Building Code

Commentary

BUILDING & SAFETY

 Washoe County
Department of
Building & Safety
1001 E. Ninth St., Bldg. A
Post Office Box 11130
Reno, NV 89520-0027
Tel: 775-328-2020
Fax: 775-328-6132

Building Code
Commentary

SECOND PRINTING, MARCH 1999

Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY Page ii
 Contents
Page
Introduction .......................................................................................................... 1
Uniform Building Code
U.B.C. Section 104, Existing Structures............................................... U.B.C. 1
Subject .................................................................................... U.B.C. 1
Background ............................................................................. U.B.C. 1
U.B.C. Section 104.2.7, Additions, Alterations, or Repairs to
Non-conforming R-1 and R-3 Occupancies ........................................ U.B.C. 3
Subject .................................................................................... U.B.C. 3
Background ............................................................................. U.B.C. 4
U.B.C. Section 104.2.8, Alternate Materials, Alternate Design and
Methods of Construction (Straw Bales) ............................................... U.B.C. 5
Subject .................................................................................... U.B.C. 5
Background ............................................................................. U.B.C. 5
U.B.C. Section 104.2.8, Rammed Earth Buildings - Minimum
Requirements ..................................................................................... U.B.C. 7
Subject .................................................................................... U.B.C. 7
Background ............................................................................. U.B.C. 8
U.B.C. Section 106.3.2, Grading Permit (Incline) ................................ U.B.C. 9
Subject .................................................................................... U.B.C. 9
U.B.C. Section 106.3.2 and 107.1, Submittal Documents - Master Plans U.B.C.
Subject .................................................................................... U.B.C. 12
Background ............................................................................. U.B.C. 13
U.B.C. Section [Link], Architects Exemption from N.R.S. 625,
Professional Engineering Practice ...................................................... U.B.C. 15
Subject .................................................................................... U.B.C. 15
Background ............................................................................. U.B.C. 15
U.B.C. Section 106.4.1, Foundation Only Permits .............................. U.B.C. 17
Subject .................................................................................... U.B.C. 17
Background ............................................................................. U.B.C. 18
U.B.C. Section 107, Mobile Home Foundation Fees ........................... U.B.C. 19
Subject .................................................................................... U.B.C. 19
Background ............................................................................. U.B.C. 19
U.B.C. Section 107.1.1 and W.C.C. 100.070, Valuation Determination U.B.C. 2
Subject .................................................................................... U.B.C. 25
Background ............................................................................. U.B.C. 26

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 U.B.C. Section 108, Inspections/N.R.S. 489 Mobile Home Conversions U.B.C. 27
Subject ..................................................................................... U.B.C. 27
Background ............................................................................. U.B.C. 27
U.B.C. Section 108.1, Family Home Child Care Facility Inspection ..... U.B.C. 29
Subject ..................................................................................... U.B.C. 29
Background ............................................................................. U.B.C. 29
U.B.C. Section 108.5, Temporary Heating Inspection ......................... U.B.C. 31
Subject ..................................................................................... U.B.C. 31
Background ............................................................................. U.B.C. 31
U.B.C. Section 108.5.2, Foundation Inspection ................................... U.B.C. 33
Subject ..................................................................................... U.B.C. 33
Background ............................................................................. U.B.C. 33
U.B.C. Section 108.5.4, Finish Siding Requirements for Rough
Framing Inspection .............................................................................. U.B.C. 35
Subject ..................................................................................... U.B.C. 35
Background ............................................................................. U.B.C. 35
U.B.C. Section 108.5.4, Framing Inspection: Roofing Required
Before Insulation ................................................................................. U.B.C. 37
Subject ..................................................................................... U.B.C. 37
Background ............................................................................. U.B.C. 37
U.B.C. Section 108.5.5, Stucco/Exterior Lath Inspection ..................... U.B.C. 39
Subject ..................................................................................... U.B.C. 39
Background ............................................................................. U.B.C. 39
Attachment 1, Installation Card ................................................ U.B.C. 40

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 Page
U.B.C. Section 108.5.6, Final Inspection (Wood Stoves and
Decorative Appliances) ....................................................................... U.B.C. 41
Subject .................................................................................... U.B.C. 41
Background ............................................................................. U.B.C. 41
U.B.C. Section 109, Certificate of Occupancy ..................................... U.B.C. 43
Subject .................................................................................... U.B.C. 43
Background ............................................................................. U.B.C. 43
U.B.C. Section 302.4 (exception 3), Occupancy Separation
Between Single Family Dwelling and Attached Garage ....................... U.B.C. 45
Subject .................................................................................... U.B.C. 45
Background ............................................................................. U.B.C. 45
U.B.C. Section 310.5, Habitable Room Designation ........................... U.B.C. 47
Subject .................................................................................... U.B.C. 47
Background ............................................................................. U.B.C. 47
U.B.C. Section 1105.2.2, Accessibility, Sales Office ........................... U.B.C. 49
Subject .................................................................................... U.B.C. 49
Background ............................................................................. U.B.C. 49
U.B.C. Section 1505, Attic Access ...................................................... U.B.C. 51
Subject .................................................................................... U.B.C. 51
Background ............................................................................. U.B.C. 51
U.B.C. Section 1505 and 2317.3, Attic and Crawl Space Access ........ U.B.C. 53
Subject .................................................................................... U.B.C. 53
Background ............................................................................. U.B.C. 53
U.B.C. Section 1508 and 1509, Ice Dams ........................................... U.B.C. 55
Subject .................................................................................... U.B.C. 55
Background ............................................................................. U.B.C. 55
U.B.C. Section 1617 and W.C.C. 100.290, Exposure - Alternate
Design Exposure Requirement ........................................................... U.B.C. 57
Subject .................................................................................... U.B.C. 57
Background ............................................................................. U.B.C. 57
U.B.C. Section 1701.7 and 2311.6, Approved Fabricators and Manufactured
Trusses ............................................................................................... U.B.C. 59
Subject .................................................................................... U.B.C. 59
Attachment 1, Truss Submittal Certification Letter.................... U.B.C. 63
Attachment 2, Truss Change Certification Letter ...................... U.B.C. 64

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 Page
U.B.C. Section 1701.7, Metal Building Engineering Requirements ...... U.B.C. 65
Subject ..................................................................................... U.B.C. 65
Background ............................................................................. U.B.C. 65
U.B.C. Section 1804, Engineering Certification ................................... U.B.C. 67
Subject ..................................................................................... U.B.C. 67
Background ............................................................................. U.B.C. 68
Attachment 1, Final Grading Agreement .................................. U.B.C. 69
Attachment 2, Certification Letter for Evaluation, Grading,
Drainage and Erosion Control .................................................. U.B.C. 70
Attachment 3, Certification Letter Building Setback ................. U.B.C. 71
U.B.C. Section 1907.7.3.1, Minimum Footing Depth ........................... U.B.C. 73
Subject ..................................................................................... U.B.C. 73
Background ............................................................................. U.B.C. 73
U.B.C. Section 2316, Wood Combined with Masonry or Concrete ...... U.B.C. 75
Subject ..................................................................................... U.B.C. 75
Background ............................................................................. U.B.C. 75
U.B.C. Section 2317.4, Approved Material for Foundation Sills ........... U.B.C. 77
Subject ..................................................................................... U.B.C. 77
Background ............................................................................. U.B.C. 77
U.B.C. Section 2326.11.6, Headers ..................................................... U.B.C. 79
Subject ..................................................................................... U.B.C. 79
Background ............................................................................. U.B.C. 79
U.B.C. Section 2326.12.3, Framing (Roof Bracing) ............................. U.B.C. 81
Subject ..................................................................................... U.B.C. 81
Background ............................................................................. U.B.C. 81
U.B.C. Section 2326.12.9, Roof Sheathing .......................................... U.B.C. 83
Subject ..................................................................................... U.B.C. 83
Background ............................................................................. U.B.C. 83
U.B.C. Section 2504, Horizontal Assemblies - Suspended Ceilings .... U.B.C. 85
Subject ..................................................................................... U.B.C. 85
Background ............................................................................. U.B.C. 85
U.B.C. Section 2511, Gypsum Wallboard ............................................ U.B.C. 87
Subject ..................................................................................... U.B.C. 87
Background ............................................................................. U.B.C. 87

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 Page
U.B.C. Section 3103, Temporary Structures ....................................... U.B.C. 89
Subject .................................................................................... U.B.C. 89
Background ............................................................................. U.B.C. 89
U.B.C. Section 3206, Awnings - When Lateral Engineering Is Required U.B.C.
Subject .................................................................................... U.B.C. 91
Background ............................................................................. U.B.C. 91
U.B.C. Section 3303.9, Demolition - Renovation and/or Demolition
Activities that Require Asbestos Assessments from the District
Health Department .............................................................................. U.B.C. 93
Subject .................................................................................... U.B.C. 93
Background ............................................................................. U.B.C. 93
U.B.C. Section 3309.4, Excavation and Grading ................................. U.B.C. 95
Subject .................................................................................... U.B.C. 95
Background ............................................................................. U.B.C. 95
U.B.C. Section 3401, Glazing Requirements for Existing Buildings .... U.B.C. 97
Subject .................................................................................... U.B.C. 97
Background ............................................................................. U.B.C. 97
U.B.C. Section 3401, Inspection of Existing Structures ....................... U.B.C. 99
Subject .................................................................................... U.B.C. 99
Background ............................................................................. U.B.C. 99
U.B.C. Table 16C, Minimum Roof Live Loads: Protection of Entrance
Ways .................................................................................................. U.B.C. 101
Subject .................................................................................... U.B.C. 101
Background ............................................................................. U.B.C. 101
U.B.C. Appendix 4, Division 1- Barriers for Swimming Pools, Spas,
Hot Tubs & Hydro-Massage Tubs ....................................................... U.B.C. 103
Subject .................................................................................... U.B.C. 103
Background ............................................................................. U.B.C. 103
U.B.C. Appendix 1302, Electric Resistant Heat ................................... U.B.C. 105
Subject .................................................................................... U.B.C. 105
Background ............................................................................. U.B.C. 105
U.B.C. Appendix Chapter 23 (2365.1) Conventional Light Framing
Construction in High Wind Areas ........................................................ U.B.C. 107
Subject .................................................................................... U.B.C. 107
Background ............................................................................. U.B.C. 108

