City of Abbotsford Building Guidelines for Single Family Dwellings

Revised 2014

You are advised to read this booklet;

it contains valuable information

presented to assist you. If in doubt –

ASK!

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BUILDING PERMITS AND LICENCES DIVISION

General Inquiries: Phone: 604-864-5525

(8:30 am – 4:30 pm; Monday to Friday, excluding statutory holidays Email: building-info@abbotsford.ca FAX: 604-853-5373

Schedule Inspections Online @ www.abbotsford.ca

This document is intended for the general guidance and information for builders of single family residences. It is not intended to provide a comprehensive list of construction requirements. If, after reading this guide you require clarification or more information, please call the Building Permits and Licences Division at 604-864-5525.

All construction must comply with the current issue of the British Columbia Building Code, as amended from time to time and all Bylaws of the City of Abbotsford and any other enactment. The British Columbia Building Code and the City of Abbotsford Building, Zoning and Subdivision Bylaws shall, in the event of conflict with this document supercede the requirements herein.

POST YELLOW ADDRESS CARD found in your permit package so it is clearly visible

from the road.

Builders shall keep City property free of dirt, debris and construction materials. Stock piles of excavated material shall be covered and sediment control measures shall be installed and maintained throughout construction.

Burning Ban -There is a total burning ban within the City of Abbotsford core. Burning Permits are required in all other areas subject to City of Abbotsford Fire Department Regulations. Dispose of all construction waste in an approved manner.

Re-inspection fees may be applied when more than one re-inspection on a particular phase of construction is required or, if an inspector is not able to gain access to a site for a scheduled inspection or, if the inspection is booked without reason.

The builder’s security deposit will be refunded once a ‘Final’ inspection is approved and the City of Abbotsford Engineering Department has inspected City property for damage.

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REQUIRED INSPECTION SCHEDULE

Address, building permit number, inspection type, and contractor’s name are required for each inspection requested. To schedule an inspection go to www.abbotsford.ca and look under My City Online. Select Building Permits and then Inspection Scheduling. It is recommended that inspections be scheduled at least 24 hours in advance. Work shall not proceed from one stage to another and buildings shall not be occupied until written approval from the Building Inspector has been received.

Please note: Sealed original documentation, i.e. legal surveys, engineering, truss specifications are to be on file or on site for inspections (do not fax) and all sub-contractors must have a current Business Licence with the City of Abbotsford.

1. FOOTING FORMS (IVR 102): before concrete is poured.

2. FOUNDATION FORMS (IVR 103): before concrete is poured. B.C.L.S. site

survey is required for this inspection to take place.

3. FOOTINGS AND FOUNDATION (IVR 113): (mono-pour) before concrete is

poured. B.C.L.S. site survey is required for this inspection to take place

4. DRAINTILE (IVR 304): prior to backfill. Note: Items 4 – 9 inclusive may be

booked as one inspection: IVR 324.

5. DAMPPROOFING (IVR 306)

6. RAINWATER LEADERS (IVR 303)

7. SANITARY SEWER (IVR 301)

8. STORM SEWER (IVR 302)

9. WATER SERVICE LINE (IVR 305): before backfilling & all pipes grouted inside building sump.

10. UNDERSLAB ROUGH PLUMBING (IVR 309): water test must be on and filled

to top. Water lines must be tested to 200 PSI hydrostatic or 100 PSI air in freezing conditions.

11. ROOFING START (IVR 110): for wood shakes and shingles, after 5 rows are

installed.

12. POLY UNDER SLAB (IVR 104): (6 mil, UV Resistant CAN/CGSB-51.34M) -

under floor slab.

13. CHIMNEY/FIREPLACES (IVR 906): at top of smoke chamber height.

14. ABOVE SLAB ROUGH-IN (IVR 310): to be inspected and approved prior to

scheduling a Framing Inspection.

15. WATERLINES (IVR 311): note that water meter must be installed prior to this inspection or the inspection will not be done. Contact public works to arrange for water meter installation.

