Residential Horizontal Addition: 57 Issues Found

Summary: 38 index entries | 29 perfect matches | 8 mismatched | 1 missing Mismatched (8): A0.1: Expected: PROJECT NOTES & FAR DIAGRAMS | Actual: PROJECT NOTES & FAR DIAGRAM (p2) GB-1: Expected: MANDATORY CHECKLIST | Actual: 2025 RESIDENTIAL CHECKLIST - CALGREEN MANDATORY (p6) T24.2: Expected: TITLE 24 REPORT | Actual: ENERGY...

Why it matters:

Suggested next step:

RFI draft: 📄 A0.0 Schedule Text: DRAWING INDEX — page 1

Summary: Architectural Project Note 17 on sheet A0.1 states: 'A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY PENETRATION MORE THAN 30' WIDE MEASURED PERPENDICULAR TO THE SLOPE.' The note uses 30 feet (30') as the threshold. However, CBC Section 1503.5 requires a cricket or saddle on the ridge side of any chimney or penetration greater...

Why it matters: This error would lead contractors to omit crickets or saddles on roof penetrations between 30 inches and 30 feet wide, which includes virtually all chimneys, skylights, and mechanical curbs. Without the required cricket or saddle, water will pool on the ridge side of these penetrations, causing leaks, moisture damage to sheathing and framing,...

Suggested next step: RFI to Architect: Project Note 17 specifies a cricket/saddle threshold of 30 feet (30'). Per CBC Section 1503.5, the threshold is 30 inches (762 mm). Please revise the note to read '30 inches' to comply with the code requirement.

RFI draft: RFI to Architect: Project Note 17 specifies a cricket/saddle threshold of 30 feet (30'). Per CBC Section 1503.5, the threshold is 30 inches (762 mm). Please revise the note to read '30 inches' to comply with the code requirement.

Summary: The drawing's Cast-in-Place Concrete note 3A assigns Exposure Class S2 to all concrete in contact with site soil. The drawing's note 9 explicitly states that Exposure Class S2 concrete requires a water-cement ratio not exceeding 0.45 and f'c not less than 4500 PSI. However, the concrete strength schedule in note 2 specifies: Slab on Grade at...

Why it matters: This inconsistency will be flagged during plan check and will prevent permit issuance until resolved. If concrete is ordered at the specified 2500–3000 PSI strengths and placed in soil classified as S2 (severe sulfate exposure), the foundations will be vulnerable to sulfate attack and premature deterioration. Any concrete placed at the wrong...

Suggested next step: Request the structural engineer clarify the concrete compressive strength for all elements in contact with site soil. Per the drawing's own Exposure Class S2 assignment (note 3A) and the stated S2 requirements (note 9), the minimum f'c for wall footings, post/column footings, concrete grade beams, and slab-on-grade should be 4500 PSI, not the...

RFI draft: Request the structural engineer clarify the concrete compressive strength for all elements in contact with site soil. Per the drawing's own Exposure Class S2 assignment (note 3A) and the stated S2 requirements (note 9), the minimum f'c for wall footings, post/column footings, concrete grade...

Summary: The drawing specifies Site Class = D-DEFAULT and Ss = 1.92g, with SDS = 1.4g. Per CBC Section 1613.2.3, when Site Class D is selected as the default site class, the site coefficient Fa shall not be less than 1.2. Using the code equations: SMS = Fa × Ss ≥ 1.2 × 1.92 = 2.304g, and per Section 1613.2.4, SDS = 2/3 × SMS ≥ 2/3 × 2.304 = 1.536g. The...

Why it matters: An underestimated SDS directly reduces all seismic design forces including base shear, shear wall demands, hold-down forces, and diaphragm forces. In Seismic Design Category E with wood shear walls, this could result in under-designed lateral force-resisting elements, connections, and anchorage throughout the structure. This would likely be...

Suggested next step: Request that the structural engineer verify the SDS calculation using Fa not less than 1.2 as required by CBC Section 1613.2.3 for default Site Class D. With Ss = 1.92g, the minimum SDS should be 1.536g. If a site-specific geotechnical investigation confirms Site Class D (not default), the actual Fa from Table 1613.2.3(1) may be used. All...

RFI draft: Request that the structural engineer verify the SDS calculation using Fa not less than 1.2 as required by CBC Section 1613.2.3 for default Site Class D. With Ss = 1.92g, the minimum SDS should be 1.536g. If a site-specific geotechnical investigation confirms Site Class D (not default), the...