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 Page
Uniform Plumbing Code
U.P.C. Section 103.5, Sewer Inspection Procedures ........................... U.P.C. 1
Subject ..................................................................................... U.P.C. 1
Background ............................................................................. U.P.C. 1
U.P.C. Section 103.5.3, Testing of All Supply and Waste Piping
(Enforce Code Requirements) ............................................................. U.P.C. 3
Subject ..................................................................................... U.P.C. 3
Background ............................................................................. U.P.C. 3
U.P.C. Section 305.0, Job Site Toilet Facilities .................................... U.P.C. 5
Subject ..................................................................................... U.P.C. 5
Background ............................................................................. U.P.C. 5
U.P.C. Section 411.0, Plumbing Fixtures Required ............................. U.P.C. 7
Subject ..................................................................................... U.P.C. 7
Background ............................................................................. U.P.C. 7
U.P.C. Section 411.0 and W.C.C. 100.485, Restroom Requirements
for Restaurants, Small Businesses ...................................................... U.P.C. 9
Subject ..................................................................................... U.P.C. 9
Background ............................................................................. U.P.C. 9
U.P.C. Section 602.0 and N.A.C. 445A.333, Stop and Waste Water
Valves and Frostless Water Yard Hydrants Installation ....................... U.P.C. 11
Subject ..................................................................................... U.P.C. 11
Background ............................................................................. U.P.C. 11
U.P.C. Section 603.0, Cross Connection Control in Dental Offices ..... U.P.C. 13
Subject ..................................................................................... U.P.C. 13
Background ............................................................................. U.P.C. 13
U.P.C. Section 603.3.7, Hose Bibbs .................................................... U.P.C. 15
Subject ..................................................................................... U.P.C. 15
Background ............................................................................. U.P.C. 15
U.P.C. Section 604.1, Plastic Water Service Piping ............................ U.P.C. 17
Subject ..................................................................................... U.P.C. 17
Background ............................................................................. U.P.C. 17
U.P.C. Section 605.3, Valves for Residential Water Supply Shutoff
Located in Crawl Space ....................................................................... U.P.C. 19
Subject ..................................................................................... U.P.C. 19
Background ............................................................................. U.P.C. 19

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 Page
U.P.C. Section 1202.4, Gas Change-Over from LPG to Natural Gas .. U.P.C. 21
Subject .................................................................................... U.P.C. 21
Background ............................................................................. U.P.C. 21
U.P.C. Section 1204.3.2, Damaged Gas Meters ................................. U.P.C. 23
Subject .................................................................................... U.P.C. 23
Background ............................................................................. U.P.C. 23
U.P.C. Section 1211.0, LP and Natural Gas Shutoff Valves ............... U.P.C. 25
Subject .................................................................................... U.P.C. 25
Background ............................................................................. U.P.C. 25
U.P.C. Section 1211.13, Gas Shutoff Valves ...................................... U.P.C. 27
Subject .................................................................................... U.P.C. 27
Background ............................................................................. U.P.C. 27
U.P.C. Section 1212, Sediment Trap/Drip Leg Installed in Gas Piping U.P.C. 29
Subject .................................................................................... U.P.C. 29
Background ............................................................................. U.P.C. 29
U.P.C. Section 1217.0, Required Gas Piping Size .............................. U.P.C. 31
Subject .................................................................................... U.P.C. 31
Background ............................................................................. U.P.C. 31
Uniform Mechanical Code
U.M.C. Section 308.1, Physical Barrier for Protection of Heating
Equipment and Water Heaters Subject to Damage by Vehicles in
Residential Applications ...................................................................... U.M.C. 1
Subject .................................................................................... U.M.C. 1
Background ............................................................................. U.M.C. 1
U.M.C. Section 308.2, Appliances Installed in a Garage ..................... U.M.C. 3
Subject .................................................................................... U.M.C. 3
Background ............................................................................. U.M.C. 3
U.M.C. Section 504.3.2, Length Limitation - Domestic Dryer Vent ...... U.M.C. 5
Subject .................................................................................... U.M.C. 5
Background ............................................................................. U.M.C. 5
National Electrical Code
N.E.C. Section 250-83-c, Ground Rod on Pedestals ........................... N.E.C. 1
Subject .................................................................................... N.E.C. 1
Background ............................................................................. N.E.C. 1

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 Page
Nevada Administrative Code
N.A.C. Chapter 489, Manufactured Home Add-A-Room ...................... N.A.C. 1
Subject ..................................................................................... N.A.C. 1
Background ............................................................................. N.A.C. 1
N.A.C. Chapter 489, Manufactured Home Inspections ........................ N.A.C. 3
Subject ..................................................................................... N.A.C. 3
Background ............................................................................. N.A.C. 3
N.A.C. Chapter 489.435, Mobile Home Electrical Systems .................. N.A.C. 5
Subject ..................................................................................... N.A.C. 5
Background ............................................................................. N.A.C. 5
Washoe County Code
W.C.C. 100.800, Addressing ............................................................... W.C.C. 1
Subject ..................................................................................... W.C.C. 1
Background ............................................................................. W.C.C. 1

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Introduction
Over the years, the Washoe County Department of Building & Safety has often heard
the following questions: “what is the intent of this code section” or “what is the
background behind these provisions” or “why do I get a different answer from every one
I ask”. The Building Code Commentary is the accumulation of this experience in written
form.
The purpose of this document is to provide the contractor and design professional with
the intent of the code and a background of how the County and the industry developed
the requirements. Like the Uniform Building Code, this commentary is a living document
subject to changes and refinement. This version reflects questions addressed during
the adoption of the 1997 Uniform Building Code. On a quarterly schedule, the staff and
industry will meet to review new items that have been submitted to the County Building
Official. The industry relations committee, supervisors staff and the County Building
Official must approve all additions and changes to the commentary. Also, during the
adoption of future codes, the staff will review this document to include items that may
have a code context or nature.
This commentary is designed for the purpose of providing guidelines unique to the
Washoe County Department of Building & Safety operations. The purpose of the
department is to provide a professional degree of customer service and enforce the
Washoe County Codes. This manual is not intended to override any individual rights,
but will be used to help resolve issues that arise every day.

For quick access, the manual has been placed on the “P” drive under
P:\BLDGSFTY\POLICY\[Link]. The document is in a “display only” mode and
cannot be changed without department authorization. A paper copy will be made
available to each supervisor for their use or distribution to staff. This document is
archived on the Internet and can be accessed through [Link].
The entire department and the industry produced this document as a team effort. A
special thanks goes to the following building industry constituents for their input and
help.

Structural Engineers Association

American Institute of Architects of Northern Nevada
Associated General Contractors
Builders Association of Northern Nevada
Tahoe-Truckee Engineers Association

Jess Traver, P.E., County Building Official

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY Introduction Page 1
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY Introduction Page 2
U.B.C. Section 104
Existing Structures
Subject
Under Section 104 of the Uniform Building Code, buildings in existence at the time of
the adoption of the new code may have their existing use or occupancy continued if it
was legal at the time of the final inspection. If such use is dangerous to life, the Building
Official may require the owner to bring the use up to current code.
Under Section 105 of the Uniform Building Code, buildings that are altered through
repairs or additions must conform to the current code.
Under Section 107 of the Uniform Building Code, all buildings and parts shall be
maintained in a safe and sanitary condition. All safeguards that were required by the
code under which the building was constructed shall be maintained in conformance with
that code.
Background
The purpose of the International Conference of Building Officials is to publish new codes
every 3 years which reflect new knowledge gained from the industry and to provide the
code agencies with a document that can be applied to new construction. If International
Conference of Building Officials and the industry feel that a life safety problem exists in
an older code provision, they will flag the problems with an emergency order or provide
a special section in the code which is applied to the community as a whole. An example
of an emergency order is the problem found with steel frame moment connections in
1991. The order, which contained specific design concerns about the use of such a
connection, was sent throughout the nation alerting building owners that this
construction has safety issues. An example of a specific code revision that is applied to
all existing buildings, would be the requirement in 1988 which required smoke detectors
to be installed in all construction with a permit valuation of $1000.
The Incline office encountered a recent problem where an owner had removed a metal
railing to have it painted. The inspector noticed the property owner that a permit was
required and, before the railing was reinstalled, it would need to be altered to meet the
new code provisions for rail spacing. It is the direction of this office that since the railing
had not been altered in any way and had met the old code the home had been
inspected to, that this maintenance function would not invoke the requirements under
Section 105 of the Uniform Building Code.
The International Conference of Building Officials has not indicated that railing spacing
should be changed on all existing buildings throughout the nation. If the railing had
been reconstructed, altered, added to, or changed in any manner, then it would be
required to meet current code. When looking at an existing railing, it is important to
determine if the railing is safe and whether it met the code to which it was originally
inspected. Under the conditions of the Incline problem, if the railing is not safe and does
not meet any code requirements, old or new, then, it is the responsibility of the inspector
to notice the owner to make it safe.

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BUILDING CODE COMMENTARY U.B.C. Page 1
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 2
U.B.C. Section 104.2.7
Additions, Alterations, or Repairs to
Non-conforming R-1 and R-3
Occupancies
Subject
The following information is to provide clarification of Uniform Building Code Section 104
for changes made in connection with non-conforming buildings. The Uniform Code for
the Conservation of Buildings may be used as a guide for the remodels and additions to
existing buildings when strict compliance with the currently adopted edition of the
Uniform Building Code is not possible.
1. Remodels that remain within the existing periphery walls of a unit, with no
increase in floor area, shall be required to install the minimum level of smoke
detection as required by the Uniform Building Code. Building permits will be
required unless WCC Ordinance 100.050 Section 106.2 exempts the scope of
work. Except for single family dwellings, a licensed contractor shall be required
to obtain the building permit. Projects for duplexes or multi-unit buildings (R-1
Occupancies) shall have plans prepared by a licensed architect, engineer, or
contractor of record. All new work shall meet current adopted codes. Any
existing condition determined to be hazardous by the Building Official or his
agent will require correction.

The North Lake Tahoe Fire Protection District will require battery operated smoke
detectors to have lithium batteries.

2. If the work involves alteration of the periphery walls, unit separations, roofs
and/or ceilings, stairways, and exit ways, in addition to the requirements in
Section 1 above, the owner shall provide the proper exiting. Exiting shall be
designed under the provisions of the currently adopted Uniform Building Code.
Examples of expansion of non-conformance could involve such work as
installation of a window in a required fire rated floor/ceiling assembly. Projects
for duplexes or multi-unit buildings (R-1 Occupancies) in this paragraph shall
have plans and specifications prepared by a licensed Nevada architect or
engineer and, the permit shall be obtained by a licensed Nevada contractor. Any
existing condition determined to be hazardous by the Building Official or his
agent will require correction.

3. Additions on existing structures, that increase the floor area of the structure, are
considered new construction and shall comply with the currently adopted codes.
In addition to the requirements in Section 1 and 2 above, the design professional
shall review the existing unit or building for code compliance. This review shall
include but not be limited to fire assemblies, area separations, occupancy
separations, roof ceilings, floor ceilings, proximity to property lines, construction
type, stories, and egress windows. Projects for duplexes or multi-unit buildings
(R-1 Occupancies) shall have plans and specifications prepared by a licensed

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 3
 Nevada architect or engineer and, the permit shall be obtained by a licensed
Nevada contractor.

When there are practical difficulties in carrying out the provisions of currently adopted
codes, the Building Official may grant modifications for individual cases. The same
materials that were used in the construction of the building may be used if they provide
equal or greater protection with a minimum of ½” wallboard applied to all framed
surfaces. For example, parts of Crystal Bay Cove Condominiums are six stories tall and
were built Type VN construction.

If illegal alterations have been made to a building which create a violation of code, the
building shall be restored to present code requirements. For additional requirements for
work done without a permit, see Administrative Policy Number 24.

Background

Many of the homes and multi-family buildings in Washoe County have reached an age
where owners wish to remodel or improve them. Beginning in January 1995, the
Building Department was being asked many questions about code issues on these older
buildings. Concerns focused on what additional requirements would be applied toward
the project since it was not in compliance with current codes. Since it was felt the
County needed a policy on the issue, a work group was established to open discussion
and to have input from the community. The summary of the information collected from
the group was placed into this policy. The major points of discussions are on file with
the Building and Safety Department.