16. P-TRAPS (IVR 313): bathtubs and showers filled to overflow.

17. WATERLINES and P-TRAPS (IVR 323) inspection combined.

18. SHEATHING (IVR 107): windows and flashings to be installed and penetrations sealed (per current BC Building Code). Sheathing to be nailed 6 in. on centre (o.c.) at edges and 12 in. o.c. to intermediate supports (studs) or as required by the structural engineer.

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19. RAIN SCREEN (IVR 135): used to book ‘capillary break’ inspections, this

involves installation and nailing of lath and may require repeat visits.

20. FRAMING (IVR 108): Required documents:

Sealed Engineered Truss specifications (specs).

Beam specs.

TJI floor layout drawings and specs.

Vinyl decking certificate.

Ventilation checklist (from Heating Installer).

The structural engineer must have completed his inspection of the framing and his field review must be submitted to the Building Inspector prior to the start of the inspection. If the above documents are not provided the inspection will be abandoned and you may be charged a re-inspection fee.

The following must be completed before booking this inspection:

Sub trades to be finished.

Rough Plumbing Drain Waste & Venting (DWV) to have been inspected and approved.

P-Traps and Waterlines inspected and approved.

Electrical wiring, built-in vacuum, heating ducts, manufactured 'B' vents, chimneys and fireplaces installed.

Floors must be swept and debris removed. 21. STUCCO LATH (IVR 111): (wire mesh) - must be approved prior to the scratch

coat installation.

22. INSULATION (IVR 109): The completed insulation verification form is required for this inspection, including valid business licence of installer.

23. PLUMBING FINAL (IVR 320): (Book Prior to Building Final)

24. BUILDING FINAL (IVR 120): Interior and exterior must be complete including

driveways and final grading. Permanent house numbers in a contrasting colour and minimum of 4 in. in height must be visible from street. All City property to be cleaned (road, curb, sidewalks). Builder to set up ladder and open access panel for inspector to view attic. Schedule CBs, (sealed originals) if required, shall be submitted to the City or be on site.

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CONSTRUCTION PROCEDURES 1. Siting:

Ensure the siting of the building is in compliance with all required setbacks. Refer to approved drawings to ensure no encroachment into easements, rights-of-way or conditions of restrictive covenants.

A site survey performed by a BC Land Surveyor may be required. This will be indicated on your building permit.

2. Excavation:

Excavations should not be started until building permits are issued.

Depth of frost penetration is established at 450 mm (18 in.) measured from final grade to the underside of the footing. Ensure frost protection is achieved at patios and door wells.

Backfill shall be placed, to maintain slope away from the house, a minimum of 152 -200 mm (6 -8 in.) below top of the concrete foundation.

Excavations posing a possible danger to the public shall be protected by guards or suitable fencing.

Excavations are to be kept reasonably free of standing water.

The sides of excavations shall be sloped to meet Work Safe BC guidelines.

Soil, rocks, etc. from the excavation are to be contained on your property during construction.

All access to the property shall be restricted to a gravel pad placed at the proposed driveway location. The material used shall be clear gravel – no fines and is to be maintained throughout the construction period.

Prevent silt and debris from entering City’s storm system and from affecting road, sidewalk or adjacent properties: cover stockpiled material, erect silt fencing, and construct detention ponds as required. See the requirements outlined in the Erosion and Sediment Control Bylaw: Best Management Practices handout included with your Building Permit for more information.

3. Foundations and Concrete slab damp proofing:

Footing and Foundations for Agricultural Buildings 500 m² and larger or buildings larger than 50 m² in other Zones require the bearing capacity of sub-grade (soils) be verified by a Professional Engineer licensed to practice in British Columbia.

Footings shall rest on undisturbed soil, rock or compacted granular fill, or be designed by a Professional Engineer.

The projection of an unreinforced footing shall not be greater than the thickness of the footing.

All strip footings shall be reinforced with 2 rows of 10 m (1/2 in.) reinforcing steel continuous at all corners. Refer to approved plans for reinforcing of pad footings.

