Georgia Multifamily / Mixed-Use Plan Review: 81 Issues Found
An anonymized plan review in Georgia uncovered 81 issues across structural, architectural, MEP, and fire protection—including crawl space access and IBC compliance.
Enterprise & volume pricing
Key findings
Crawl Space Access Opening Size (500mm × 100mm) Violates Minimum 18" × 24" Requirement per IBC 1208.1
Structural
The footer section details F2 and F4 specify a crawl space access opening of 500mm × 100mm. Converting to imperial, this equals approximately 19.7" × 3.9". While the 500mm (19.7") dimension meets the 18-inch minimum, the 100mm (3.9") dimension is drastically below the required 24-inch (610 mm) minimum. IBC Section 1208.1 requires the crawl space access opening to be not less than 18 inches by 24 inches (457 mm by 610 mm). The specified 100mm dimension is only about 16% of the require
Inadequate Basement Ceiling Height
Architectural
The building section drawings designate a floor-to-floor height of only 4'-0" between the "FIRST FLOOR" (0'-0") and the space labeled "BASEMENT" (-4'-0"). Taking into account the "2x10 SOUTHERN PINE #2 FLOOR JOIST" assembly, the resulting ceiling height in the space labeled as a basement is less than 4 feet.
Impossible Fastening Detail: 16d Nails Specified for Steel Flitch Plate
Structural
Detail 2 specifies a 'DOUBLE HEADER W / 1/2" FLITCH PLATE' to be fastened using '16d NAILS'. A flitch plate is a solid steel member. It is physically impossible to drive 16d wood nails through a 1/2-inch thick steel plate, making this connection impossible to construct as drawn.
Insufficient Anchor Bolt Embedment Depth Violating 2018 IRC
Structural
The Foundation Anchorage Notes properly specify that per 2018 IRC Section R403.1.6, anchor bolts must be embedded at least 7 inches into concrete. However, the section details (Details F2 and F4) incorrectly depict and explicitly call out a minimum 4-inch embedment depth for the 1/2" anchor bolts fastening the sill plates to the foundation wall. The 4-inch detail violates the 7-inch code minimum.
Mechanical room door 272 width (1'-8") is below the 24-inch minimum required for dwelling unit appliance access
Mechanical
The door schedule on sheet A-3 lists door 272 serving the MECH room as 1'-8" (20 inches) wide. Section 306.2 of the 2018 IMC requires rooms containing appliances to have an unobstructed passageway not less than 36 inches wide. The dwelling unit exception reduces this to not less than 24 inches wide. At 20 inches, door 272 is 4 inches narrower than the 24-inch minimum allowed even under the dwelling unit exception, and 16 inches narrower than the general requirement.
Water Closet (Toilet) Branch Drain Undersized at 2" Diameter — Minimum 3" Required
Plumbing
The Sewer Plan (Plan 2) explicitly labels all bathroom fixture branches, including the toilet (water closet), as 2"Ø pipes. A standard water closet has an integral trap with a minimum 3" outlet. Connecting a 3" water closet outlet to a 2" branch drain constitutes a reduction in pipe size in the direction of flow, violating Section 704.2. Furthermore, Table 710.1(1) footnote 'a' requires a minimum 3-inch building drain serving a water closet, establishing that the drainage system serv
Crawl Space Access Opening Size (500mm × 100mm) Violates Minimum 407mm × 610mm Code Requirement
Architectural
The Footer Section detail explicitly specifies a crawl space access opening of 500mm × 100mm (approximately 19.7" × 3.9"). IRC Section R408.4 requires openings through a perimeter wall to be not less than 16 inches by 24 inches (407 mm by 610 mm), and access openings through the floor to be not smaller than 18 inches by 24 inches (457 mm by 610 mm). While the 500mm dimension satisfies the smaller of the two required dimensions, the 100mm (≈3.9") dimension is drastically smaller than the
Anchor bolt embedment of 4" in Details F2 and F4 violates IRC R403.1.6 minimum 7" requirement
Structural
Details F2 and F4 both specify sill plate anchor bolts as 'EMBEDDED MIN. 4" IN CONCRETE,' which directly contradicts the Foundation Anchorage Note on the same sheet. The note, citing 2018 IRC Section R403.1.6, requires anchor bolts to be 'EMBEDDED AT LEAST 7 INCHES (178 MM) INTO CONCRETE OR GROUTED MASONRY.' The 4-inch embedment is 3 inches less than the 7-inch code minimum. Notably, the F1 Footing Detail on the same sheet correctly specifies '7" MIN EMBED' for its post base anchor bolt, c
Water closet (toilet) drain branch shown as 2" diameter, which is prohibited by Table P3005.4.1
Plumbing
The Sewer Plan (Plan 2) explicitly shows the toilet (water closet) in the bathroom connected to the main sewer line with a 2"Ø branch pipe, the same size as the lavatory and shower branches. Per Table P3005.4.1 of the 2018 IRC, a 2-inch horizontal fixture branch has a footnote 'b' that states 'Water closets prohibited.' Water closets require a minimum 3-inch drain branch. The drawing clearly labels all three bathroom fixture branches (sink, toilet, and shower) at 2"Ø, which is a direct cod
Inadequate Basement Ceiling Height (4'-0" vs. 6'-8" minimum)
Architectural
The elevations for the building designate the level below the first floor as a "BASEMENT" and indicate a floor-to-floor height of only 4'-0" (First Floor at 0'-0" and Basement at -4'-0"). Because the floor framing will consume a portion of this space, the resulting ceiling height will be less than 4 feet. The building code mandates a minimum ceiling height of 6 feet 8 inches for any portion of a basement.