Summary: Details 3 and 6 both specify 2×6 exterior wall framing with R-15 cavity insulation for existing (E) walls. Section 150.0(c)2 mandates that 2×6 or greater framing shall have an overall assembly U-factor not exceeding U-0.071. Section 150.0(c)6 explicitly states that compliance for 2×6 assemblies may be demonstrated by installing wall insulation...

Why it matters: This insulation deficiency would be flagged during plan check or field inspection, resulting in a stop-work or correction notice. Closed-up walls with insufficient insulation would require removal and reinstallation of insulation and potentially interior or exterior finishes, causing significant construction delays and cost overruns. The energy...

Suggested next step: Request clarification from the design team: Are the existing (E) walls actually 2×4 framing rather than 2×6? If they are 2×6, the insulation must be increased to at minimum R-19 (per Section 150.2(a)1Ai for wall extensions in additions greater than 700 sq ft) or R-21 (per Section 150.2(a)1Aiii when existing siding is not removed, or per Section...

RFI draft: Request clarification from the design team: Are the existing (E) walls actually 2×4 framing rather than 2×6? If they are 2×6, the insulation must be increased to at minimum R-19 (per Section 150.2(a)1Ai for wall extensions in additions greater than 700 sq ft) or R-21 (per Section 150.2(a)1Aiii...

Summary: Architectural Project Note 17 states crickets or saddles are required for penetrations 'MORE THAN 30' WIDE,' using the foot symbol ('), which equals 360 inches. CRC Section R903.2.2 requires a cricket or saddle on the ridge side of any chimney or penetration more than 30 inches (762 mm) wide. The drawing note threshold is 12 times larger than...

Why it matters: This error would result in crickets/saddles not being installed for roof penetrations between 30 inches and 30 feet wide during construction. Without required crickets, water can pool on the ridge side of penetrations, leading to roof leaks and water damage. This would be flagged during inspection and require rework, causing construction delays...

Suggested next step: Revise Architectural Note 17 to correct the dimension from 30 feet (30') to 30 inches (30') to comply with CRC Section R903.2.2. The note should read: 'A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30' WIDE MEASURED PERPENDICULAR TO THE SLOPE.'

RFI draft: Revise Architectural Note 17 to correct the dimension from 30 feet (30') to 30 inches (30') to comply with CRC Section R903.2.2. The note should read: 'A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30' WIDE MEASURED PERPENDICULAR TO THE SLOPE.'

Summary: The First Floor Electrical Plan (Plan 1) explicitly shows a smoke detector symbol ('S') and CO detector symbol ('CO') only in HALL 106. No smoke alarm devices are shown in Bedroom 1 (105), Bedroom 2 (109), or Bedroom 3 (110). Section R314.3 item 1 requires smoke alarms 'In each sleeping room.' The plan depicts the placement of these life-safety...

Why it matters: Missing smoke alarms in sleeping rooms is a life-safety violation that will be flagged during plan check and field inspection. Failure to correct this prior to construction will likely result in a plan check correction notice and could delay permit issuance. If discovered during framing or final inspection, it would require additional wiring...

Suggested next step: Request the electrical designer confirm and add smoke alarm locations within each sleeping room (Bedroom 1 – Room 105, Bedroom 2 – Room 109, Bedroom 3 – Room 110) on the Electrical Plan in compliance with CRC Section R314.3, Item 1. Ensure all smoke alarms are interconnected as noted in Lighting Note 7.

RFI draft: Request the electrical designer confirm and add smoke alarm locations within each sleeping room (Bedroom 1 – Room 105, Bedroom 2 – Room 109, Bedroom 3 – Room 110) on the Electrical Plan in compliance with CRC Section R314.3, Item 1. Ensure all smoke alarms are interconnected as noted in Lighting...

Summary: The Spread Footing Schedule on the Foundation Plan specifies f'c = 3,000 psi for all spread footings (F1, F2, F3). Per the specification, concrete in contact with site soil shall be assigned to Exposure Class S2, and the water-cement ratio for Exposure Class S2 concrete shall not exceed 0.45 with f'c not less than 4,500 psi. Since spread...

Why it matters: Using 3,000 psi concrete in an S2 exposure environment can lead to sulfate attack and premature deterioration of the footings, undermining the long-term structural integrity of the foundation. This discrepancy could result in plan check rejection by the building department and would require either a revised concrete mix design or an amended...

Suggested next step: Request the Structural Engineer clarify the required concrete compressive strength for spread footings F1, F2, and F3. The Spread Footing Schedule indicates f'c = 3,000 psi, but the General Notes require concrete in contact with site soil to be Exposure Class S2 with f'c not less than 4,500 psi. Please confirm whether the footing schedule...