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BUILDING CODE COMMENTARY U.B.C. Page 4
U.B.C. Section 104.2.8
Alternate Materials, Alternate
Design and Methods of
Construction (Straw Bales)
Subject
Straw bale construction to be used as an alternate material, alternate design or method
of construction must comply with the following code sections per the letter from I.C.B.O.
to the Washoe County Department of Building & Safety dated May 17, 1993 and the
following additional concerns of this department:
! U.B.C. Section 106.3.2. A complete structural analysis by an engineer licensed to
practice in the State of Nevada is required.
! U.B.C. Section 707.2. Straw bales are considered as insulation and are required to
have a flame-spread rating not to exceed 25 and a smoke-density not to exceed
450.
! U.B.C. Section 802.1. A Class III flame-spread rating classification is required for
wall finishes of a Group R, Division 3 Occupancy. Interior plaster wall finish should
be fastened in place so as not to readily become detached when subjected to room
temperatures of 300 degrees F. for 25 minutes.
! U.B.C. Section 1402.1. Weather exposed surfaces must have a weather-resistive
barrier to protect the interior wall covering.
! U.B.C. Section 2507. Interior plaster performance should be evaluated considering
a base other than described in this section.
! N.E.C. Installation of electrical wiring and boxes, type of wiring permitted and how it
is to be attached shall conform to N.E.C. regulations.
! Installation of D.W.V. piping in straw bale walls shall address moisture penetration
and installation.
! Testing data addressing the durability of the straw bales and the possibility of vermin
infestation shall be submitted.
! The inspection process shall conform to U.B.C. Section 1701.2 and Uniform Building
Code quality control through an approved fabricator per U.B.C. Section 1707.1.

Background
Inquiries have been made regarding construction of straw bale structures in Washoe
County. The Building Official could only approve the use of straw bale materials under
U.B.C. Section 104.2.8 Alternate Materials, Alternate Design and Methods of
Construction. The Building Official may approve any such alternate, provided the
Building Official finds that the proposed design is satisfactory and complies with the
provisions of this code and that the material and method of work offered is, for the

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 5
purpose intended, at least the equivalent of that prescribed in this code in suitability,
strength, effectiveness, fire resistance, durability, safety and sanitation.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 6
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 7
U.B.C. Section 104.2.8
Rammed Earth Buildings -
Minimum Requirements
Subject
Rammed earth walls are built of soil in similar make up as adobe. The major difference
between the two is the dry climatic needs of adobe. Construction methods differ in that
the rammed earth is compacted into a form and the adobe is “poured into a brick
shape”. Both are limited to compressive type construction and have absolutely no
tension properties. Soil properties for rammed earth are based on a high clay content,
ideally 15 to 18 percent. There are no absolute mixture formulas involved in rammed
earth walls due to the different types of soil which vary from site to site. A proper mix
may include such design parameters as jelly like consistency and soil ball test. Portland
cement can be added to enhance stability.
Construction of a building with rammed earth begins with the compaction of soil material
into forms located at building wall lines. After the walls have been compacted to a
proper height, a concrete top ring is placed to transfer the roof load. The low tensile
strength of the earth wall demands the collar beam be placed to provide horizontal
reinforcement of the wall. The possible movement by settling or seismic activity will
exceed the tensile strength properties of the rammed earth and, therefore, cause
collapse unless a concrete frame is incorporated to complete the load path.
Certain areas of the world, particularly the third world countries, are prime examples of
areas where this type of construction is an economic necessity. The high standards of
construction that are enforced in the United States are very restrictive to this type of
construction. Failures of this type of construction in Iran, Peru and China have clearly
impeded code development of this process in the U.S.. In past years, a code chapter
was proposed to the International Conference of Building Officials for “Earthen Material
Structures”. The new chapter would have added language defining construction types
and a new Uniform Building Code Standard Number 71-1 that would have deleted many
current masonry chapters. The new chapter did not require the material to be stabilized
and would have reduced the requirements for unburned clay masonry. The supporting
documentation included with the proposal was based on a 22 pound per square foot
wind pressure and did not include in-plane shear lateral force design. Due to the fact
that unreinforced masonry is not permitted in seismic Zones 3 and 4 and the lack of
technical support information, International Conference of Building Officials denied the
proposal.
Washoe County has been asked by an owner/builder, to provide design requirements
for a rammed earth structure. From conversations with International Conference of
Building Officials and Portland Cement Association, there is little information the County
can provide on design parameters for such construction. Their advice is to have all
such construction meet the provisions of Chapter 24 under masonry construction. This
would require the following:
1. All construction must be reinforced and meet the design loads as specified in the
Washoe County Code.

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BUILDING CODE COMMENTARY U.B.C. Page 8
2. Uniform Building Code Chapter 24 and Standards Number 24-3, 4, 7, 16, 22, 23, 26,
27 and 29 shall be applied for the construction of rammed earth structures.
3. If a structural frame is designed and constructed in accordance with the Uniform
Building Code to support applied loads, the rammed earth may be designed to meet
the standards of non-bearing masonry in seismic Zone 3.
4. If rammed earth is used in any application of construction, it shall be protected from
moisture and erosion. All materials used in a rammed earth wall shall be protected
from rust or other reactions that could affect the strength of components. Soil shall
be tested for radon effects and other health type issues.
5. If rammed earth is used in inhabitable construction, such as retaining walls, the wall
shall be designed and tested to define the geostatic stresses. Such testing as
confined compression, triaxial compression, direct shear and isotropic compression
shall be included into the design.
6. All construction using rammed earth shall be under inspection by the Washoe
County Department of Building and Safety and include structural observation and
special inspection requirements of the Uniform Building Code.

Background
The above data was compiled from many sources including International Conference of
Building Officials and other entities on the West Coast. Many factors are involved in
such a design and may change due to the location and engineering requirements.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 10
U.B.C. Section 106.3.2

Grading Permit (Incline)

Subject
Plan submittal requirements at Incline Village to process a grading permit for projects
are as follows:
1. Five (5) copies of plot plan indicating the extent of grading to be done and the
amount of material, in yards, to be placed on or off site.
2. Required approvals:
If TRPA approval exists for the project, a copy of the TRPA permit must be attached
with the submittal. If no TRPA approval exists for the project, a TRPA stamp must
be included on the plot plan.
Distribute plans as follows:
• Fire Department
• IVGID
• Three (3) copies to Reno:
a. Health
b. Office
c. Job
3. Bond amount to be determined by Engineering Division.
See commentary number U.B.C. Section 3309.4 - Plan Check.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 12
U.B.C. Section 106.3.2 and 107.1
Submittal Documents - Master Plans
Subject
1. Plans are to be labeled with the name of the contractor, design snow load and the
model number. Three (3) copies of the plans are to be submitted for review: one (1)
set will be maintained in the Department of Building & Safety and two (2) sets will be
returned to the contractor.
2. Each master plan will be assigned a model number which contains a three (3) letter
designation representing the contractor’s name followed by a four (4) digit number,
the option designation letter and ending with the building code year which the plans
are submitted. Example: NDC2500A97.
3. Plans must be accurate and complete and all aspects of each option or combination
of options must be fully detailed in the plans. The minimum scale used for the plans
shall be 1/4” per foot. Plots shall be drawn on the minimum paper size of 8-1/2” x
11” and with a minimum scale of 1 foot to 30 feet.
Exception 1: Plans may be drawn to 1/8” provided that the drawings are
workable and legible.
Exception 2: Plot Plans not requiring District Health Department review
may be drawn to 1 to 50 scale with prior department approval.
Any deviation from the approved master plan will require resubmittal as a separate
master plan model or applied for as an individual project. If the change is to be
made a permanent part of the master plan, then the master plan must be
resubmitted incorporating the change into the complete drawing set. A new model
designation will be given to the revised plan.
Exception: A one-time change may be made to the master plan. This
change will be limited to an individual lot and must be submitted for
review and approval prior to the job site change
4. All master plans shall expire with the adoption of new building codes. Plans shall be
resubmitted in conformance with the new adopted codes.
5. Due to variations in the snow load structures above the 5,300-foot elevation, each
structure shall be individually engineered and site specific. With prior approval of the
Building Official, a model may be engineered based upon the highest anticipated
snow load for the highest lot elevation within the subdivision.
6. If the contractor wishes to change to another master plan model after the permit has
been issued and no inspections have been made, the permit shall be voided and a
new permit issued. The contractor may apply for a refund on the original permit. All
fees, including the plan check fee, will be refunded. A new application for the permit
will then be processed along with new fees and new plot plans will be routed for
review and approval.

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BUILDING CODE COMMENTARY U.B.C. Page 13
7. Changes in truss calculations will require three (3) sets of new roof framing layouts
and new calculations submitted. When the roof change affects the roof elevations,
the contractor shall submit new finish elevation drawings and section drawings
depicting all aspects of the changes.
8. When changes are submitted for master plans, the contractor shall return all of the
job site copies for that model to the Department of Building and Safety. The old
pages will be stamped “void” and maintained in the plan package sets. The new
sheets shall be inserted and approved with date and signature of the plans examiner
and returned to the contractor. The void stamp shall contain the word “VOIDED”,
the date, the signature of the plans examiner, the signature of the contractor and the
reason for voiding the plan pages.
9. Plot plans will not be accepted until the master plans have completed the review, are
approved and issued to the contractor.

Background
The Industry has asked that a process be developed so that minor master plan changes
can be made without the need to go through the plan check process. This would allow
construction to continue without time delays. Review of this subject with the building
inspectors generated concern for consistency among each inspector and each job site.
Some concern was also expressed about the plan check process and the level of
comfort each inspector has with that process.
We would not accept any of the following:
• Structural changes of any kind.
• Elevation changes.
• Room usage or designation changes. Review of other agencies required.
• No added square footage.

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BUILDING CODE COMMENTARY U.B.C. Page 14
U.B.C. Section 106.4.1
Foundation Only Permits
Subject
Issuance of foundation only permits per section 106.4.1 of the Uniform Building Code.
The building official may issue a permit for part of the building before the entire building
permit has been approved. Washoe County policy will include a process for foundation
only permitting. The review of the foundation permit is limited and the applicant assumes
the risk of the possible modifications that may result from the review of the entire
project. The County does not make any assurances that based on the issuance of the
foundation permit that the permit for the entire building or structure will be granted.

The following is the Washoe County Department of Building and Safety’s requirements
for the submittal of plans and the procedure for the issuance of a “foundation only
permit”:
1. Plans submitted must be labeled “foundation only permit”.
2. A separate permit will be issued for the foundation and the fees for the permit will be
based on the contract price of the foundation work. The valuation costs for the
foundation work will not be subtracted from the entire project’s valuation costs when
determining the permit fees for the balance of the project’s permits.
3. The “foundation only permit” plan sets must include the following:
• Completed sets of the wet stamp and signed engineer’s (foundation)
calculations.
• Site plans including any civil drawings needed for the grading of the project,
location of set back/foundation/address/APN/septic location/well, flood plain
elevation.
• Elevation drawings.
• Section drawings.
• Commercial projects will include a Life Safety Code analysis. (Include all
supporting documentation.)
• Within the Incline Village, Crystal Bay portion of Washoe County, the application
must include the Tahoe Regional Planning Agency’s permit for the project as
proposed.
• Applicant must submit (Hold Harmless) attesting that they understand that the
County does not make any assurances that based on the issuance of the
foundation permit that the permit for the entire building or structure will be
granted.