Minimum size of concrete columns shall be 200 mm (8 in.) x 200 mm (8 in.) or 230 mm (9 in.) diameter.

If 1/2 in. dia. anchor bolts are used to secure the building to the foundation walls they must be spaced a maximum 1.7 m (5 ft. 6 in.) apart. Bolts must be not more

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than 500 mm (1 ft. 7 in.) from the end of the foundation. 3/4 in. dia. anchor bolts must be spaced not more than 2.4 m (8 ft. 0 in.) apart and be located not more than 500mm (1-7 in.) from the end of the foundation.

Wood columns for sundecks or roof overhangs shall be secured to their foundations with metal post saddles. Use pressure-treated wood or keep base of column minimum 150 mm (6 in.) above grade.

Footings and foundation walls shall be continuous across the opening of garages; to a depth not less than18 in. below the garage slab. The slab shall then be thickened to be supported by the foundation.

The top of the foundation must be 150 mm – 200 mm (6 - 8 in.) above final lot grading, depending upon material/cladding. At the time of final inspection, the builder is to ensure that the lot grading meets the approved storm water management plan that was accepted by the City at time of subdivision.

Step footings shall not exceed 600 mm (24 in.) in vertical rise and shall not be less than 600 mm (24 in.) in horizontal distance. Step footings which exceed the distances noted may be designed as grade beams.

Suspended slabs require special consideration. Contact the Building Department for more information if constructing a suspended slab.

When slabs are damp proofed, the damp proofing shall be installed below the slab, except that where a separate floor is provided over the slab, the damp proofing may be applied to the top of the slab.

When installed below the slab, damp proofing shall consist of CAN/CGSB15.34-M polyethylene with joints lapped not less than 300 mm (12 in.)

When installed above the slab, damp proofing shall consist of not less than 2 mopped-on coats of bitumen, 0.05 mm polyethylene or other material providing equivalent performance.

Bond breaking material shall be placed between the slab and footings or rock.

All penetrations of the slab by pipes or other objects shall be sealed against water vapour and soil gas leakage using an approved vapour barrier tape.

In cold weather (below 5 ºC) precautions must be taken to maintain a temperature of 10 ºC for 72 hours after concrete has been placed.

4. Crawlspace:

Every crawlspace and basement shall be provided with perimeter drainage unless certified as unnecessary by a Professional Engineer on the basis of a soil analysis.

Unheated Crawlspace: Ground cover shall consist of 0.15 mm CGSB polyethylene lapped not less than 300 mm (12 in.) covered by not less than 50mm of concrete. Mechanically vent or naturally vent crawlspace 1:500.

Heated Crawlspace: Ground cover shall consist of 0.15 mm CGSB polyethylene lapped not less than 300 mm (12 in.) covered by not less than 50 mm of concrete. One heat register is required for every 40 m2 (430 ft2) of floor area evenly distributed. Mechanically vent or naturally vent a minimum of 1:500 where forced air heating system is not used.

Ground level in crawlspace shall not be less than 450 mm (18 in.) below the level of all joists and beams, and not less than 600 mm (24 in.) where equipment needs to be serviced.

Wood members on concrete, less than 150 mm (6 in.) above ground, must be

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separated from the concrete by at least 0.15 mm (6 mil) polyethylene or 20 kg (45 lb.) roll roofing or be preservative treated.

Unless groundwater levels and site conditions are such that water will not accumulate in the crawlspace, floor and access trenches shall be sloped to drain to a storm sewer, ditch or dry well.

Ventilation to the outdoors is not required when the crawl space is used as a warm air plenum or heated by forced air-heating system.

Crawlspace insulation shall consist of R12 (2 1/2 in.) rigid high-density insulation mechanically fastened to the foundation wall to a depth of 600 mm (24 in.) below grade.

5. Drainage:

Surface drainage (lawn basins, drains) to be installed in accordance with the approved lot grading plan.

The top and sides of drain tile or pipe shall be covered with not less than 150 mm (6 in.) of drain rock. If using perforated PVC pipe, the holes in the pipe shall be oriented to the bottom.