RFI draft: Request the Structural Engineer clarify the required concrete compressive strength for spread footings F1, F2, and F3. The Spread Footing Schedule indicates f'c = 3,000 psi, but the General Notes require concrete in contact with site soil to be Exposure Class S2 with f'c not less than 4,500 psi....

Summary: Multiple T-footing details on sheet S5.2 specify a minimum footing embedment of 20 inches. The Foundation general notes on sheet S0.1 require the bottom of footing to be at least 24 inches below the lowest adjacent finished grade. The 20' minimum embedment shown in the details is 4 inches less than the 24' minimum required by the specification,...

Why it matters: Insufficient footing depth can compromise the bearing capacity of the foundation, reduce resistance to frost heave and soil movement, and may not satisfy the geotechnical engineer's recommendations for the project. This discrepancy would likely be flagged during plan review and could result in a correction notice, delaying permits. If built as...

Suggested next step: Request clarification from the Structural Engineer on whether the footing embedment depth should be revised from 20' to 24' minimum to comply with the Foundation general note requiring the bottom of footing to be at least 24 inches below lowest adjacent finished grade, or whether the general note should be amended to reflect the 20' dimension...

RFI draft: Request clarification from the Structural Engineer on whether the footing embedment depth should be revised from 20' to 24' minimum to comply with the Foundation general note requiring the bottom of footing to be at least 24 inches below lowest adjacent finished grade, or whether the general...

Summary: The drawing’s “OPENING DETAIL AT SKYLIGHT WELL” calls for double joists (or TJI’s) at each side of the opening fastened with “2-1/2\' DIA. M.B. @ 24\' O.C. (STAGGERED).” The project specification instead requires double-joist built-up members to be laminated with 16d nails at 9' o.c. staggered, and only permits 1/2' diameter bolts at 24' o.c....

Why it matters: If constructed as drawn, the built-up double joists would not match the specified lamination requirements and could be improperly detailed/constructed, potentially affecting structural capacity and inspection/approval.

Suggested next step: Confirm the required lamination/fastening for the double joists (or TJI’s) at the skylight well opening: whether it should be 16d nails @ 9' o.c. staggered per spec for double joists, or (if bolts are intended) clarify the correct bolt diameter (spec indicates 1/2' diameter bolts only for three-or-more joist built-up members). Provide a...

RFI draft: Confirm the required lamination/fastening for the double joists (or TJI’s) at the skylight well opening: whether it should be 16d nails @ 9' o.c. staggered per spec for double joists, or (if bolts are intended) clarify the correct bolt diameter (spec indicates 1/2' diameter bolts only for...

Summary: The Proposed First Floor Plan explicitly labels emergency escape windows for Bedroom 1 (window tag 105, noted as 'EMERGENCY ESCAPE WIN. REPLACE (E)') and Bedroom 3 (window tag 107, noted as 'EMERGENCY ESCAPE WIN. REPLACE (E)'). However, Bedroom 2 (Room 109) has only window tag 106, which is labeled 'REPLACE (E) WIN.' without any emergency...

Why it matters: If door 102 does not open directly from Bedroom 2 into a yard or public way, then Bedroom 2 has no compliant EERSO, which is a life-safety violation that would be flagged during plan check. This could cause a permitting delay and potentially require redesign of the window opening to meet EERSO minimum net clear opening size (5.7 sq ft per...

Suggested next step: Clarify whether exterior door 102 opens directly from Bedroom 2 (Room 109) to satisfy Exception 4 of Section 1031.2, thereby exempting Bedroom 2 from requiring an emergency escape and rescue opening. If door 102 does not serve Bedroom 2 directly, revise the plan to designate window 106 as an emergency escape and rescue window meeting the size...

RFI draft: Clarify whether exterior door 102 opens directly from Bedroom 2 (Room 109) to satisfy Exception 4 of Section 1031.2, thereby exempting Bedroom 2 from requiring an emergency escape and rescue opening. If door 102 does not serve Bedroom 2 directly, revise the plan to designate window 106 as an...

Summary: Detail 6, titled 'TYP. STUCCO WALL ASSEMBLY,' calls out '(N) VERTICAL SIDING' and 'WATER RESISTANT BARRIER' — it contains no cement plaster, no wire lath, and no three-coat plaster specification. Section 2512.1 requires that plastering with cement plaster over wire fabric lath 'shall be not less than three coats.' The detail identified as the...

Why it matters: If plan sheets reference Detail 6 for stucco wall conditions (as the title indicates), the contractor will see siding specifications rather than the required three-coat cement plaster assembly. This mismatch would lead to incorrect exterior cladding installation, building inspection failures, and costly rework. Plan examiners would likely flag...