Issue categories
More example findings
Crawl Space Access Opening Size (500mm × 100mm) Violates Minimum 18" × 24" Requirement per IBC 1208.1StructuralCritical
Summary: The footer section details F2 and F4 specify a crawl space access opening of 500mm × 100mm. Converting to imperial, this equals approximately 19.7" × 3.9". While the 500mm (19.7") dimension meets the 18-inch minimum, the 100mm (3.9") dimension is drastically below the required 24-inch (610 mm) minimum. IBC Section 1208.1 requires the crawl space access opening to be not less than 18 inches by 24 inches (457 mm by 610 mm). The specified 100mm dimension is only about 16% of the require
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Inadequate Basement Ceiling HeightArchitecturalCritical
Summary: The building section drawings designate a floor-to-floor height of only 4'-0" between the "FIRST FLOOR" (0'-0") and the space labeled "BASEMENT" (-4'-0"). Taking into account the "2x10 SOUTHERN PINE #2 FLOOR JOIST" assembly, the resulting ceiling height in the space labeled as a basement is less than 4 feet.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Impossible Fastening Detail: 16d Nails Specified for Steel Flitch PlateStructuralCritical
Summary: Detail 2 specifies a 'DOUBLE HEADER W / 1/2" FLITCH PLATE' to be fastened using '16d NAILS'. A flitch plate is a solid steel member. It is physically impossible to drive 16d wood nails through a 1/2-inch thick steel plate, making this connection impossible to construct as drawn.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Insufficient Anchor Bolt Embedment Depth Violating 2018 IRCStructuralCritical
Summary: The Foundation Anchorage Notes properly specify that per 2018 IRC Section R403.1.6, anchor bolts must be embedded at least 7 inches into concrete. However, the section details (Details F2 and F4) incorrectly depict and explicitly call out a minimum 4-inch embedment depth for the 1/2" anchor bolts fastening the sill plates to the foundation wall. The 4-inch detail violates the 7-inch code minimum.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Mechanical room door 272 width (1'-8") is below the 24-inch minimum required for dwelling unit appliance accessMechanicalCritical
Summary: The door schedule on sheet A-3 lists door 272 serving the MECH room as 1'-8" (20 inches) wide. Section 306.2 of the 2018 IMC requires rooms containing appliances to have an unobstructed passageway not less than 36 inches wide. The dwelling unit exception reduces this to not less than 24 inches wide. At 20 inches, door 272 is 4 inches narrower than the 24-inch minimum allowed even under the dwelling unit exception, and 16 inches narrower than the general requirement.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Water Closet (Toilet) Branch Drain Undersized at 2" Diameter — Minimum 3" RequiredPlumbingCritical
Summary: The Sewer Plan (Plan 2) explicitly labels all bathroom fixture branches, including the toilet (water closet), as 2"Ø pipes. A standard water closet has an integral trap with a minimum 3" outlet. Connecting a 3" water closet outlet to a 2" branch drain constitutes a reduction in pipe size in the direction of flow, violating Section 704.2. Furthermore, Table 710.1(1) footnote 'a' requires a minimum 3-inch building drain serving a water closet, establishing that the drainage system serv
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Crawl Space Access Opening Size (500mm × 100mm) Violates Minimum 407mm × 610mm Code RequirementArchitecturalCritical
Summary: The Footer Section detail explicitly specifies a crawl space access opening of 500mm × 100mm (approximately 19.7" × 3.9"). IRC Section R408.4 requires openings through a perimeter wall to be not less than 16 inches by 24 inches (407 mm by 610 mm), and access openings through the floor to be not smaller than 18 inches by 24 inches (457 mm by 610 mm). While the 500mm dimension satisfies the smaller of the two required dimensions, the 100mm (≈3.9") dimension is drastically smaller than the
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Anchor bolt embedment of 4" in Details F2 and F4 violates IRC R403.1.6 minimum 7" requirementStructuralCritical
Summary: Details F2 and F4 both specify sill plate anchor bolts as 'EMBEDDED MIN. 4" IN CONCRETE,' which directly contradicts the Foundation Anchorage Note on the same sheet. The note, citing 2018 IRC Section R403.1.6, requires anchor bolts to be 'EMBEDDED AT LEAST 7 INCHES (178 MM) INTO CONCRETE OR GROUTED MASONRY.' The 4-inch embedment is 3 inches less than the 7-inch code minimum. Notably, the F1 Footing Detail on the same sheet correctly specifies '7" MIN EMBED' for its post base anchor bolt, c