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BUILDING CODE COMMENTARY U.B.C. Page 15
 • Architectural Committee Approval.

5. Submit the following number of sets of plans:

• Residential projects to have two (2) complete sets as described above plus two
(2) additional sets of the site plans.
• Commercial projects to have five (5) complete sets as described above with a
minimum of two (2) of the sets to be wet stamped and signed by the professional
designers, the three- (3) additional complete sets may contain copied stamps
and signatures.

The foundation permit application and plans will be routed to the appropriate reviewing
agencies for their approval to issue the foundation only permit. The foundation only
permit will be expedited for building department approvals. The project’s entire plan
review will be worked in with the balance of the department’s workload.

Background
To expedite the construction of projects, this policy will allow the builder to begin the
project’s construction. Weather and other factors may be involved in which this policy
will allow a project to be “fast tracked" with reduced time delays from the Building
Department.

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BUILDING CODE COMMENTARY U.B.C. Page 16
 Hold Harmless agreement
Footing Foundation
I agree to hold Washoe County and the Washoe County Building and Safety
Department harmless for any costs incurred for any structural design deficiency that
may arise as a consequence of constructing the footings and foundation prior to
Washoe County Building and Safety Department completing their plan check and
subsequent issuance of a building permit.

_____________________________________
__________________________________
Name – please print Permit Number

_______________________ ____________________
Signature Date

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BUILDING CODE COMMENTARY U.B.C. Page 17
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 18
U.B.C. Section 107.2.1 and W.C.C. 100.070
Valuation Determination
Revised 8/1/01

Subject
For the purpose of imposing the building permit fees established by this chapter, the County
Building Official shall calculate:
The valuation of a single-family, multi-family residential project, commercial industrial,
and any other project by using the valuation set forth in the most current edition of the
Building Standards magazine published by the I.C.B.O.
If not defined by above methods, by using the contract price of the work.
For the purpose of determining valuation of construction, the following categories shall be used.

Good Category
All dwellings having five (5) or more of the following features:
a. 4 bedrooms or more.
b. Upgraded siding (veneer, stucco, brick, wood).
c. Heavy shake, tile, slate or other type upgraded roof.
d. Multiple heating systems.
e. 200 amp. or more electrical system.
f. Two or more wood stoves, decorative gas appliances or fireplaces.
g. Garage with area greater than 420 square feet.
h. 3 bathrooms or more.
i. Complex roof structure (more than 20 truss types/or stacked type roof).

Average Category
All dwellings which do not fit into the good category.

Background
The above policy was established to provide an easy method of calculation of fees and, at the
same time, to provide a more equitable fee structure per the recommendation of a fee study
committee in 1993.

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BUILDING CODE COMMENTARY U.B.C. Page 19
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 20
U.B.C. Section 108.1
Family Home Child Care Facility
Inspection
Subject
The Truckee Meadows Fire Protection District (TMFPD), in agreement with the Washoe
County Department of Building & Safety, will perform all building code related
inspections for family home child care in the Truckee Meadows Fire Protection District.
If the Building Department conducts an inspection, a mileage permit must be obtained
by the applicant for the SERVICE.

Background
The Washoe County Department of Social Services researched the feasibility of having
fire departments within the unincorporated areas of the County perform all building code
related inspections for family home child care facilities. Through a memorandum of
understanding signed by both divisions dated May 22, 1995, the TMFPD will perform all
building code related inspections for family home childcare. The Department of Building
and Safety will assist when called upon for enforcement or interpretation of building
codes when deemed necessary by the TMFPD. (Memorandum of understanding filed.)

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 22
U.B.C. Section 108.5
Temporary Heating Inspection
Subject
Once the roofing membrane is in place and the building shell is weather tight, heating
can be approved. The furnace room enclosure must be sheetrocked prior to the
installation of the heating equipment, if required. A manometer will be required at time
of temporary approval and before certificate of occupancy.

Commercial
“If the Building Department conducts an inspection, a mileage permit must be obtained
by the applicant for the service.”

Background
The main issue is safety as it relates to unvented portable appliances. It is the
consensus that the furnace is of less hazard than the use of space heaters.

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BUILDING CODE COMMENTARY U.B.C. Page 23
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 24
U.B.C. Section 108.5.2
Foundation Inspection
Subject
For concrete stemwall inspections, all materials must be in place including anchor bolts,
mudsill and holddown straps or anchors prior to approval by the inspector.

Exception: Monolithic poured concrete foundations, 8-inch walls with 2” x 6”

mudsill, high walls, or masonry walls are exceptions. Mudsill and anchor bolts
shall be on site but are not required to be in place; however, any engineered
holddowns must be in place.

Background
Having the mudsill, anchor bolts and holddowns installed prior to approval by the
inspector eliminates costly mistakes by the builder and saves time for the inspector at
the underfloor inspection. Full installation of all materials is not always practical for
monolithic, high wall pours or masonry walls; thus, the building inspector should be able
to use his own judgment in these cases. The most costly repairs involve the wrong
installation or omission of engineered holddowns, so allowing no exceptions for
holddowns makes sense.

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BUILDING CODE COMMENTARY U.B.C. Page 25
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 26
U.B.C. Section108.5.4
Finish Siding Requirements for
Rough Framing Inspection
Subject
Finish siding need not be in place at the time of rough inspection unless it is part of the
structural requirement of the building. A weather resistive barrier will be required to
protect the interior wall covering and insulation.

Background
Builders desiring to continue work on projects during inclement weather may proceed if
exterior protection is provided. Special design type siding requires an excessive amount
of time to install and delays interior work such as insulation, sheet-rock, etc.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 28
U.B.C. Section 108.5.4
Framing Inspection: Roofing
Required Before Insulation
Subject
A watertight roof shall be installed on a building before the rough framing inspection is
approved. In lieu of the finished roofing being installed, the only exceptions are as
follows:
1. Roof completely protected with approved ice dam material. This will only be allowed
in cases where attic/joist space has proper ventilation.
2. Tile roof only with a complete battened roof over the approved underlayment prior to
the installation of the tile.
The above protection methods shall be approved by the roof manufacturer or installer
for exposure time. Under no circumstances shall the roof underlayment be exposed for
more than sixty (60) days.
Insulation shall not be installed before protection is accepted by the Building Official.
Protection shall be defined as a method to insure against wind and water damage.

Background
During the summer months, many contractors in the area have requested to fast track a
project by installing insulation before the roofing material is in place. Ninety-nine
percent of the time, the contractor is caught by a storm that causes water damage to the
insulation. The problem then centers on how much insulation needs to be replaced. In
all cases, the insulation is removed which can cause delays to the project and creates a
problem for inspectors in the field with code verification.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 30
U.B.C. Section 108.5.6

Final Inspection (Wood Stoves and

Decorative Appliances)
Subject
At final inspection, the stove or decorative device must be installed. If the stove is not
installed at final inspection, the flue must be removed from the roof.

Background
Allowing only the flue to be installed, and not the appliance, could create a possible
hazard. Connecting an appliance to an existing flue could cause manufacturer’s
clearance violations, and make it difficult to comply with other manufacture’s installation
requirements.

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BUILDING CODE COMMENTARY U.B.C. Page 31
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 32
U.B.C. Section 109
Certificate of Occupancy
Subject
A Certificate of Occupancy (C of O) will be issued with an occupancy date no more than
two (2) weeks or fourteen (14) days after the final inspection is performed and
approved.
If a Certificate of Occupancy is requested to be issued with an occupancy date
exceeding fourteen (14) days, a new building permit must be issued.

Background
Contractors, developers and owners have requested that the Department of Building &
Safety final permits, but postpone dating and issuing a C of O until a later date. After
consulting with the District Attorney’s Office, the above subject conclusion was reached.

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BUILDING CODE COMMENTARY U.B.C. Page 33
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 34
U.B.C. Section 302.4 (exception 3)
Occupancy Separation Between
Single Family Dwelling and
Attached Garage
Subject
One layer of 5/8” Type X Gypsum wallboard attached with 6d, 1-7/8” drywall nails 7” on
center, or 1-1/4” type W drywall screws 12” on center shall provide the minimum
required protection on the garage side for an occupancy separation between a single
family dwelling and attached garage. Structural members supporting the occupancy
separation may be unprotected when they comply with the Uniform Building Code,
Section 605.6, Heavy Timber Construction.
Garage ceilings comprised of truss floor joist products require the protection of two
layers of Type X Gypsum wallboard when supports exceed 16” on center. In no case
may drywall screws penetrate into wood supports less than 5/8”.
Single rows of non-metallic sheathed cables (Romex) may penetrate the separation if
sealed solidly; bundles of cables shall be installed through the separation in a metallic
sleeve and filled with an approved expanding fire stop material.
Attic access through the garage shall comply with Washoe County Code Commentary
number U.B.C. 1505.
A listed fire stop assembly shall protect non-metallic piping penetrating the separation.

Background
In talking to International Conference of Building Officials, the intent of exception 3 was
to allow a single layer of 5/8” Type X Gypsum wallboard to constitute the occupancy
separation.
Tested one-hour fire assemblies for truss floor joist are two layers of Type X Gypsum
wallboard. TJI has tested the single layer of wallboard and has found it acceptable but
only when supports do not exceed 16” o.c.; for this application, other manufacturers
have accepted this testing. International Conference of Building Officials and all the
truss joist manufacturers have agreed to the above, and this can be found in the
Uniform Building Code Application Manual under Section 302.4.

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BUILDING CODE COMMENTARY U.B.C. Page 35
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 36
U.B.C. Section 310.5
Habitable Room Designation
Subject
In multi-room single family residences, all rooms shall be identified for use on the plans.
It is not necessary for all rooms to be considered habitable just because they are large
enough to be used for living, sleeping or cooking. The requirement of U.B.C. Section
310.5 for light and ventilation is appropriate if the room is labeled as habitable. A
habitable room is a space in a structure for living, sleeping, eating or cooking.
Exception: Media rooms shall be exempt from natural light and ventilation, and
shall be limited to one (1) media room per dwelling. All media rooms shall be
provided with mechanical ventilation and lighting as required for a theatre
occupancy. See Uniform Building Code Sections 1203.2 and 1012.1 for building
requirements. See National Electrical Code Section 210.7 for electrical
requirements.

Background
In 1994, Deputy District Attorney, George Campbell, ruled that in the case where ample
spaces are designated for living, sleeping, eating and cooking, it is not necessary for all
rooms to be considered habitable. All habitable rooms within a dwelling shall be
provided with natural light by means of exterior glazed openings with an area not less
than one-tenth (1/10) of the floor area of such rooms with a minimum of ten (10) square
feet.
A media room in a residence is not clearly defined in the code and the lack of this has
caused many problems. The staff felt that provisions for lighting should reflect the
electrical code requirements for a theatre type occupancy but not necessary the natural
light requirements of a living space. The minimum .2 foot-candle requirement provided
for exiting must be considered.

