Town of Oconomowoc, WI Alterations and Remodeling for Pre-1980 One- and Two-Family Dwellings

This article shall apply to all existing one- and two-family dwellings constructed prior to June 1, 1980, for Building Code regulations and December 1, 1978, for Energy Code regulations.

The provisions of this article are not retroactive.

BUILDING, STRUCTURAL REPAIR

The Uniform Dwelling Code, Chs. SPS 320 to 325, Wis. Adm. Code, is incorporated by reference and shall apply to all construction except as modified by this chapter.

(4)

These provisions shall not apply to any building repair as defined herein.

(5)

Energy calculations are not required for new additions to one- and two-family dwellings constructed prior to December 1, 1978. Upon request by the Building Inspector, a recognized heating professional shall provide a written statement that the heating system is capable of maintaining the indoor design temperature during outdoor design conditions per § SPS 322.07, Wis. Adm. Code.

Definitions. As used in this article, the following terms shall have the meanings indicated:

BUILDING, NEW

Any construction that results in the creation of a structure for the support, shelter or enclosure of persons, animals, chattel or movable property of any kind.

The reconstruction or replacement of any load-bearing component that has been damaged, deteriorated or is failing.

BUILDINGS, ADDITION

New construction performed on a dwelling, which increases the outside dimensions of the dwelling.

BUILDINGS, ALTERATION/REMODEL

An enhancement, upgrade, substantial change or modification other than an addition, a repair or modifications to electrical, plumbing, heating, ventilating, air conditioning and other systems within a dwelling.

BUILDINGS, EXISTING

Any structure that is already constructed or one for which a legal permit has been issued prior to the adoption of this code.

BUILDINGS, REPAIR

The act or process of restoring to original soundness, including redecorating, refinishing, nonstructural repairs or maintenance, or the replacement of existing fixtures, systems or equipment with the equivalent fixture, system or equipment.

CEILING HEIGHT

The clear vertical distance from the finished floor to the finished ceiling. Any part of any room where the ceiling height is less than five feet, shall not be considered in computing the total floor area of the room for the purpose of determining the habitable occupancy or thereof.

Permit application.

Any person desiring a building permit as required by this chapter shall file with the Building Inspector an application therefor, in writing, on a permit form to be furnished for that purpose along with required fee.

Application shall show the use or occupancy of all parts of the building.

Application for a permit shall be accompanied by two complete sets of plans and/or specifications. The plans shall consist of the following where applicable:

Floor plans: showing general layout and egress path for the remodeled area(s), the square footage, size and span of existing attic floor joists, location of lower floor bearing walls, area(s) that will have the ceiling raised (dormers), wall locations, window location including size of headers, door sizes and locations, location of smoke and carbon monoxide detectors, stairways, heating system or devices, and any related architectural features.

Elevations: showing the sizes, location and configuration of doors, windows and skylights; exterior wall covering material; roof design and exterior material; any architectural features relating to the dwelling's existing architectural style.

Cross section: showing all construction details, framing, insulation, materials, interior finishes, ceiling heights and structural features.

(4)

The application, plans and specifications filed by an applicant for a permit shall be reviewed by the Building Inspector, and if found to be in conformity with the requirements of this chapter and all other laws or ordinances applicable thereto, the Building Inspector shall, upon receipt of the required fees issue a permit therefor.

(5)

When the Building Inspector issues the permit, all sets of plans and specifications shall be stamped "conditionally approved." One such approved set of plans and specifications shall be retained by the Building Inspector as a public record, and one such approved set of plans and specifications shall be returned to the applicant. One approved set shall be kept on such building or work site at all times during which the work authorized thereby is in progress and shall be open to inspection by public officials. Such approved plans and specifications shall not be changed, modified or altered without permission from the Building Inspector.

(6)

The contractor shall submit a copy of their valid dwelling contractor financial responsibility credential prior to permit issuance.

Fees.

Before issuance of a permit, the owner or their agent shall pay to the municipal treasury a permit fee. These fees shall be as established by the municipality.

Double fees: Upon failure to obtain a permit before work on a building has been started, except in emergency cases, the total fees shall be double the fees charged.

Reinspection fee: Where additional inspections are made necessary by reason of neglect in work found faulty, defective or incomplete at the time of inspection, or at the expiration of time permitted in an order of noncompliance, a reinspection fee may be charged.

Inspections.

Rough inspection: to be made after the roof, all framing, fire-blocking and bracing is in place and all chimneys and vents are complete. No drywall or any insulation between the studs shall be applied to any building until the rough inspection, electrical inspection, plumbing and heating inspections have been made and the work approved.

Insulation inspection: to be made after all insulation has been installed, with vapor barrier in place and before any of the walls and ceilings are covered.

Final inspection: upon the completion of any building, structure, or construction for which a permit was issued and before the same is occupied or used, a final inspection shall be made by the Building Inspector, and until such building or structure is in compliance with all the requirements of this chapter and terms of the permit, no occupancy shall be permitted.

(4)

Written approval: no work shall be done on any part of the building or structure beyond the point indicated in each successive inspection without first obtaining the written approval of the Building Inspector. Such written approval shall be given only after an inspection shall have been made for each successive step in the construction as indicated by each of the inspections.