Filter cloth or untreated building paper shall be placed over the drain rock to prevent silt infiltration.

Down spouts shall be connected to a second drainage system of solid PVC (320 Kpa) tied to the perimeter drainage outflow.

All subsurface water shall drain into an approved building sump before entering the city storm sewer.

When a driveway slopes toward the garage, a full driveway width drain must be installed at the garage entry and the water directed to a sump which is connected to the building sump.

6. Lot Grading:

Lot grading shall be in accordance with the approved lot grading plan and must slope away from the building.

Minimum Basement Elevation (MBE) and (G.P.E.) garage pad elevation must be adhered to in areas within the Storm-water Management Plan.

Lots must be rough graded at final inspection. Ensure grade is a minimum of 152-200 mm (6-8 in.) below the top of the foundation wall and sloped away from the house, including patio areas. Do not drain surface water onto adjacent properties.

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7. Driveways:

Where access to a property is across a City of Abbotsford drainage ditch, a culvert shall be installed either by the Engineering Operations Department or under their supervision.

R Zones: Access (driveway) to and from a street shall be provided via not more than one driveway not more than 6.0 m in width.

When a driveway slopes toward the garage, a full driveway width drain must be installed at the garage entry and the water directed to a sump which is connected to the building sump.

Sanitary sewer inspection chamber (IC) located in a driveway must be encased in a concrete housing complete with an H20 rated steel lid.

8. Wood Frame Construction:

All point loads created by or carried on girder trusses, beams, lintels and/or micro lams or parallam beams are to be certified by Professional Engineers at the time of the framing inspection. The Engineer may be required to submit a beam design or must submit Letters of Assurance in the form of Schedule B and CB.

A Professional Engineer must design beams exceeding spans in the tables of the BC Building Code, or Span Book and or beams carrying point loads.

D-grade (D-defective) plywood does not meet required C.S.A. standards for structural use and will not be accepted.

All stairs shall be constructed in compliance with the BC Building Code.

Spans for specific species of dimensional lumber and built-up wood beams may be determined using the current editions of the BC Building Code or “The Span Book - Span Tables for Canadian Dimensional Lumber and Glue Laminated Timber”.

Load bearing studs shall be laterally supported by cladding or blocking.

Non-load bearing walls parallel to floor joists shall be supported by joists beneath the wall or on blocking 1.2 m (48 in.) O.C. between the joists.

Truss anchors (hurricane clips) are required to secure trusses to top plates of walls.

Vapour barrier must be installed at exterior wall partitions and between upper wall plates (to attic) at time of framing.

Refer to BC Building Code for information on notching and drilling of structural framing members. Note: under no circumstances are engineered roof truss members or engineered beam and lintel products to be notched, drilled or otherwise altered unless written approval is given by the designing engineer.

When support spacing is 600 mm (24 in.) O.C. Plywood or O.S.B. roof sheathing less than 12.5 mm (1/2 in.) thick shall be provided with solid blocking or metal “H” clips at all unsupported joints.

Entry doors, except sliding patio doors and exterior doors serving garages, shall be blocked at lock height, one stud space on both sides of such doors.

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9. Doors:

Doors to all bathrooms, water closet rooms or shower rooms shall be a minimum 610 mm (24 in.) in width. One bathroom door must be at least 760 mm (30 in.) wide.

Exterior doors, hardware and adjacent framing and glazing shall comply with the requirements of the BC Building Code.

Main entry doors require a door viewer or transparent windows or side-lights.

Main entry doors minimum width is 810 mm (32 in.)

Double keyed locks at entrance doors are not permitted.

Mirrored doors are not permitted at walk in closets.

Landings are required at primary and secondary suite entrances.

Doors between attached garages and dwelling units must be equipped with automatic closures and shall be weather-stripped to prevent the passage of gasses.

Doors and frames must meet the requirements of NAFS-08 and must be labelled to indicate compliance with the standard.