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BUILDING CODE COMMENTARY U.B.C. Page 37
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 38
U.B.C. Section 1105.2.2
Accessibility, Sales Office
Subject
The conversion of garages to subdivision sales offices creates the issue of whether the
model home restroom facilities need to be made accessible for disabled individuals.
The residential portion of the building will maintain its “R” occupancy classification, so
Chapter 11 of the Uniform Building Code detailing accessibility would not apply. (U.B.C.
1103.[Link]) Since the public will have access to the converted garage, the
garage/office must have accessible doors, access pathways, parking, etc., per U.B.C.
Chapter 11.
The requirement for an accessible water closet for employees, as required by U.B.C.
2902.3 for “B” occupancy, can be addressed by placement of an accessible portable
toilet facility on the sales office property. The public utilizing the sales office shall also
have access to the portable toilet facility.

Background
If the residential occupancy were to be reclassified as a “B” occupancy, the building
would be required to be brought up to code by upgrading items such as 1 hour
separation, electrical conduit, 5/8” sheet rock, etc. Based on the temporary nature the
model home and limited size of the office space, only the office space will need to meet
Uniform Building Code Chapter 11.
ICBO reconfirmed the above interpretation that only the sales office would require
accessibility.
City of Reno has an unwritten policy of requiring an accessible portable toilet facility on
site. To be consistent with the other local entities, Washoe County will follow the same
interpretation.

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BUILDING CODE COMMENTARY U.B.C. Page 39
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 40
U.B.C. Section 1505
Attic Access
Subject
Access to attics may be in a garage through a firewall, provided a door consisting of 5/8”
type “X” gypsum wallboard with plywood backing or equal and a hinge is installed at the
top. Garage or interior horizontal access may be 20 inches by 24 inches. Access to
attics may be installed in closets provided the overhead clearance to rafters is a
minimum of 30 inches.

Background
A hinged door at top is the only way to assure that a door will close for fire protection. A
plywood door must be sheetrocked with 5/8” type “X” gypsum.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 42
U.B.C. Section 1505 and 2306.3
Attic and Crawl Space Access
Subject
A 9 [Link] will be the maximum size opening allowed in an attic or crawl space with
no floor. If the opening is larger than that or contains a floor, the area will be treated as
useable or storage rooms and the appropriate codes will apply except as provided for in
the U.M.C. for equipment.

Background
This would limit the size opening to lessen the chance of builder converting attic or crawl
space to habitable or storage spaces.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 44
U.B.C. Section 1508 and 1509
Ice Dams
Subject
Ice dams of approved material shall be installed on all residential homes and attached
garage structures above 5,300 feet in elevation. Unheated, detached accessory
buildings will not require ice dams.

Background
Where ice dams are required in the Tahoe Basin and eastern slope of the Sierra range
above 5,300 feet in elevation, the Department of Building & Safety will require ice dam
approved material to be installed on residential homes and attached garages. The
question has come before the division that the garage is unheated and, therefore, does
not require ice dam material. Since attached garages are of major value to the home
and can be heated as a shop, the division felt it important to provide the same type
construction. Accessory buildings that will not be heated and are unoccupied 99 percent
of the time will not have the ice dam requirement applied.
Ice dams must comply with the most recent adopted U.B.C. (roofs and roof structures)
underlayment for the severe climate roof slope application (see tables at the end of
Chapter 15, Tables 15b1, 15b2, 15d1 and 15d2). Valley flashing must comply with
Chapter 15, Sections 1508 and 1509.
Note: Valley ice dam type underlayment is required on roofs less than 7:12
slope. Manufacturers may require additional ice dams to cover the warranty of
their products.
Ice dams are recommended on roofs with metal roof finish.

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Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 46
U.B.C. Section 1617 and W.C.C. 100.290
Exposure - Alternate Design
Exposure Requirement
Subject
The County may approve any alternate design exposure submitted by a Nevada
licensed engineer or architect, providing that the following evidence or proof is
submitted:
1. Topography map showing relief in a one-mile radius.
2. Photographs in all four quadrants.
3. Calculations shall be needed to justify exposure.

Incline Village Wind Exposure Guidelines

1. All structures built within 1/4 mile of the shoreline of Lake Tahoe will be designed for
a minimum of “C” exposure. The design engineer may determine that “D” exposure
may be needed on some sites.
2. All building sites at or above the elevation of 7,200 feet shall be designed for a
minimum of “C” exposure. All building sites below elevation 7,200 feet and located
in the forested area may be designed for “B” exposure. A map showing the
designated zone is located in the Washoe County Department of Building and
Safety office at Incline Village.

Background
The Washoe County Department of Building & Safety is currently studying wind load
provisions to be adopted. There have been concerns expressed by engineers and
contractors over the current design values as being overly conservative. In an effort to
resolve some questions about exposure selection and basic wind speed, the County has
reviewed historical weather data submitted from a local engineering firm. The above
commentary will provide guidelines for the designers. The Uniform Building Code
requires the design engineer to select the proper exposure. Reference Manual: Wind
Commentary to the Uniform Building Code - Structural Engineers Association of
Washington.
The Incline Village area has allowed “B” exposure in the forested areas for many years
and, depending on the proximity to the lake, either “C” or “D” exposures were allowed.
This randomness has caused much confusion within the design community. The design
community has proposed the above wind exposure criteria for Incline Village.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 47
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 48
U.B.C. Section 1701.7 and 2311.6
Approved Fabricators and
Manufactured Trusses
Subject
Truss Plant Inspection Program
Under Uniform Building Code Sections 1701.7 and 2311.6, each truss manufacturer is
to retain an approved testing and inspection agency to make non-scheduled inspections
of the truss fabrication, delivery and operation. The truss manufacturer is to use the
inspection agency’s approval stamp on every truss. All plant records of the inspection
agency are to be on file with the Washoe County Department of Building & Safety and
updated every six months.
All trusses shall contain the following information on the stamp:
1. Approval agency.
2. Manufacturer.
3. Design loading.
Note: This stamp shall be placed in clear view on the truss. The majority of
remaining components shall bear a lumber grading stamp.

Design Responsibilities
1 Truss Designer
Truss Designer – is the design professional individual or organization having
responsibility for the design of metal plate connected wood trusses. This responsibility
shall be in accordance with the state’s statutes and regulations governing the
professional registration and certification of architects or engineers. Also referred to as
truss engineer, design engineer, and registered engineer, but hereinafter will be referred
to as truss designer.

2 Building Designer
Building Designer – is the design professional individual or organization having
responsibility for overall building design, in accordance with the state’s statutes and
regulations governing the professional registration and certification or architects or
engineers. This responsibility includes but is not limited to foundation design, structural
member sizing, load transfer, bearing conditions, and the structure’s compliance with
applicable building codes. Also referred to as registered architect or engineer, building
designer, and registered building designer, but hereinafter will be referred to as building
designer.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 49
2.1
The Building Designer shall specify the following:

(a) Design loads in accordance with the latest adopted edition of the Uniform Building
Code and ANSI/TPI Design Standards.
(b) Truss profile and intended support locations.
(c) Temperature and moisture environment for the intended end-use.
(d) Any special requirements to be considered in the truss design.

2.2
As this Standard does not cover the design for the complete structural system of a
building, the Building Designer shall provide for the following in the design and detailing
of the building:

(a) Truss deflections.

(b) Truss movement due to moisture and temperature change.
(c) Truss supports and anchorage accommodating horizontal, vertical or other
reactions or displacements. Include all connections between trusses as well as to
the structure.
(d) Permanent truss bracing to resist wind, seismic and any other lateral forces acting
perpendicular to the plane of the truss.
(e) Permanent lateral bracing as specified by the Truss Designer, to prevent buckling
of the individual truss members due to design loads.

Truss Engineering
All engineering shall include the following:
1. Truss calculations to be wet-stamped, dated and signed by the truss design
engineer in accordance with N.R.S. 625
2. Job site address and date of design.
3. Truss manufacturer.
4. Design of all connections between the trusses and the structure.
5. Lumber grade type and moisture content.
6. Shop drawing approval for each truss calculation from the engineer of record for the
project.
7. The front cover sheet is to be on the project engineer of record’s letterhead and shall
state that he/she has reviewed the truss package and finds them to be in
compliance with the plans and design specifications. (See attached example of the
truss submittal certification letter.)

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 50
Truss Submittal and Approval Process
Method 1
Truss calculation and plans shall be submitted at the time of submittal for the building
permit. The following information will be required:
1. Roof plan with truss designations and shown on plans.
2. Calculations that are designed by the truss engineer and approved by the engineer
of record.
3. Engineer of Record’s building design and details.
4. All connections between trusses and truss connections to the building and shown on
the plans.

Method 2
Roof framing plans and engineering shall be submitted at the time of submittal for the
building permit. Actual truss calculations shall be the responsibility of the engineer of
record for the project. The truss calculations along with the Engineer of records truss
certification letter, which shall be checked by the County inspector at the time of rough
frame. The following information will be required:
1. Roof framing plans with truss designation.
2. Truss configuration showing span, loading, reactions and connections.
3. Details and building engineering.
4. All connections between trusses and truss connections to the structure and shown
on the plans.

Change to Trusses
The truss manufacturer and his engineer, the project engineer and the Department of
Building & Safety shall review all trusses that have been altered in any way.
The truss engineer shall review repair of a truss that has been damaged in the field.
The wet stamped repair resolution will be given to the inspector during the framing
inspection.
If the contractor changes the truss supplier, it will be his responsibility to resubmit to the
engineer of record for approval. The engineer of record is to review the package and
provide an on-site inspection of the installation of the trusses. The project’s engineer is
to certify that the trusses and their installation are in compliance with the approved plans
and specifications including connections, truss loads, load path, bearing points, etc.
The engineers letter (see attached example letter) is to be given to the inspector for
verification at the rough framing inspections. If substantial changes are made, in the
judgement of the inspector to the roof design, the engineer of record shall review and
approve the changes. The plans shall be resubmitted to the Department of Building &
Safety for approval before the framing inspection.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 51
Pre-approved Standard Truss Design
Truss manufacturers may provide the Department of Building & Safety with standard
truss designs and configurations. The standard designs shall be placed in a bound
book in 8-1/2” x 11” format. The following information shall be provided:
1. Truss engineering and proper stamp.
2. Loading for each type truss.
3. Lumber grades and sizes.
Note: All trusses for projects above the 5300-foot elevation shall require site
specific design.
Truss Inspection Procedure
During inspection of the trusses, the contractor shall provide the inspector with proper
truss information. The inspector shall verify that the engineer of record for the project
has reviewed truss calculations and that the roof layout is in conformance with the
approved plans. Calculations submitted to the inspector that do not bear the approval of
the engineer as described in the provisions of this policy shall be rejected.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 52
Attachment 1

Truss Submittal Certification Letter

(EXAMPLE ONLY)

Date: _____________________
Project Address: _____________________
Owner’s Name: _____________________
Contractor: _____________________
Permit Number: _____________________
Truss Manufacturer: _____________________ Dated:
_________

To Washoe County Department of Building & Safety,

This letter is to certify that I have reviewed the attached truss calculations for the above
address, prior to submitting to the building department, and find them to be in
compliance with the plans and specifications (including, but not limited to, connections,
truss loads, load path, bearing points, etc.).

