Existing floor plan

This first drawing is of existing conditions, the second is proposed

Proposed Plan