New Orleans Residential Renovation: 44 Issues Found

Summary: The electrical legend and RCP ceiling type legend specify "SMOKE & CO2 DETECTOR UNIT" and "SMOKE/CO2 DETECTOR" (Carbon Dioxide). Because the dwelling unit contains fuel-fired appliances (Gas Line, Tankless Water Heater), the building code strictly requires Carbon Monoxide (CO) alarms, not Carbon Dioxide (CO2) detectors.

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Summary: The title sheet classifies the building occupancy as "IBC: RESIDENTIAL (R-2)," but the project is clearly a single-family residence. The site plan labels the building as "EXISTING SINGLE FAMILY RESIDENCE," the project description states the scope is converting an existing garage into an additional bedroom and bath (going from 4 bedrooms/2 baths to 5 bedrooms/3 baths), and the applicable codes section lists "2021 IRC WITH NEW ORLEANS CODE ADOPTIONS," which governs one- and two-family dwellings. Under the IBC, a single-family dwelling is classified as R-3, not R-2. R-2 applies to buildings conta

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Summary: The plumbing riser diagram shows all new fixture drain connections at 2" diameter, including the new TOILET in the converted garage bathroom. IEBC Section 1009.1 requires that when an occupancy change results in different plumbing fixture requirements, the new occupancy shall comply with the International Plumbing Code (IPC). The IPC universally mandates a minimum 3" drain for water closets (toilets). A 2" drain line is fundamentally undersized for a toilet fixture and cannot physically accommodate the discharge of a water closet.

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Summary: The electrical legend on sheet A3.1 explicitly identifies the fire and life safety device as a "SMOKE & CO2 DETECTOR UNIT," and the RCP ceiling type legend labels the symbol as "SMOKE/CO2 DETECTOR." These devices are shown in the converted bedroom and connecting hallway on the reflected ceiling plan. However, Section 308.1 of the 2021 IEBC requires "carbon monoxide detection" for Group R occupancies undergoing alteration or change of occupancy. Carbon dioxide (CO2) is a chemically different substance from carbon monoxide (CO) and requires entirely different sensor technology. The drawing speci

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Summary: Drawing A3.0 specifies a standard 12-inch rough-in toilet (Water Closet). However, the plumbing riser diagram on Drawing A10.0 explicitly calls out a 2" waste line connection for this new toilet. A standard toilet requires a minimum 3" sanitary drain, making the 2" pipe physically incompatible and a violation of plumbing codes.

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Summary: The lighting fixture schedule identifies L1 as "8" RECESSED CAN LIGHT" (10 count) without any Type IC (insulation contact) designation. On the same sheet, Detail 2 shows ceiling assembly C-0.3 (wood joist framing with 1/2" gypsum board) where the recessed luminaires are installed, and roof assembly R-1.1 which includes spray foam insulation between the roof rafters directly above. Per NEC 410.116(B), thermal insulation shall not be installed above a recessed luminaire or within 3 inches of the luminaire's enclosure, wiring compartment, or power supply unless the luminaire is identified as Type

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Summary: The Zoning/Code Information on the title sheet explicitly states the occupancy type as 'IBC: RESIDENTIAL (R-2)'. However, the project is clearly an existing single-family residence undergoing a garage-to-bedroom/bath conversion, as stated in the Project Description: 'RENOVATIONS TO AN EXISTING STRUCTURE TO CONVERT THE EXISTING GARAGE INTO AN ADDITIONAL BEDROOM & BATH' with '(EXISTING: 4 BEDROOM & 2 BATH COUNT) (PROPOSED: 5 BEDROOM & 3 BATH COUNT)'. The site plan also labels the building as 'EXISTING SINGLE FAMILY RESIDENCE'. Under the IBC, Group R-2 applies to buildings containing three or mor

