Multifamily Residential: 363 Issues Including Critical Life Safety &

Missing Illumination in Exit Stairways

Code Reference: 2024 IBC Section 1008.2.1

The Lighting Plan depicts exit enclosures 'STAIRS #1' and 'STAIRS #2' but fails to show any lighting fixtures, tags, or illumination symbols within these stairwells. While units and corridors have explicit lighting tags, the stair enclosures are devoid of required lighting.

Failure to Connect CO Detectors to Fire Alarm System

Code Reference: 2024 IBC Section 915.3.2

The electrical drawings indicate the presence of a building Fire Alarm System (Panel HP, Circuit 9 feeds 'FACP'). IBC Section 915.3.2 mandates that in new buildings required to have a fire alarm system, all required carbon monoxide detection must be connected to that system. However, the Panel Schedules specify 120V single/multiple station CO alarms on standard branch circuits with local interconnection only, with no evidence of connection to the FACP.

Incorrect Minimum Illumination for Stairways - 1 fc vs Required 10 fc

Code Reference: 2024 IBC Section 1008.2.1

The drawing's General Lighting Note 1 instructs the contractor to ensure a minimum of 1 footcandle along the path of egress. While this meets the general means of egress requirement, it contradicts the specific code requirement for stairways, which must have a minimum of 10 footcandles.

Incorrect Door Swing for Electrical Room with 800A Equipment

Code Reference: 2024 IBC Section 2701.1, NFPA 70 (NEC) 110.26(C)(3)

The Enlarged Electrical Service Plan depicts the access doors to the main electrical room swinging inward (into the room). However, Reference Note 8 explicitly states that 'OUT SWINGING DOOR(S) EQUIPPED WITH PANIC HARDWARE ARE REQUIRED FOR ACCESS DOORS FOR ELECTRICAL ROOMS CONTAINING ELECTRICAL EQUIPMENT RATED 800 AMPERES OR MORE.' The equipment in the room is labeled as an '800A MAIN BREAKER'.

Non-Compliant Egress Illumination Level Specification - Average vs Minimum

Code Reference: 2025 California Building Code

The Luminaire Schedule for Type EE specifies an 'average' of one footcandle for egress lighting. The code requires a strict 'minimum' (not less than) of 1 footcandle at the walking surface. Specifying an average allows for portions of the egress path to fall below the mandatory 1 footcandle minimum.

Incorrect Power Supply to Fire Alarm Initiating Devices

Code Reference: 2025 California Building Code

Panel HP Circuit 11 schedules a 120V, 20A branch circuit specifically for 'TAMPER AND FLOW SWITCHES'. Tamper and flow switches are fire alarm initiating devices (typically dry contacts) that are monitored by the Fire Alarm Control Panel (FACP) via low-voltage signaling circuits (SLC or IDC). They are not 120V power loads.

Title 24 Compliance Forms Reference 2019 Energy Standards Instead of Required 2022 CENC Standards

The NRCC-LTI-E Certificate of Compliance form references 'CA Building Energy Efficiency Standards - 2019 Nonresidential Compliance' and uses the November 2019 form version. However, the project specification explicitly requires compliance with 2022 California Energy Code (CENC).

CO Detector Requirement in Bedrooms Contradicts California Building Code

Code Reference: 2025 California Building Code Section 915.2.1

Drawing Key Note 8 explicitly states 'CO DETECTOR NOT REQUIRED IN BEDROOMS.' This directly contradicts CBC Section 915.2.1, which requires carbon monoxide detection to be installed within bedrooms when a CO source is located within the bedroom or its attached bathroom.

Structurally Unsafe Lag Bolt Size Specified in Detail 1

Code Reference: 2025 California Building Code

Detail 1 specifies the use of 1-1/2" diameter lag bolts to anchor the mechanical unit platform into a '3x CONT. RIM' (which has an actual net thickness of 2-1/2"). A 1-1/2" diameter fastener requires significant edge distance (typically 1.5D or 2.25") which exceeds the available material on the 2-1/2" wide face of the rim joist.

Manual Switching of Required Means of Egress Illumination in Stairways

Code Reference: 2025 California Building Code

The lighting plan indicates that the lighting fixtures within the common exit stairways (Stairs #1 and Stairs #2) are controlled by manual wall switches (indicated by switch leg arcs connecting the fixtures to wall switch symbols).

Insufficient Reinforcement Lap Splice Length - 30 Bar Diameters vs Required 48-60

Code Reference: 2025 California Building Code Section 1901.2, ACI 318

The drawing specifies a lap splice length of '30 Ø' (30 bar diameters) for wall and footing reinforcement. This contradicts the requirements of CBC 1901.2, which adopts ACI 318. Under ACI 318, the required development length (Ld) and Class B lap splice (1.3 Ld) for standard Grade 60 reinforcement in tension significantly exceeds 30 diameters. For example, a Class B lap for a #5 or #6 bar typically requires 48 to 60+ diameters depending on concrete strength.