Project engineer signature and wet seal below.

Note: This is an example only. All of the above information is to be included on

the engineer of record’s company letterhead. Truss calculations will not be
accepted for plan check without the above information.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 53
Attachment 2

Truss Change Certification Letter

(EXAMPLE ONLY)

Date: _____________________
Project Address: _____________________
Owner’s Name: _____________________
Contractor: _____________________
Permit Number: _____________________
Original Truss
Truss Manufacturer: _____________________ Dated: _________
New Truss
Manufacturer: _____________________ Dated: _________

To Washoe County Department of Building & Safety,

This letter is to certify that I have reviewed the attached truss calculations for the above
address and have personally visited the site and find the truss installation to be in
compliance with the approved plans and specifications (including, but not limited to,
connections, truss loads, load path, bearing points, etc.)

Note: Deviations, other than truss changes, from the approved plans will need to be
submitted to the building department for review.

Project engineer signature and wet seal below.

Note: This is an example only. All of the above information is to be included on

the engineer of record’s company letterhead. Truss calculations will not be
accepted for plan check without the above information.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 54
U.B.C. Section 1701.7
Metal Building Engineering
Requirements
Subject
Metal buildings used for agricultural purposes under nine hundred (900) square feet in
size do not require factory I.C.B.O. certified quality control. Welding shall be done by an
American Welding Society (AWS) certified welder. Smaller projects such as hangers
post caps and bases shall also use a certified welder.
Metal buildings larger than nine hundred (900) square feet and moment frames shall be
fabricated in an ICBO, AWS or other approved shop with a certified quality control
program. Third party quality control can be provided at a fabrication facility by an ICBO
structural steel and welding inspector or licensed structural engineer. Third party quality
control reports shall be provided to the County Building Official prior to final inspection.
All high strength bolted connections designed as a slip critical connection shall be
inspected under the provision of special inspection. High strength bolts design in shear
bearing connections may use the snug tight installation. In all cases of high strength
bolting, the engineer of record must specify on the plans which method of installation is
required.

Background
U.B.C. Section 1701.7 specifies what a fabricator must do in order to have his shop
welding certified. These provisions seem excessive for small agricultural or accessory
type structures. A size limitation seems reasonable. The nine hundred- (900) foot rule
came from the fact that we allow a garage this size to be permitted without any
engineering or special inspection. Both should be simple in nature to allow the inspector
to determine the quality of fabrication. If the inspector discovers a poor quality welding
at the site, he can ask for certification before signing off the inspection.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 55
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 56
U.B.C. Section 1804
Engineering Certification
Subject
All commercial construction, single family dwellings or additions, and manufactured
homes shall require that a Civil Engineer, Soils Engineer, Engineering Geologist or Land
Surveyor with current Nevada registration provide a wet stamp/signed certification to the
Building Official for the following:

Footing Inspection
1. A Certification letter is needed stating the soils supporting the foundation are
adequate for foundation support. (Exception: Detached accessory buildings when
fill or expansive soil is not apparent and approved by the building inspector.)
2. Survey certification stating foundation setback and elevation1 are per the approved
construction plans. (Exception: Single family dwellings on parcels in excess of two
(2) acres and detached accessory buildings when the building inspector can clearly
verify setbacks and elevations.)

Final Inspection2
Survey certification stating the final elevation3, drainage and grading are per the
approved construction plans. (Exception: Single family dwellings on parcels in excess
of two (2) acres and detached accessory buildings when grading, drainage and
elevations can be clearly verified by the building inspector.)

Manufactured Home Set-up Inspection

1. A Soils certification stating soils bearing capacity. (Exception: In lieu of soil
bearing capacity certification, the bearing capacity of 1000 psf shall be used for
foundation design.)
2. A Soils certification stating soils are adequate for foundation support. (Exception:
Reset homes not on a new lot development when fill or expansive soils are not
apparent and approved by the building inspector.)
3. A Survey certification stating setbacks, grading, elevation4 and drainage are per the
approved plans. (Exception: Homes on parcels in excess of two (2) acres when
the building inspector can clearly verify setbacks, grading and drainage.

1
Elevation changes of one (1) foot +, when outside a flood plain and does not create a driveway
slope or drainage problem, need not be re-approved by this division.
2
Certifications will be required before final approval of the inspection. (Exception: Master planned
housing tracts when approved by the building inspector, but prior to issuance of a C of O.)
3
See Note 1.
4
See Note 1.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 57
Background
In 1996, Section 100.300 was added to the Washoe County Code, which requires
engineering certification for certain inspections. Previously, building inspectors not
qualified in soil engineering or surveying would be placed in a situation of approving soil
conditions for foundation support and building setbacks. Engineering certification will
insure that the finish project will conform to the submitted and approved plot plans, with
building codes and with accepted soil engineering standards.
Setbacks, grading and drainage on parcels in excess of two (2) acres have rarely been
a problem. Size of parcel does not affect the requirements for soil engineering.
Alternatives in submitting engineering certifications for large housing tract developments
was accepted because of the continuous and large number of inspections involved.
Flood plain elevation certificates must be submitted to and approved by the Washoe
County Engineering Division.
No certificate of occupancy shall be issued until all the required wet stamp/signed
engineering certificates have been received and accepted by personnel of this division.
SEE ATTACHMENTS 1,2,3

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 58
Attachment 1

Washoe County Department of Building & Safety

1001 E. Ninth Street
PO Box 11130
Reno, NV 89520

Final Grading Agreement

Address:
Lot Number: Block Number:
Subdivision Name:
Permit Number:

Due to weather conditions at the site described, finish-grading operations are not
possible at this time. The developer/contractor hereby agrees to complete the grading
when the weather improves. The developer/contractor will be responsible for the
notification of all parties that will be involved in the sale or ownership of the site; that the
site is subject to this agreement. The developer/contractor hereby holds the County
harmless and agrees to indemnify the County so that under no circumstance will any
person or entity hold the County responsible for such improvements or damages which
may result from this agreement, any grading or any delay in completing the grading.

To secure the performance of this agreement, the undersigned hereby authorizes an

attachment to the subdivision letter of credit, number _____________ for the sum of
$_____________or bond number _____________for the sum of $______________to
guarantee that the final grading will be completed per the approved plans.

Upon certification required in Washoe County Code 100.300 and completion of finish
grading, the security will be returned to the developer/contractor.

Developer/Contractor:

Signature of Developer/Contractor

Title:

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 59
Attachment 2

Certification Letter for Elevation, Grading, Drainage and Erosion Control

Engineer
or
Registered Land Surveyor’s
Letterhead

Date:

To: Washoe County Department of Building & Safety

Subject: Elevation, Grading, Drainage and Erosion Control Certification

Address:
Lot Number: Block Number:
Subdivision Name:
Permit Number:

The elevation, grading, drainage and erosion control for the subject lot was found to be
in substantial conformance with the approved Washoe County subdivision construction
plans and that positive drainage is provided away from the structures.

Sincerely,

Signature

ENGINEER’S WET STAMP, SIGNATURE AND DATE

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 60
Attachment 3

Certification Letter for Building Setback

Engineer
or
Registered Land Surveyor’s
Letterhead

Date:

To: Washoe County Department of Building & Safety

Subject: Building Setback Certification

Address:
Lot Number: Block Number:
Subdivision Name:
Permit Number:

The building envelope and building setbacks for the subject lot was found to be in
substantial conformance with the approved Washoe County plot plans.

Sincerely,

Signature

ENGINEER’S WET STAMP, SIGNATURE AND DATE

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 61
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 62
U.B.C. Section 1907.7.3.1
Minimum Footing Depth
Subject
Section 1915.7 of the Uniform Building Code states that 6” of concrete cover is required
over the reinforcement in a footing. Also Section 1907.7.1 requires 3” clearance
between the earth and reinforcement. Including the diameter of the reinforcement, the
provisions would require a minimum footing depth of 9.5”. These code provisions are
for engineered footings where loads and strengths are specified. The engineer has the
responsibility to design according to the provisions.
Table 18-I-D of the Uniform Building Code, modified by Title 100 of the Washoe Code,
is intended for conventional type construction using stemwall construction. The applied
loads for the typical home are low compared to an industrial type structure or more
complex home. The same dependence is assumed for the conventional provisions in
Chapter 23 of the Uniform Building Code.
If the engineer of record wishes to design the footing or use the conventional provisions
of the code, that decision is his responsibility. For the small homes built in this area for
many years, there has not been a problem with the conventional footings. For the
larger, more complex homes where engineering is provided, the provisions of Chapter
1915 should be provided.

Background
The code does not provide a clear explanation of when to use conventional and
engineered design methods. Although it is the responsibility of the engineer to evaluate
the needs of the structure, the plans examiner should include a correction if the loading
on an exterior wall exceeds a soil bearing pressure of 1500 pounds per foot. On the
conventional footing for the one and two story homes, the footings act in the nature of a
grade beam. For the conventional footing within this load range, shear and
development design issues are not critical. The flexural issue would possibly control the
design.
The plan checker should be aware that on pier type footings, point loading in the range
of 7000 pounds, may require engineering, and may require an increase in depth based
on shear and flexural capacities.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 63
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 64
U.B.C. Section 2316
Wood Combined with Masonry or
Concrete
Subject
The Uniform Building Code requires that wood shall be protected from moisture caused
deterioration. This can be accomplished by separation of materials or treatment of
wood. The County is also offering the designer the option of a compliance combination
of a bituminous material applied against the wood and 26 gage aluminum flashing to
shed water from the area.

Background
Concrete steps, porch slabs and patios are poured against wood siding at the time the
structure is ready for a final inspection. The question is what can be done now to
prevent moisture from getting into the siding. The siding cannot be removed because
the bottom plate is directly behind and would be exposed. At time of final, to remove the
slab or steps would be very costly and probably not very popular with the builder. The
code committee is to decide a resolution, if any.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 65
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 66
U.B.C. Section 2317.4
Approved Material for Foundation Sills
Subject
Under Section 2317.4 of the U.B.C., foundation sill plate material will be limited to the
following:
1. Construction heart.
2. Douglas fir pressure treated.
3. Hem fir pressure treated.
4. Merch redwood.

Background
After conversations with the California Redwood Association and other building
departments in Nevada, the above material types are approved for use for foundation
sills. The construction common material used in the past is no longer to be used. The
sapwood, which is allowed in construction common of 10 percent, may present a
moderate hazard if introduced to termites or moisture damage.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 67
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 68
U.B.C. Section 2504
Horizontal Assemblies - Suspended
Ceilings
Subject
When a T-joist or wood joist floor ceiling or ceiling roof assembly with a suspended
ceiling is used in a structure, the following criteria will apply:
1. If the structure has an approved sprinkler system substituted for one (1) hour
construction, the following shall apply:
a. Sprinkler system must be installed above and below the suspended ceiling.
b. No sheetrock is required on the bottom of the joists.
c. The suspended ceiling is not required to be rated.
d. Draft stops shall be required as per code (1,000 square foot maximum area).
e. Corridors located below the ceiling shall be rated as per code.
f. This system cannot be used for required occupancy separation.
2. If the structure is a rated building (i.e. type V, one (1) hour), the following shall apply:
a. All assemblies of this type shall be I.C.B.O. or UL listed for the required rating of
the building.
3. If the structure is a non-rated building and a sprinkler system is not installed, the
following shall apply:
a. 5/8”, Type X gypsum wallboard shall be applied to the bottom of the joists, or
b. A one- (1) hour rated suspended ceiling assembly shall be installed.
c. Draft stops shall be installed as per code (1,000 square foot maximum area).
Exception to 3a: 1/2” gypsum may be used in R-3 occupancy less than forty
(40) feet high, and R-1 occupancy two (2) stories or less.