(5)

Inspection notice.

The applicant or authorized representative shall request inspections from the municipality or the registered UDC inspection agency enforcing this code.

Except as provided under Subsection F(5)(c), construction may not proceed beyond the point of inspection, as described under Subsection F(6)(a) through (c), until the inspection has been completed.

Construction may proceed if the inspection has not been completed within two full business days after notification is received or as otherwise agreed between the applicant and the municipality or registered UDC inspection agency.

(6)

Inspection types. The following sequence of inspections shall be performed for the purpose of determining if the work complies with this code.

Footing, rebar reinforcement and foundation inspection. The excavation shall be inspected after the placement of forms, shoring and reinforcement, where required, and prior to the placement of footing materials. Where below-grade drain tiles, stone, waterproofing and/or exterior insulation is required, the foundation shall be inspected prior to backfilling.

Rough inspection. A rough inspection shall be performed for each inspection category listed in Subsection F(6)(b)[1] through [5] after the rough work is constructed but before it is concealed. All categories of work for rough inspections may be completed before the notice for inspection is provided. The applicant may request one rough inspection or individual rough inspections. A separate fee may be charged for each individual inspection.

General construction, including framing.

Rough electrical.

Rough plumbing.

Rough heating, ventilating and air conditioning.

[5]

Basement floor/drain tiles.

Insulation inspection. An inspection shall be made of the insulation and vapor retarder after they are installed but before they are concealed.

(d)

Final inspection.

Construction requirements.

Basement conversion to habitable space.

Existing stairways shall conform to the following (note: a new, relocated or reconfigured stairway shall conform to the requirements of § SPS 321.04, Wis. Adm. Code):

Riser height shall be eight inches maximum.

Tread depth shall be nine inches minimum.

Headroom shall be 72 inches minimum.

Stair width shall be 36 inches minimum.

[5]

Handrails and guardrails shall be installed in accordance with § SPS 321.04(3), Wis. Adm. Code. (Exception: Existing handrails and guardrails do not require modifications unless the stairway is new, relocated or reconfigured. In such conditions, the handrails and guardrails shall conform to the requirements of § SPS 321.04, Wis. Adm. Code.)

[6]

Stairway landings shall have minimum dimensions of 36 inches by 36 inches.

Light and ventilation: All habitable rooms shall be provided with natural light and ventilation in accordance with § SPS 321.05, Wis. Adm. Code.. Balanced mechanical ventilation may be used in lieu of natural ventilation.

Ceiling height: All habitable rooms shall have a minimum ceiling height of seven feet for a minimum of 50% of the floor area. Beams and ducts may not encroach more than eight inches into ceiling area below the minimum ceiling height.

(d)

Smoke and carbon monoxide detectors: Smoke and carbon monoxide detectors shall be installed in the remodeled areas in accordance with §§ SPS 321.09 and 321.097, Wis. Adm. Code. In addition to being wired to house current and interconnected, each smoke detector installed in the remodeled areas shall have a battery backup power.

(e)

Basement bedrooms shall be constructed as follows:

Doors shall be a minimum of 32 inches in width unless at least 50% of the bedroom doors in the dwelling are a minimum of 32 inches or have a minimum net clear opening width of 30 inches.

Light and ventilation: All habitable rooms shall be provided with natural light and ventilation in accordance with § SPS 321.05, Wis. Adm. Code. Balanced mechanical ventilation may be used in lieu of natural ventilation.

Exits: Either an egress window within each bedroom or two exits from the basement level common area shall be provided. An egress window and areaway shall be designed in accordance with § SPS 321.03(6), Wis. Adm. Code.

Unfinished attic conversion to habitable space, third floor levels.

Design floor load: All new floor areas shall be designed in accordance with § SPS 321.02, Wis. Adm. Code (40 pounds per square foot plus dead load).

Exits: Two interior stairways spaced apart 1/3 of the longest diagonal dimension of the floor in plain view or 20 feet from the third floor level to the second floor level are required.

Lofts shall comply with § SPS 321.03(4), Wis. Adm. Code.

(d)

Existing stairways shall conform to the following (note: a new, relocated or reconfigured stairways shall conform to the requirements of § SPS 321.04, Wis. Adm. Code):

Riser height shall be eight inch maximum.

Tread depth shall be nine inches minimum.

Headroom shall be 72 inches minimum.

Stair width shall be 36 inches minimum.

[5]

Handrails and guardrails shall be installed in accordance with § SPS 321.04(3), Wis. Adm. Code.

[6]

Stairway landings shall have minimum dimensions of 36 inches by 36 inches.

(e)

(f)

Ceiling height: Ceiling height in all habitable rooms shall be provided in accordance with § SPS 321.06, Wis. Adm. Code.

(g)

(h)

Insulation and windows shall comply with the following requirements:

Walls shall have a minimum of R-13.

Sloped ceilings shall have a minimum of R-38.

Ceilings or attics shall have a minimum of R-49.

Windows shall be double-glazed or better.

(i)

Bedrooms shall be designed as follows:

Doors shall be a minimum of 32 inches in width unless at least 50% of the bedroom doors in the dwelling are a minimum of 32 inches or have a minimum net clear opening width of 30 inches.

Exits: Two exit stairways from the third floor level are required.