10. Guards:

Every landing, porch, balcony, mezzanine, gallery, raised walkway patio and roof to which access is provided for other than maintenance purposes, shall be protected by guards on all open sides where the difference in elevation between adjacent levels exceeds 600 mm (24 in.).

A guard is required where the difference in elevation between an exterior stair and adjacent ground level exceeds 600 mm (24 in.).

When an interior stair has a total rise of more than 400 mm (16 in.) the sides of the stair and the landing or floor level around the stairwell shall be enclosed by walls or protected by guards.

Required guards for porches, decks, landings and balconies serving not more than one dwelling unit and which are not more than 1.8 m (6 ft.) above the finished ground level are permitted to be a minimum of 900 mm (36 in.) high. All other guards shall be 1070 mm (42 in.) high.

All required guards within dwelling units shall be not less than 900 mm (36 in.) high.

Patios and sidewalks shall be equipped with guards where the adjacent elevation difference exceeds 600 mm.

Except for openings between the stair treads and a line drawn through the outside edges of the stair nosings, openings through a required guard on a balcony or stair shall be of a size as to prevent the passage of a spherical object having a diameter of 100mm (4 in.) in residential occupancies.

All required guards in buildings of residential occupancy shall be designed so that no member, attachment or opening located between 140 mm (5 ½ in.) and 900 mm (36 in.) above the balcony floor will facilitate climbing.

Guards for ramps, including vehicular ramps, shall conform to the requirements for guards for stairs in the BC Building Code.

Turned wood spindles are not permitted on guards for exterior patios, decks or landings.

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11. Smoke Alarms:

There must be at least one smoke alarm and Carbon Monoxide (CO) detector on each floor level, including basements.

Each bedroom must have a smoke alarm.

Hallways that serve bedrooms require a smoke alarm.

The maximum distance between smoke alarms on each floor level must not exceed 15 m (49 ft.)

Smoke alarms and CO detectors shall be installed on the ceiling or near the top of a wall.

Smoke alarms and CO detectors shall be interconnected and be connected to a lighting circuit – not a dedicated circuit or one used only for receptacles.

Smoke alarms and CO detectors shall be wired so that if one alarm is activated all of the alarms within the dwelling will sound.

Smoke alarms and CO detectors should be installed in a location so they will not be susceptible to false alarms or be blocked from functioning properly.

12. Windows:

Windows shall meet the requirements of NAFS-08. Refer to the approved drawings for the required performance grade of window prior to ordering windows.

Except where a bedroom door provides access directly to the exterior, each bedroom shall have at least one outside window openable from the inside without the use of tools or special knowledge. Such windows shall provide an unobstructed opening of not less than 380 mm (15 in.) in height and width and 0.35 m² (3.77 sq. ft.) in area. It is recommended that the bottom of the window be not more than 1.5 m (5 ft.) above the floor.

Where a bedroom window opens into a window-well, a clearance of at least 760 mm. (30 in.) shall be provided in front of the window. Where the sash swings towards the window-well, the operation of the sash shall not reduce the clearance in a manner that would restrict escape in an emergency. Window wells deeper than 36 in. shall have a permanent climbable ladder installed.

Drip flashing of unprotected windows shall be installed at the top and bottom of the window.

Drip flashing of unprotected windows incorporating wood trim, shall be installed at the top and bottom of the wood trim, at the top of the window and over the top of the trim located at the bottom of the window.

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13. Insulation:

Insulation values to meet the requirements of the current edition of the BCBC.

Vapour barrier (6-mil poly U.V. resistant, CAN/CGSB - 51.34-M) shall be installed on the warm side of insulation. Insulation should always be in contact with the vapour barrier, there should be no air space between the two. In the case of a heated room above a garage or a cantilever the sheathing acts as the vapour barrier. The insulation must be pushed up to be in contact with the sheathing and retained in place.

Vapour barriers shall be continuous, any holes for wiring, plumbing, etc., shall be caulked or otherwise sealed using caulking. Do not use acoustical caulking to seal around ABS pipe.

