Proposed building codes change deck regulations, still cannot live in 'shouses'

Oct. 6—The city of Abilene is in the process of updating their building and fire codes to the International Code Council's 2018 codes with some amendments. While the majority of the codes pertain to regulations for contractors, homeowners and residents should be aware of some changes. The proposed codes are available on the city's website in the Abilene City Commission's Sept. 25 meeting agenda and physical copies are at City Hall.

"It keeps people from hiding their project," said Travis Steerman, city inspector, about why the 2018 codes should be adopted. "A lot of times, I'll get somebody to come in and they'll ask me, 'Hey can I do this.' (I say) well, no, but you can in the newer codes, I'll let you know when the newer codes come out and you can do that. Or you get them building in the weekend when I'm not around."

Steerman did not choose to model Abilene's codes to Salina's because they adopted a unified building code that he is unfamiliar with. Steerman is familiar with the ICC Codes, which Manhattan uses, and has a good relationship with the city. His current plan is to update Abilene's codes to three years behind Manhattan's current codes, which are based on the 2021 ICC, and keep updating Abilene's codes three years behind.

"What my plan would be with these code changes is, I just want to piggyback off, since I have such a great relationship with Manhattan," Steerman said. "When they go to 2024, I want to go to 2021. When they go to 2027, I would go to 2024. So that they can work the kinks out and I can piggyback and not have such an employee cost to... fix this, fix that."

Steerman said he wants the proposed codes instated by Jan. 1, 2024. The Abilene City Commission will consider adopting the 2018 ICC codes in their next meeting Oct. 16.

Currently the city is under the 2009 International Building Code, 2009 Residential Code, 2009 International Existing Building Code, 2009 International Plumbing Code, 2009 International Mechanical Code, 2009 International Fuel Gas Code, 2009 International Property Maintenance code, 2009 International Fire Code, and the 2008 National Electrical code.

Before installing anything, Steerman recommends residents contact him to ensure they are following city codes. Steerman can be contacted at 785-200-0541 or travis@abilenecityhall.com and his office is located in City Hall.

"If you're not sure if your project needs a permit, please ask," he said. "Don't just assume it doesn't."

Deck construction

With several other changes, the most notable change, Steerman said, is deck support must be constructed with wood notches and half-inch bolts instead of screws. Steerman said insurance groups and the ICC have learned some metal screws and other supports are filled with more impurities then previously thought, causing corrosion quicker and failing sooner. Steerman said businesses such as Lumber House sell bolts and screws that meet ICC codes.

Other changes include how decks are connected to a house, how decks are connected to posts and standards for newer types of materials such as composite woods.

Shouses, tiny homes

The city will not be adopting or changing their codes concerning shouses or barndominiums, large shed-like structures that people want to live in. Steerman said building shouses is the number one topic he is asked. The city currently does not allow residents to live in shouses due to them not meeting dwelling safety regulations.

The city is also not adopting codes involving tiny homes despite the ICC adding a building appendix in the 2018 code. Steerman said the city will wait to adopt codes involving tiny homes until the city's zoning regulations have developed and improved.

Definition of family

The proposed codes include a definition for families to prevent overcrowding. The code aims to prevent multiple families or groups of more than four individuals not in the same family living in the same structure, Steerman said. Large families will not be affected.

Work commence before permit fee

Aimed to help control out-of-town contractors, the new code introduces a fee if building occurs before a necessary permit is approved. Steerman said some out-of-town contractors will begin work after they have submitted a permit request, but before Steerman approves it. While the city can take the contractors to municipal court, that option is not always effective, Steerman said. The permit's purpose is to avoid taking that course of action.

Residents can be charged the fee.

The fee is the same as the cost of a permit fee. A permit cost is $25 plus $3.50 for every $1,000 after the first $1,000. For example, if a project costs $3,000, the permit fee would be $32 and the new fee would add $32.

Permits for fences, sheds

Residents will no longer need to acquire a building permit for a fence under 8 ft. tall or a storage shed that is under 200 square ft. However, the city will still require an accessory structure permit for all sheds and a fence permit for all fences, Steerman said.

Solar arrays

While the city has allowed solar arrays Steerman said, the new codes better addresses solar arrays in homes. One new requirement is arrays need rapid shutdown capabilities.

Batteries replacing stand-alone generators is not currently a trend in Abilene, Steerman said, but homeowners in other areas are installing them, and Abilene residents will probably do the same sometime in the future.

"What I see happening is, (homeowners) will have a joint system," he said. "It'll be a solar array that not only provides power to the house, but charges the battery system, and then this inverter system, when you lose power will kick on."

The 2018 ICC does not address rules for how to house these battery systems, such as how a system needs to be set up and requiring fire barriers for the room in which the batteries are stored. Steerman said these codes will be coming in the 2024 ICC codes.

Electric cars

While more in depth regulations will be coming in future codes, Steerman said the 2018 codes do include some regulations for electric vehicle charging stations in homes. He said 2018 codes mainly prevent someone from crafting their own charging station. Homeowners will still need an electrical permit to install a Tesla battery wall.

Wireless smoke alarms

If a homeowner renovates their master bedroom or builds an extension that will include the master bedroom, they can now install a wireless smoke alarm system. The system will still need to have a hard-wired connection, but can utilize a wireless connection. Currently homes can only use a hard wire system. A smoke alarm system enables all smoke alarms to go off if one alarm detects smoke.

Carbon monoxide alarms

Residents will need to install carbon monoxide alarms on each floor of their houses if they own a fuel-burning appliance, such as a gas stove or gas furnace. The alarm also needs to be in locations that can detect carbon monoxide, as the gas is heavier than smoke and tends to stay along the floor. Alarms that detect both smoke and carbon monoxide that are not within the required location for a carbon monoxide alarm will not meet the requirement.

Prefabricated sunrooms

Prefabricated sunrooms will have new requirements. Steerman said the changes are to prevent someone from building a sunroom themselves with whatever materials or methods they wish.