Corridor Wall Assembly Fails Minimum Sound Transmission Class (STC) Requirement

Code Reference: 2025 California Building Code Section 1206.2

California Building Code Section 1206.2 requires walls separating dwelling units from public areas (such as corridors) to have a Sound Transmission Class (STC) of not less than 50. Drawing Note 9 states that 'ALL CORRIDORS IN BUILDING ARE 1 HOUR CORRIDORS PER UL 305'. The Wall Schedule defines Wall Type W3 as the UL 305 assembly: '2x6 STUDS @ 16" O.C., 5/8" TYPE 'X' GYP EA. SIDE TYP.' This specified assembly typically achieves an STC rating of approximately 35-39, not meeting the minimum STC 50 requirement.

Insufficient Wall Thickness for Storm Drain Risers and Fire Rating Compliance

Code Reference: 2024 International Building Code

The plan indicates '3"SD & OD' (3-inch Storm Drain and Overflow Drain) risers running 'UP AND DOWN' through the floor assembly at Grid locations. These risers are located within dwelling unit separation walls drawn as standard interior partitions (likely 3.5" or 4" stud depth). Two 3-inch nominal pipes (approx. 3.5" OD each) cannot be installed within a standard stud wall cavity without physically displacing the studs and wall membrane.

Excluded Exterior Wall Area from Energy Compliance

Code Reference: 2024 International Building Code

The energy compliance report (Table G3) classifies 'R-19 Wall9' (4,400 sq ft) as an 'InteriorWall', yet the assembly description includes 'Stucco - 7/8 in.' and 'Vapor permeable felt', which are exterior weather-protection materials. Furthermore, the 'Envelope General Information' (Table G1) lists the Total Opaque Surface Area as 13,790 sq ft, which exactly matches the area of the 'R-21 Wall13' (ExteriorWall) alone. This confirms that the 4,400 sq ft of 'R-19 Wall9' has been excluded from the building thermal envelope calculations.

Use of Obsolete Energy Code Standard (2019 vs 2025)

Code Reference: 2024 International Building Code

The energy compliance documentation (Form NRCC-LTI-E) explicitly certifies compliance with the '2019 Nonresidential Compliance' standards (California Title 24). However, the project documentation is dated June 16, 2025. Projects submitted in 2025 must comply with the energy code edition in effect at the time (typically the 2022 or 2025 standards).

Invalid Certification: Signature Predates Document by 4 Years

Code Reference: 2024 International Building Code

The Certificate of Compliance (NRCC-ELC-E) is dated '6/17/2025' in the 'Date Prepared' and 'Date Signed' fields, but the Responsible Designer's digital signature timestamp is '2021.05.16'. It is logically impossible to sign a document four years before it is prepared.

Physically Impossible Fastener Sizes Specified

Code Reference: 2024 International Building Code

The drawing specifies '1-1/2" φ' (1.5 inch diameter) fasteners in light-frame wood connections where such sizes are physically impossible to install. Detail 1 specifies '1-1/2" φ LAG BOLTS' into '4 x 4 BLKG' (3.5" actual width). A 1.5" diameter fastener requires edge distances and spacing (per NDS) that exceed the dimensions of a 4x4 member.

Stair Enclosure Walls Designated as Not Rated

Code Reference: 2024 International Building Code

The plan indicates that the walls separating 'STAIR 1' from the 'BOILER' room and 'UNIT B' are constructed of 6" CIP Concrete (indicated by the diagonal hatch pattern). However, the Wall Schedule designates this wall type (C1) as having a rating of 'NR' (Not Rated). Stairways connecting stories constitute shaft enclosures, which must have a fire-resistance rating.

Means of Egress Illumination Control Violation

Code Reference: 2025 California Building Code

The Outdoor Lighting Compliance Form (Table H) explicitly specifies 'Motion Sensor' and 'Auto-Schedule' controls for 'CORRIDOR' and 'BALCONIES'. CBC Section 1008.2 mandates that the means of egress be 'illuminated at all times that the room or space is occupied'.

Invalid Wall Assembly Composition (W7)

Code Reference: 2025 California Building Code

The Wall Schedule specifies Wall Type W7 as a 2-hour rated assembly based on Fire Test 'U371' (UL Design U371). The description lists '1 LAYER 5/8" TYPE 'X' GYP' on the exterior (over plywood). UL Design U371 requires two layers of 5/8-inch Type X gypsum board on *both* faces (interior and exterior) to achieve the 2-hour rating.