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Summary: The General Notes – Electrical System on the drawing state that "NOT LESS THAN 90 PERCENT OF THE PERMANENTLY INSTALLED LIGHTING FIXTURES SHALL CONTAIN ONLY HIGH-EFFICACY LAMPS." However, Section N1104.1 (R404.1) of the 2021 IRC requires that all permanently installed lighting fixtures (excluding kitchen appliance lighting) contain only high-efficacy lighting sources. This is a 100% requirement, not 90%. Because this project involves converting a garage to habitable space (bedroom and bathroom), Section N1113.1 (R505.1) mandates full compliance with the energy efficiency chapter, and Section N1

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Summary: The General Notes - Electrical System, Note 7 states: "PROVIDE SMOKE DETECTOR INSIDE ALL BEDROOMS (IF APPLICABLE) AND OUTSIDE DOOR IN HALLWAY." The 2021 IRC Section R314.3 unconditionally mandates smoke alarms "In each sleeping room" with no conditional qualifier. The note's "(IF APPLICABLE)" language directly contradicts this mandatory requirement. Since this project converts an existing garage into a bedroom, the new sleeping room must have a smoke alarm installed without any conditions. Furthermore, Section R314.2.2 requires that alterations requiring a permit shall equip the dwelling unit

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Summary: The wet floodproofing wall section detail on sheet A1.3 labels the wall covering below the +4' MIN FROM FINISH FLOOR transition line as "MOISTURE RESISTANT 5/8" GYPSUM BOARD OR OTHER WATER RESISTANT MATERIAL." Gypsum board, even moisture-resistant gypsum board, is not a flood-damage-resistant material; it absorbs water and requires full replacement (not cosmetic repair) after flooding. This directly conflicts with IRC Section R322.1.3, which requires that buildings in flood-prone areas "shall be constructed by methods and practices that minimize flood damage." Furthermore, Note 4 on the same d

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Summary: The window schedule specifies Window B1 (Transom Window, Mark J8) as an exterior fixed window with 'VINYL' listed under the Glazing column. 'VINYL' is a frame material designation, not a glazing type—indicating the glazing specification for B1 is incorrect or undefined. By comparison, Window A1 correctly lists 'IMPACT' in the same Glazing column. The project's General Note 6 explicitly requires wind-borne debris protection for all exterior glazing per 2021 IRC Section R301.2.1.2, stating glazed opening protection shall meet the large missile test of ASTM E 1996 and ASTM E 1886. Per IRC R609.6,

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Summary: Section R106.2 requires the site plan to explicitly show the distances from the lot lines to the existing structures and new construction. While the provided site plan displays the overall lot dimensions and property boundaries, it fails to include the required dimension lines showing the exact distances (setbacks) between the lot lines and the existing single-family residence.

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Summary: The electrical general notes explicitly instruct the contractor to provide a carbon monoxide (CO) detector in the kitchen and the garage, but omit the code-mandated location of outside each separate sleeping area in the immediate vicinity of the bedrooms (where only a smoke detector is called for). Additionally, instructing to provide a smoke detector "IN KITCHEN" conflicts with the code prohibition against installing smoke alarms within 6 to 20 feet of a permanently installed cooking appliance.

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Summary: Keynote N-01 specifies to "CONDITION ATTIC" and "PROVIDE BATT INSULATION AT ATTIC CEILING." It also defines the roof assembly as "NEW ARCHITECTURAL SHINGLE ROOF OVER WEATHER BARRIER AND SHEATHING." Batt insulation is air-permeable. According to IRC Section R806.5, when air-permeable insulation is used directly below the structural sheathing in an unvented/conditioned attic, rigid board or sheet insulation must be installed directly above the structural roof sheathing (Item 5.1.2), or air-impermeable insulation must be applied in direct contact with the underside of the sheathing (Item 5.1.3).

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Summary: Keynote N-01 specifies to "CONDITION ATTIC" while simultaneously directing to "PROVIDE BATT INSULATION AT ATTIC CEILING". According to IRC Section N1110.2, any unconditioned space altered to become a conditioned space must be brought into full compliance, meaning it must be enclosed within the building thermal envelope (Section N1102.1). Placing batt insulation at the attic ceiling (the floor of the attic) isolates the attic from the insulated envelope below it, leaving the newly conditioned attic uninsulated and outside the thermal envelope. This directly violates the thermal envelope provisi

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