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Vintage Building with Code Issues then and Now

Vintage Building with Code Issues then and Now

Vintage Building with Code Issues then and Now

(OP)
I recently inspected a vintage building era 1915. The building underwent a remodel in 1984. During the remodel, the contractor apparently built things to his hearts content, was red-tagged and stopped by the building department. I was provided with a bundle of very interesting paperwork tracking the correspondence from the original stop work order back in 1984. Following the red tag, the building department required that he build per approved plans, which somehow never made it to the file I had.

31 years later I show up on the scene to investigate the building for a potential buyer. After measuring some roof systems and running analysis, it is clear that the 1985 remodel was never in code compliance, even after the 1985 building dept. involvement. In addition, in 31 years, the snow load requirement has increased by 250% (!!) as a result of more data on snow load.

So that being said, there is no way anything works under today's codes. After close inspection, I did not see any signs of 'dangerous' conditions or observable failure, although I was on the roof without any snow. The roof is not insulated, which helps.

So here we are with this roof, that was never fixed right. My question is this: Does the roof need to be fixed to the much more stringent standard of modern codes? Or can an owner leave it as is, and consider 31 years of field proof that things still work as satisfactory as long as he never touches the roof, despite the fact that the roof was never in compliance to begin with?

From a liability point of view I plan on stating facts, but unfortunately the next question from my client will be 'what do we do next?'







RE: Vintage Building with Code Issues then and Now

Check the International Existing Building Code for some guidance on existing conditions. You might have to meet existing code requirements for the roof is you are contemplating full roof membrane replacement.

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