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Water closet (toilet) drain branch shown as 2" diameter, which is prohibited by Table P3005.4.1PlumbingCritical
Summary: The Sewer Plan (Plan 2) explicitly shows the toilet (water closet) in the bathroom connected to the main sewer line with a 2"Ø branch pipe, the same size as the lavatory and shower branches. Per Table P3005.4.1 of the 2018 IRC, a 2-inch horizontal fixture branch has a footnote 'b' that states 'Water closets prohibited.' Water closets require a minimum 3-inch drain branch. The drawing clearly labels all three bathroom fixture branches (sink, toilet, and shower) at 2"Ø, which is a direct cod
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Inadequate Basement Ceiling Height (4'-0" vs. 6'-8" minimum)ArchitecturalCritical
Summary: The elevations for the building designate the level below the first floor as a "BASEMENT" and indicate a floor-to-floor height of only 4'-0" (First Floor at 0'-0" and Basement at -4'-0"). Because the floor framing will consume a portion of this space, the resulting ceiling height will be less than 4 feet. The building code mandates a minimum ceiling height of 6 feet 8 inches for any portion of a basement.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Missing Water-Resistive Barrier in Exterior Wall DetailArchitecturalCritical
Summary: Detail RO (TYP. EAVE SOFFIT DETAIL) specifies the exterior wall assembly components as 8" Hardi siding, 2x4 studs, R-13 batt insulation, and gypsum board. The detail depicts the siding applied directly over the stud cavity, entirely omitting the exterior sheathing and the mandatory water-resistive barrier layer.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Conflicting Exterior Wall Sheathing SpecificationsArchitecturalCritical
Summary: The structural wall bracing legend on sheet S-5 explicitly requires '3/8" WOOD STRUCTURAL PANEL' for 'CONTINUOUS WOOD STRUCTURAL PANEL SHEATHING' on exterior walls. However, the architectural FOOTER SECTION on sheet A-5 omits wood structural panel sheathing from the exterior wall assembly, listing only 'SIDING', '1/2" GYPSUM WALLBOARD', '2x4 OR 2x6 STUDS (SEE FLOOR PLAN)', and 'WATER RESISTANT BARRIER 30-LB FELT'.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Dimensional conflicts and skewed framing support between Foundation and Framing PlansStructuralCritical
Summary: The horizontal and vertical dimensions conflict between the Foundation Plan (S-1) and the Framing Plan (S-2). S-1 shows a parallel foundation layout with equal 9'-3" horizontal clear spans between the left and center footings at both the top and bottom. However, S-2 dimensions the corresponding left framing span as 11'-8" at the top and 11'-9" at the bottom, creating a skewed central framing support line. Additionally, the S-2 top right vertical framing dimension is 26'-2", while the
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Anchor bolt embedment depth conflict: 4" minimum on A-5 Footer Section vs 7" minimum per S-1 Foundation Anchorage NoteStructuralCritical
Summary: The Footer Section on sheet A-5 specifies anchor bolts with a minimum 4" embedment into concrete, while the Foundation Anchorage Note on sheet S-1 requires anchor bolts embedded at least 7 inches into concrete per 2018 IRC Section R403.1.6. These two specifications on different sheets directly contradict each other for the same sill plate anchorage condition.
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
Roof Structural System Conflict: S-3 Details Show Trusses While S-4 Shows Conventional Rafter Framing with Ridge BeamStructuralCritical
Summary: Details on sheet S-3 identify the roof structural system as trusses. The Ridge Vent Detail (R1) labels the structural support as 'ROOF TRUSS', and Section A-A explicitly references 'WOOD ROOF TRUSSES' with associated truss bracing requirements. However, the Roof Framing Plan on sheet S-4 depicts a conventional rafter system using '2×10 SOUTHERN PINE #2 RAFTERS @ 16" O.C.' supported by '(2) 1¾" × 14" LVL RIDGE BEAM' with '2 x 6 SOUTHERN PINE #2 @ 32 C.C COLLAR TIES'. A truss system and a
Why it matters: Addressing this issue before construction prevents costly rework and ensures code and coordination compliance.
Suggested next step: Review drawings and specifications to resolve this conflict before construction begins.
RFI draft: Please clarify this issue with the design team.
This is an anonymized example. Findings shown are excerpts for illustration. Actual project details have been modified to protect client confidentiality.
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