Suggested next step: Confirm whether Detail 3 and Detail 6 titles have been transposed. If so, revise Detail 3 title to 'TYP. STUCCO WALL ASSEMBLY' and Detail 6 title to 'TYP. SIDING WALL ASSEMBLY' to match their respective material callouts and ensure the stucco wall assembly complies with CBC Section 2512.1 three-coat cement plaster requirements over wire lath.

RFI draft: Confirm whether Detail 3 and Detail 6 titles have been transposed. If so, revise Detail 3 title to 'TYP. STUCCO WALL ASSEMBLY' and Detail 6 title to 'TYP. SIDING WALL ASSEMBLY' to match their respective material callouts and ensure the stucco wall assembly complies with CBC Section 2512.1...

Summary: Detail 2, TYP RAFTER EAVE DETAIL, explicitly shows a vertical dimension of '7' MIN' at the eave wall condition. Section 1208.2 of the 2022 California Building Code requires occupiable spaces, habitable spaces, and corridors to have a ceiling height of not less than 7 feet 6 inches (2286 mm) above the finished floor. The 7'-0' minimum shown in...

Why it matters: If constructed per this detail, habitable rooms at rafter eave locations would have a ceiling height that does not meet code. A building inspector would flag this noncompliance during framing or final inspection, requiring the contractor to raise the wall plate height or otherwise modify the roof/wall framing to achieve 7'-6' minimum at the...

Suggested next step: Request that the structural engineer verify and revise the minimum ceiling height dimension shown in Detail 2 (TYP RAFTER EAVE DETAIL). Per CBC Section 1208.2, occupiable and habitable spaces require a minimum ceiling height of 7'-6'. If the 7'-0' dimension is intended for rooms where a 7'-0' ceiling is permitted (bathrooms, kitchens, storage...

RFI draft: Request that the structural engineer verify and revise the minimum ceiling height dimension shown in Detail 2 (TYP RAFTER EAVE DETAIL). Per CBC Section 1208.2, occupiable and habitable spaces require a minimum ceiling height of 7'-6'. If the 7'-0' dimension is intended for rooms where a 7'-0'...

Summary: On sheet A9.0, both the WINDOW & SKYLIGHT NOTES (Note 11) and the DOOR NOTES (Note 8) require exterior windows and exterior glazed door assemblies to comply with an SFM standard, but the cited standard number shown in the notes is “SFM Standard 12-71-2.” CBC Section 708A.2.1 lists the applicable test standard for this compliance option as “SFM...

Why it matters: An incorrect SFM standard reference can result in specifying or testing products to the wrong standard and may trigger plan check comments and submittal/procurement delays for exterior windows, skylights, and exterior glazed door assemblies.

Suggested next step: Please revise the window/skylight and door notes to reference the correct standard name/number (“SFM Standard 12-7A-2”) as listed in CBC 708A.2.1/703A.7, and confirm the exterior fenestration compliance path to be used (tempered multipane vs. NFPA 257 rating vs. SFM 12-7A-2 test).

RFI draft: Please revise the window/skylight and door notes to reference the correct standard name/number (“SFM Standard 12-7A-2”) as listed in CBC 708A.2.1/703A.7, and confirm the exterior fenestration compliance path to be used (tempered multipane vs. NFPA 257 rating vs. SFM 12-7A-2 test).

Summary: The Window & Skylight Notes state a safety glazing trigger based on glazing being 'within 60\' of tub or shower bottom.' CBC Section 2406.4.5 defines the hazardous location (and thus where safety glazing is required) based on the bottom exposed edge of glazing being less than 60 inches measured vertically above a standing/walking surface, with...

Why it matters: If the contractor follows the note as written, required safety glazing at wet locations could be omitted, creating a life-safety noncompliance and likely triggering plan check comments, failed inspections, demolition/replacement of glazing, and schedule/cost impacts.

Suggested next step: Revise the wet-area glazing note to match CBC 2406.4.5 criteria (vertical measurement to bottom exposed edge, applicability to all panes in multiple glazing, and the horizontal-distance exception). Confirm which specific tub/shower-adjacent glazing on the project is required to be safety glazing per CBC 2406.4.5.

RFI draft: Revise the wet-area glazing note to match CBC 2406.4.5 criteria (vertical measurement to bottom exposed edge, applicability to all panes in multiple glazing, and the horizontal-distance exception). Confirm which specific tub/shower-adjacent glazing on the project is required to be safety glazing...