An ‘Insulation Confirmation Sheet’ must be filled out by the insulation contractor and be on site at the time of inspection. The form is provided in the Building Permit package.

15. Roofing - Wood Shingles and Shakes:

Shakes shall be fastened with hot dipped galvanized nails. A breather type underlay shall be provided beneath roof shakes. Underlay shall be laid as a strip not less than 900 mm (36 in.) wide along eaves and 300 mm (12 in.) wide along hips and ridges. Underlay shall be laid as a strip not less than 450 mm (18 in.) wide between each course of shakes with the bottom edge of the underlay positioned above the butt line, a distance equal to double the exposure of the shakes.

Valley flashing must not be less than 600 mm (24 in.) wide.

Minimum size and spacing of strapping for 600 mm (24 in.) shakes is 1x6 @ 25 mm (10 in.) O.C., and for 450 mm (18 in.) shakes 1x4 @ 190 mm (7 ½ in.) o.c.

All lumber roof sheathing must be No. 3 or better and visibly graded.

Pine shakes must be approved and installed as per C.S.A. 0118.3 and C.S.A. 0118.1.

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16. Stucco Application:

Stucco must be applied with a ‘capillary break’ - a drained and vented 10 mm (3/8 in.) air space with a cross sectional that is not less than 80% open. The battens forming the air space are to be spaced 200mm (8 in.) o.c.

Temperature Requirements for Stucco Application: The base for stucco shall be maintained above freezing. Stucco shall be maintained at a temperature of not less than 10 ºC during application and for not less than 48 hours afterwards.

Stucco is an exterior wall finish and as such should be used on nominally vertical surfaces. Stucco should not be used as a finish on a horizontal surface, unless appropriately flashed and a membrane is installed beneath it.

A sheathing membrane (building paper) must be installed underneath all decorative features and trims. The sheathing membrane must be wide enough to allow joints to overlap a minimum 100 mm. (4 in.).

Where decorative features or trim boards are installed, measures must be taken to protect against water penetration at these points. This is especially important where the features or trim protrude beyond the face of the stucco.

Where horizontal built out features are installed, and where the stucco finish is to be applied over this protruding feature, a cant strip or other acceptable means must be installed or incorporated on the topside of the feature providing a slope of not less than 60 degrees to the horizontal. The slope must extend to the outermost edge of the feature and is intended to shed water.

The framing required to provide the slope must be in place for the framing inspection before the exterior sheathing paper and stucco lath or wire are installed.

Drip flashings are required above all horizontal decorative trim boards and above all wood door and window trim and shall extend upwards not less than 50 mm (2 in.) behind the sheathing paper and form a closed dam on the outside edge of the trim. Flashings must be in place at the time of the sheathing inspection and must conform to the requirements of the applicable BC Building Code. Note: Aluminum flashing, if used, must be separated from the stucco by an impervious membrane or coating (a material break). See Flashing Detail Page 14a.

Nails for attaching stucco lath shall be not less than 3.2 mm (1/8 in.) diameter with a head diameter of not less than 11.1 mm (7/16 in.) and should penetrate the studs 25 mm (1 in.) minimum. Nails/staples shall be corrosion-resistant, hot dipped or double hot dipped galvanized or stainless steel. Nails shall be spaced not more than 150 mm (6 in.) o.c. vertically and 400 mm (16 in.) o.c. horizontally, or 100 mm (4 in.) o.c. vertically and 600 mm (24 in.) o.c. horizontally. Nails must be installed so the lath or wire is fully supported.

Stucco stop must be 19 mm (3/4 in.) Stucco stop in a horizontal orientation must have drain holes.

Non-hardening exterior type caulking must be installed where required to prevent the entry of water into the structure. Ensure product is approved for use with stucco. Caulking is required to be installed at the vertical joint between stucco and different cladding material. Caulking must also be installed between stucco and adjacent door frames, window frames and trim and between stucco and all decorative trim boards, unless these locations are completely protected from the entry of rain.

Stucco shall not be less than 200 mm (8 in.) above finished ground level.