Background
U.B.C. does not specify the method of application to install sprinkler systems using T-
joists in a required fire assembly.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 69
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 70
U.B.C. Section 2511
Gypsum Wallboard
Subject
Keep vertical joints at least six (6) inches away from external corners of windows, doors,
or similar openings except at interior or exterior angles within the room or when control
joints are used. Four corners shall not meet.

Background
This practice prevents cracking in the sheetrock because it eliminates breaking the
sheetrock over a natural break in framing behind the sheetrock.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 71
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 72
U.B.C. Section 3103
Temporary Structures
Subject
Temporary structures that are to be occupied by a use as defined in code shall be
required to obtain a building permit and conform to all other Washoe County Codes.
These structures shall be defined as canopies or tents used for special events. The
building permit must include the following:
1. Applicant shall provide a structural investigation report prepared by a registered
engineer to verify the structure’s adequacy to resist loading to which it may be
subject pursuant to the proposed use. All structures shall be designed to a minimum
of twenty (20) pounds per square foot snow loading and a wind loading of eighty-five
(85) miles per hour.
2. Applicant shall be responsible for providing supervision of the structure so that
loading limits are not exceeded.
3. The permit for the temporary structure shall include a time limit. All temporary
structures under this provision shall be limited to a period of installation from May 1
and shall be removed before October 15 of each calendar year.
The permit shall bear the approval of the Fire Department, Tahoe Regional Planning
Agency, Community Development Department and District Health Department.

Background
Under Section 3103 of the U.B.C., Washoe County may issue special permits for
temporary structures for a specified period of time. Such structures are sometimes
needed for such events as golf tournaments and/or in conjunction with protection of the
public at construction sites. In the Incline Village area, such temporary structures may
be prohibitively expensive to construct due to the large snow load design requirements.
The time limit of May 1 to October 15 was placed as a condition due to the limited
amount of snow that can occur during the summer months. The Washoe County
Department of Building and Safety staff feels that the adopted U.B.C. wind loads are
possible and the structure and occupants could be at risk if not designed to this
minimum. Under no circumstance shall a temporary structure be designed for less than
a twenty (20) pound per square foot snow load or less than eighty-five (85) mile per hour
wind loading. It is the responsibility of the owner of the property to provide proper
supervision of the structure so that the load limits are not exceeded.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 73
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 74
U.B.C. Section 3206
Awnings - When Lateral
Engineering Is Required
Subject
Lateral engineering is required for free standing awnings over one hundred forty-four
(144) square feet.

Background
We need lateral engineering because awnings were being designed without adequate
lateral support. The one hundred forty-four-- (144) square foot rule is consistent with
the Department of Building & Safety pole barn policy and handout.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 75
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 76
U.B.C. Section 3303.9
Demolition - Renovation and/or
Demolition Activities that Require
Asbestos Assessments from the
District Health Department
Subject
Before the Washoe County Department of Building & Safety can issue a permit for
renovation, demolition, fire damage repair, or move and alter of a regulated facility (such
as any institutional, commercial, public, or industrial building and condominiums or total
demolition of single family dwelling units), an asbestos assessment survey and an
acknowledgment of asbestos assessment survey sign-off must be obtained from the
Washoe County District Health Department, Air Quality Management Division. An
asbestos survey is not required on single family fire damage, renovations, or move and
alters. All facilities needing surveys for asbestos must have the survey and sampling
conducted by a licensed, certified AHERA trained person. The demolition permit will be
placed into the permitting system as a SPINSP permit. Building/structural demolition
plans may be required by the plans examiner. When the building is to be removed, the
minimum submittal of two (2) copies of the plot plan is required showing:
! Lot size.
! All buildings on the property.
! Protective fencing or protection devices.
! Means and location of debris disposal.
! Method of securing water, electrical and sewer lines.

Background
On August 14, 1996, the Washoe County District Health Department notified the
Washoe County Department of Building & Safety that individual dwelling units, that are
to be demolished and are required to obtain a demolition permit, will need to be
approved by the District Health Department and will require an asbestos certification.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 77
Washoe County Department of Building and Safety March 1999
BUILDING CODE COMMENTARY U.B.C. Page 78
U.B.C. Section 3401
Glazing Requirements for Existing
Buildings
Subject
1. Bedroom window egress has been identified by both building and fire departments
across the nation as a major concern for life safety. The County requires a building
permit and upgrade to current code requirement under Section 310.4 for a window
retrofit in this occupancy. If the window has been broken for some reason and only
the replacement of glass is required, then this is considered as maintenance and
does not require a permit. If the frame is replaced or the window is enlarged, then a
permit is required and Section 310.4 shall apply.
2. Lack of safety glazing in a location close to an opening or in other places defined by
code as hazardous have been defined as a major concern for life safety. The
County requires the glazing to be replaced with approved tempered glass. If the
window is not enlarged, a permit would not be required and this would be considered
as a maintenance type repair. Since the code has changed over the years in
relation to the location of the safety glazing, the County would not require the
opening to be changed unless it did not meet the requirements of the code under
which the structure was built originally. Uniform Building Code, Section 3401,
Existing Installations, states that “buildings in existence at the time of the adoption of
this code may have their existing use continued, if such use was legal at the time of
the adoption of this code, provided such continued use is not dangerous to life”.
This may incur some judgment for the contractor in special circumstances but, in
general, the upgrade to tempered glazing will satisfy the safety concerns of the
County. It should be clear that under Section 104, the installation or replacement of
glass shall be as required for new installations.

Background
Department of Building & Safety staff realize the uncertainty that builders encounter
during the course of bidding and identifying requirements that apply to the remodel or
the alteration of an older building—specifically window retrofits that involve energy
upgrades to the building and may include life safety issues such as bedroom egress and
tempered glass. The County would like to make it clear to builders and homeowners
that we encourage energy upgrades and that, under Uniform Building Code, Section
3401; we are obligated to require modifications to meet current code if it is “dangerous
to life”.

Washoe County Department of Building and Safety March 1999

BUILDING CODE COMMENTARY U.B.C. Page 79
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U.B.C. Section 3401
Inspection of Existing Structures
Subject
The Washoe County Department of Building & Safety will not make inspections on
existing structures for the purpose of advising buyers, contractors, mortgage companies
or homeowners whether the structure is in compliance with the codes. Inspections are
made on structures under construction, pursuant to a current and valid permit, until a
Certificate of Occupancy is issued. After the Certificate of Occupancy is issued, the
Washoe County Department of Building & Safety will not make inspections unless there
is a reason to believe that a hazard or dangerous condition exists.
Without knowledge of existing conditions at a site, the Washoe County Department of
Building & Safety will only provide permit information on file. A copy of the permit files
will be made available for a fee set by Washoe County Code.

Background
During the purchase of a home or office complex, the perspective buyer will often
request that the Washoe County Department of Building & Safety make an inspection to
verify code compliance. This is not a service defined in the code or authorized by the
Washoe County Code. The use of a private inspection firm or architect/engineer is
recommended.

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U.B.C. Table 16C
Minimum Roof Live Loads
Protection of Entrance Ways
Subject
All buildings above the 5,300-foot elevation shall provide protection of entrances and
exits from the danger of falling icicles and snow sliding off pitched roofs. Roof drainage
shall be diverted away from doors. Protection shall be achieved on residential buildings
by designing 3-foot minimum eaves or overhangs at exterior doors or designing the roof
so that drainage is away from such openings.

Background
In the past, this problem has not been adequately addressed. The last minute solution
is the use of snow poles, which hasn’t proved to be effective over time.

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U.B.C. Appendix 1302
Electric Resistant Heat
Subject
To install electric resistant heat, a variance must be approved by the Nevada Office of
Community Service. Mobile homes and manufactured housing also require this
variance.
Nevada State Energy Office
1050 East William Street, Suite 435
Carson City, NV 89710
Telephone: 687-5975 or 687-4909

Background
Counties in the State of Nevada with a population over 100,000 will not be permitted to
allow electric resistant heat without a variance from the Nevada Office of Community
Service.

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U.B.C. Appendix Chapter 23 (2365.1)
Conventional Light Framing
Construction in High Wind Areas
Subject
Scope
Washoe County “conventional” light framing construction standards may be applied to
buildings of regular shape, which meet all of the following guidelines:
! Single story residences with maximum dimensions of thirty-two (32) feet wide by
sixty-four (64) feet long.
! Detached single story private garages and accessory buildings not exceeding six
hundred (600) square feet in floor area.
! Structures with no interior bearing walls.
! Structures utilizing pre-manufactured engineered roof truss design.
! Structures utilizing solid sheathed roofs with a minimum 1/2” plywood.
! Structures utilizing exterior braced walls that align within the same plane and have a
continuous load path.
! Free standing awnings and carports not exceeding one hundred forty-four (144)
square feet in area.
Note: Post and beam barn structures (pole barns) are not classified as
conventional framed buildings and must be fully engineered when exceeding one
hundred forty-four (144) square feet projected roof area.

Basic Wind Speed

For the use of the tables in determination of specific conditions and framing provisions
of U.B.C. Appendix Chapter 23, use the 90 mph, exposure “C” columns.

Submittal Requirements
The builder shall provide a detailed description and code analysis of the U.B.C.
provisions used in the design of the structure. The description should contain specific
application of Chapter 23 and the Appendix Chapter 23 as well as other code provisions
that will demonstrate that the proposed project will meet the requirements for
conventional light frame construction. All plans and design analysis submitted for review
and approval must show all the details required to comply with these code provisions.
The Washoe County Department of Building & Safety will review this report to determine
compliance with the following general Appendix 23 code items:
1. Complete load path.
2. Walls to foundation tie.
3. Sills and foundation tie.

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4. Floor to foundation tie.
5. Wall framing details.
6. Wall sheathing detail and callouts.
7. Roof members to wall ties.
8. Ridge ties.
9. Masonry veneer ties.
10. Roof sheathing information.
11. Gable end wall connection.
12. Roof covering.
Please review this general list of needed information before submitting plans.
Handouts containing the above information can be obtained at the Washoe County
Department of Building and Safety

Background
The Department of Building & Safety created these guidelines for the purpose of
defining the requirements for prescriptive construction. Because of the complex
requirements of the seismic and high wind provisions for this area, and to help those
builders in designing a simple non-engineered box type structure that would comply with
the building code, it was necessary to set out some of the provisions as an example of
what will be needed. The Washoe County Department of Building & Safety recognizes
that simple box and rectangle shaped structures have performed within acceptable
parameters in the past and have developed these standards to promote public safety
and welfare by reducing the risk of damage.

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U.P.C. Section 103.5
Sewer Inspection Procedures
Subject
This commentary is a clarification of inspection procedures for sewer lines in special
areas of the County.
Reno Sewer Lines: Washoe County inspects the sewer line to the property line.
Sparks Sewer Lines: Sparks inspects the sewer line from the building foundation to
the main line.
Washoe County Sewer Lines: Washoe County Utility Services Division inspects
the sewer line from the clean out to the main sewer.
Septic Systems: The District Health Department inspects the system from the clean
out through the septic system. The Department of Building & Safety inspects the
plumbing system for the house.
Sun Valley Lines: Sun Valley General Improvement District inspects from the clean
out to the main line.
Incline Village General Improvement District: IVGID inspects to the foundation.
If the inspector is in doubt, please call the main office.

Background
The Washoe County Department of Building & Safety is involved with the inspection of
plumbing systems in many areas. Sometimes the coordination between the different
approval agencies as to what each is responsible for is unclear. This policy will add
some clarity.

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U.P.C. Section 103.5.3
Testing of All Supply and Waste
Piping (Enforce Code
Requirements)
Subject
U.P.C. Sections 103.5.3 and 712.0 require that tests be performed for all supply and
waste piping. Air pressure tests are required in cases where water tests create a
freezing problem.
1. Sewer lines shall be air tested to a minimum of five-(5) psi.
2. Supply lines shall be air tested to a minimum of fifty-(50) psi.
The Building Official may exempt cases in minor repair or remodel.

Background
During cold weather, an air test may be substituted for a water test. This will help
prevent freezing of piping. Washoe County will require and witness the tests.

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U.P.C. Section 305.0
Job Site Toilet Facilities
Subject
Toilet facilities shall be required on all job sites in the County. See Washoe County
Code 140.045.

Background
The Washoe County District Health Department requires toilet facilities by ordinance.

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U.P.C. Section 411.0
Plumbing Fixtures Required
Subject
Floor drains shall be installed in commercial toilet rooms.

Background
The Washoe County Code requires these drains in toilet rooms. The District Health
Department has considered this a case of health concern.

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U.P.C. Section 602.0 and N.A.C. 445A.333
Stop and Waste Water Valves and
Frostless Water Yard Hydrants
Installation
Subject
Installation of any stop and wastewater valves or frostless water yard hydrants shall be
isolated from the public water supply by a properly installed backflow/cross connection
device.

Background
The Nevada Administrative Code Section 445A.333, as amended on September 6,
1996, specifically states that a stop and wastewater valve, or a frostless water yard
hydrant shall be isolated from a community water source by a properly installed cross
connection/backflow device. These two devices are considered to have a high risk of
back-siphoning pollutants into the water supply. This section of the NAC was amended
by the State of Nevada to match the requirements in the Federal Safe Drinking Water
Act. The intent of this section is to protect public drinking water supplies from
contamination by one of its customers, so this requirement would not pertain to private
wells.

Uniform Plumbing Code and International Association of Plumbing and Mechanical

Officials do not prohibit stop and waste valves or frostless water yard hydrants, but they
shall be installed in accordance with above mentioned requirements.

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U.P.C. Section 603.0
Cross Connection Control in Dental
Offices
Subject
Reduced pressure back-flow prevention devices shall be installed at each chair in a
dental office.

Background
Cross connection control at chair side equipment is not integral and a separate R/P
should be required at each chair. The R/P device is the only type that provides
adequate protection.

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U.P.C. Section 603.3.7
Hose Bibbs
Subject
All buildings must have a minimum of two (2) frost free hose bibbs, preferably at front
and rear on the exterior of the structure. All hose bibbs must be protected by a listed
non-removable hose bibb type backflow preventer or by a listed atmospheric vacuum
breaker.

Background
The code doesn’t specify the number of hose bibbs required. One (1) hose bibb would
be inconvenient to service the entire yard.

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U.P.C. Section 604.1
Plastic Water Service Piping
Subject
Plastic water service piping will be permitted to extend through or under the exterior
foundation wall and connect to water distribution piping underneath the structure within
two (2) feet from the inside of the foundation. When entering through the concrete, the
piping must be sleeved.

Background
Underfloor area will allow access to pipe connections for repair and maintenance. A
shutoff valve must be installed at this location connecting to dislike materials and shall
be in compliance with U.P.C. Section 605.3. Valves for Residential Water Supply
Shutoff Located in Crawl Space (see next page).

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U.P.C. Section 605.3
Valves for Residential Water Supply
Shutoff Located in Crawl Space
Subject
Fullway shutoff valves located in a crawl space shall be within six (6) feet of the access
opening. Stop and waste valves shall not be installed in below grade locations.

Background
This six-(6) foot rule is an unwritten policy and field call which needs to be documented.

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U.P.C. Section 1202.4
Gas Change-Over from LPG to
Natural Gas
Subject
A permit shall be required for all changeovers. Washoe County will inspect all
installations based on the currently adopted edition of the U.M.C., U.P.C., U.B.C and
N.E.C. Washoe County Department of Building and Safety will require permits and
additional inspections when appliances are added to existing systems. If the
changeover requires the alteration of gas piping under six (6) feet in length, a
manometer test will also be required. Alteration of gas piping over six (6) feet in length
will require a high pressure and manometer test. If the regulator is listed for LPG only, it
will be required to change out the other equipment to appropriate type.
Additionally (Incline area):
1. Washoe County Department of Building and Safety will notify Southwest Gas by
phone and by a tag left on site of approval to set a meter.
2. The responsibility for the convertibility and conversion of existing appliances from
propane to natural gas will be with Southwest Gas.
3. Washoe County Department of Building and Safety will use a factor 1,000 for
conversion of BTU to CFH in sizing gas pipes.
4. Combustion air and gas pipe size will be determined by listed BTU input.
5. No manometer test is required for gas installations.

Penalty for Misuse of Manometer License

After review by the Department of Building & Safety, those found in violation of their
manometer license will have their license revoked for a period of three (3) to six (6)
months. After that period of time, the applicant must take the test again before a license
is reissued.

Background
A meeting was requested by heating contractors to discuss the manometer process in
the County. In attendance were representatives from Sierra Pacific Power Company,
Powell Heating, L & L Plumbing, Perks Plumbing and Jim Reid. The process was
reviewed, and the above guidelines were established by those in attendance. The
penalty portion was also established and agreed upon by all in attendance.

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U.P.C. Section 1211.0
LP and Natural Gas Shutoff Valves
Subject
Shutoff valves will no longer be required at the building. The U.P.C. and N.F.P.A. 54 do
not require the shutoff at the building. The shutoff at the meter for natural gas and the
LP shutoff on the tank is adequate. The shutoff valves must be accessible.
Exception: Mobile homes require a shutoff and a flex connector at the mobile.

Background
Gas shutoff valves at the building were, at one time, required by policy. Truckee
Meadows Fire Protection District, Nevada Division of Forestry and Incline Fire
Department have since determined it to be not necessary.

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U.P.C. Section 1211.13
Gas Shutoff Valves
Subject
It is forbidden to approve a high-pressure test on a gas system when the plumber has
turned the valve to the off position, tightened down the nut, and then pressure tested the
line. Once the nut is tightened down, the valve is inoperable and will leak.

Background
High pressure testing against a shutoff valve has ruptured the gasket of the valve and
caused leakage of the valve. High-pressure tests must be on gas lines that have been
plugged or capped.

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U.P.C. Section 1212
Sediment Trap/Drip Leg Installed in
Gas Piping
Subject
A sediment trap/drip leg shall be installed in the gas piping to a gas-burning appliance
when required by the manufacturer. The sediment trap/drip leg shall be installed at
the end of a gas supply line only and as close as practical to the inlet of the appliance.
It shall consist of a tee fitting with a capped nipple a minimum of three (3) inches in
length in the bottom outlet, unless specified otherwise.

Background
To prevent a blockage of the 100 percent safety valve in a gas-burning appliance, a
sediment trap/drip leg is installed to catch any solids in the gas piping. Illuminating
appliances, ranges, clothes dryers or other gas appliances, when approved by the
manufacturer, need not be so equipped. The previous practice of installing the
sediment trap/drip leg midstream of a gas supply line to an appliance doesn’t conform
with the National Fuel Gas Code (NFPA 54), Section 5.5.6 and is ineffective. Some
manufacturers require a six-(6) inch minimum capped nipple instead of the three-(3)
inch minimum specified by the NFGC.

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U.P.C. Section 1217.0
Required Gas Piping Size
Subject
The minimum size gas line required for a mobile home lot development shall be one (1)
inch. In all cases, the pipe size shall be verified by the installer in accordance with
U.P.C.

Background
The state requirement for matching the gas line size to the mobile home inlet size
(which now in most cases is one (1) inch or more) dictates that a minimum gas supply
pipe size be set.

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U.M.C. Section 308.1
Physical Barrier for Protection of
Heating Equipment and Water
Heaters Subject to Damage by
Vehicles in Residential Applications
Subject
A minimum three-(3) inch diameter pipe filled with concrete shall be installed to protect
heating equipment and water heaters. The pipe shall be imbedded in concrete a
minimum of two (2) feet deep and twelve (12) inches in diameter. All barriers shall
extend a minimum of thirty (30) inches above floor level. Alternative designs shall be
submitted to the Building Official for approval prior to installation. Designs shall be
capable of resisting a horizontal force of 1,000 pounds.

Background
The code does not clearly state what a “barrier” is or how it is to be installed. Problems
have occurred in the field such as a pipe with a flange, bolted down to the concrete slab.

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U.M.C. Section 308.2
Appliances Installed in a Garage
Subject
Section 308.2 of the U.M.C. requires all sources of ignition to be kept a minimum of
eighteen (18) inches above the floor level where flammable vapors from class 1 liquids
may be found.

Background
The code required that devices be kept at a minimum of eighteen (18) inches in height,
but was not specific as to whether this referred to the source of ignition or the entire
piece of equipment. The common sense approach taken should be that any type of
equipment or switch, which under any circumstance causes a spark, must be located a
minimum of eighteen (18) inches above the floor.

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U.M.C. Section 504.3.2
Length Limitation - Domestic Dryer
Vent
Subject
Unless otherwise permitted or required by the dryer manufacturer’s installation
instructions and approved by the Building Official, domestic dryer moisture exhaust
ducts shall not exceed a total combined horizontal and vertical length of fourteen (14)
feet, including two (2) 90 degree elbows. Two (2) feet shall be deducted for each 90-
degree elbow in excess of two (2).
Exception: Mechanical engineered design submitted to the Department of
Building & Safety and approved by the Building Official is exempt.

Background
In past years, the Department of Building & Safety allowed engineered design systems
when it became impractical to comply with the code as written. The engineered systems
have proved to be working with no callbacks. The exception should be used only at final
inspection if missed through the building process.

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N.E.C. Section 250-83-c
Ground Rod on Pedestals
Subject
It is preferred, but not required, to install a ground rod inside pedestals. A ground rod on
a pedestal may not be required to extend eighteen (18) inches beyond the post.

Background
A ground rod is more protected when encased in concrete within a pedestal.

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W.C.C. 100.800
Addressing
Subject
This commentary refers to addressing parcel maps. Addressing will be allowed prior to
the recording of the final parcel maps. Tentative maps must be approved.

Background
Once the tentative map is approved, changes are very seldom made to the final map.
This allows the developer to make application with the utility company.

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