1994-187E:\NPDOCS\ORD\HOHEO~H,O
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS,
APPROVING GUIDELINES FOR OPERATION OF THE CITY OF DENTON HOMEOWNER
REHABILITATION PROGRAM AND ELIGIBILITY CRITERIA; AUTHORIZING EXPEN-
DITURES IN EXCESS OF $15,000 FOR PROJECTS MEETING PROGRAM GUIDE-
LINES AND CRITERIA; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the city Council of the City of Denton recognizes the
need to assist low and moderate income families in securing safe,
sanitary and decent housing; and
WHEREAS, the city of Denton participates in a Homeowner
Rehabilitation Program administered by the city of Denton Community
Development Office and funded through a federal grant from the
Department of Housing and Urban Development; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION I. That it approves the Homeowner Rehabilitation
Program Guidelines and Homeowner Rehabilitation Program Eligibility
Criteria which is attached to this ordinance as Exhibit "A" and
authorizes the city of Denton Community Development office to
administer this program.
SECTION II. That it authorizes the expenditure of funds in
excess of $15,000 by the Community Development office for projects
meeting program guidelines and criteria.
SECTION III. That this ordinance shall become effective immed-
iately upon its passage.
PASSED AND APPROVED this the ~A'/day of _/~ ~ 1994.
sob CASTLEBEm Y, MAY1
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
DEBRA A. DRAYOVITCH, CITY ATTORNEY
EXHIBIT "A"
CITY OF DENTON
HOMEOWNER REHABILITATION
PROGRAH
GUIDELINES
TABLE OF CONTENTS
INTRODUCTION
DESCRIPTION OF PROGRAM PROCEDURES
I ELIGIBILITY REQUIREMENTS
II APPLICATION PROCESSING
III FEASIBILITY OF REHABILITATION
IV CONTRACTOR SELECTION AND MONITORING
V PAYMENT TO CONTRACTOR
VI CONTRACTOR DEBARMENT
VII DESCRIPTION OF FINANCIAL ASSISTANCE PROGRAMS
VIII APPEALS PROVISIONS
GENERAL TERMS AND CONDITIONS
MINIMUM REHABILITATION STANDARDS
APPENDICES
1. Carrying Out Energy-Saving Requirements for Single-Family
. Buildings
2. Section 8 Existing Housing/Program
3. QUALIFYING INCOME LIMITS AND RANGES FOR THE CITY OF
DENTON'S FEDERALLY ASSISTED PROGRAMS
STANDARDS OF WORKMANSHIP GENERAL SPECIFICATIONS - 1.0
INTRODUCTION
The City of Denton Homeowner Rehabilitation Program is designed to
assist low and moderate income families in securing safe, sanitary
and decent housing. This program's objective is to rehabilitate
single family owner occupied houses by making needed repairs with
the first priority being to correct code violations.
The Homeowner Rehabilitation Program is administered by the City of
Denton's Community Development Office and funded through a federal
grant from the Department of Housing and Urban Development. The
Community Development office is located at 110 West Oak Street,
Suite 208.
The following pages contain a detailed description of the program
including policies and procedures. The purpose of these guidelines
is to explain to potential clients and the citizens of Denton, the
Homeowner Rehabilitation Program and types of assistance available.
For further information or clarification of the guidelines, contact
the Community Development Office at (817) 383-7726.
DESCRIPTION OF PRO~P~MPROCEDURES
DESCRIPTION OF PROGRAM PROCEDURES
I. ELIGIBILITY REQUIREMENTS
A. TO be eligible for rehabilitation assistance, the applicant must
be a citizen of the United States or a legal resident alien. The
applicant must be the owner-occupant of a single family dwelling
unit for no less that two years and should hold Fee Simple Title
to the property. In the event the home is being purchased under
a contract for deed, the seller must provide the purchaser with a
warranty deed on the property before loan settlement occurs. Only
homeowners who qualify on the basis of the most current HUD
Section 8 Housing Program Income Limits shall be eligible for
assistance. The following table shall be used to establish an
applicant's eligibility based on gross annual family income and
family size=
NUMBER IN HOUSEHOLD MAXIMUM INCOME
1 $25,600
2 $29,250
3 $32,900
4 $36,550
5 $39,500
6 $42,400
7 $45,350
8 or more $48,250
B. The applicant's statement of income shall be verified by contact-
ing the applicant's employer and/or obtaining a copy of the
applicant's latest income tax return. Annual income includes
earnings (wages, pensions, etc.) spouse's earnings, interest from
stocks, bonds, savings accounts, income from real estate, public
assistance, child support payments, etc. Also included is any
amount earned by any other adults (18 or over) currently residing
in the unit, unless residence in the unit is a result of a
physical disability.
C. Applicants must exhibit the ability to pay monthly housing
expenses including mortgage payments, property taxes, insurance,
utility bills, etc. Ail property taxes assessed by the various
taxing agencies in Denton County must be paid in full. Homeown-
ers, on an annual basis, will be required to provide proof of
insurance coverage and payment of taxes when requested in writing
by the Community Development Office.
D. The Community Development Office reserves the right to limit
project costs for any property that has been rehabilitated in the
past with Federal or State grant funds. These limitations will be
as follows:
1. A property that has been previously rehabilitated at a maximum
cost that was below $11,000 may be considered for additional
rehabilitation seven years from the date of the previous
rehabilitation. These properties will be eligible for project
funds of up to 80 percent of the current maximum limit
allowable for the Major Rehabilitation category.
2. A property that has been previously rehabilitated at a maximum
cost between $11,000 and $17,000 may be considered for
additional rehabilitation eight years from the date of the
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previous rehabilitation. These properties will be eligible
for project funds of up to 70 percent of the current maximum
limit allowable for the Major Rehabilitation category.
3. A property that has been previously rehabilitated at a maximum
cost between $17,001 and $20,000 may be considered for
additional rehabilitation ten years from the date of the
previous rehabilitation. These properties will be eligible
for project funds of up to 60 percent of the current maximum
limit allowable for the Major Rehabilitation category.
4. A property that has been previously rehabilitated at a maximum
cost at or over $20,001 may be considered for additional
rehabilitation fifteen years from the date of the previous
rehabilitation. These properties will be eligible for project
funds of up to 50 percent of the current maximum limit
allowable for the Major Rehabilitation category.
APPLICATION PROCESSING
A. Any persons wishing to apply for housing rehabilitation assistance
must complete the application and all other required forms
included in the application packet. Ail information on the
completed applications will be verified by the Community Develop-
ment staff. If any information is found to have been intention-
ally falsified, the application will be rejected and the applicant
will not be allowed to reapply.
B. If it is determined that the applicant is eligible for the
program, a preliminary inspection will be made of the dwelling
unit. The dwelling unit must meet certain standards to be
considered rehabable. These standards are listed below:
1. If the unit is situated in the designated flood-plain area,
some cost limitation may apply.
2. The unit must be classified as a single family owner-occupied
structure and be within the city limits of Denton.
3. The unit must be in an existing condition that would permit
rehabilitation to bring the structure to meet Section 8
Housing Quality Standards. The first priority item in
rehabilitation beyond Section 8 Standards will be to correct
code deficiencies. (See Appendix 2)
4. The unit must be serviced by a City approved water supply,
sanitary sewer and electrical system.
5. The foundation of the structure must be in a stable condition
which would permit lasting rehabilitation efforts.
C. In cases of. both rehabilitation or replacement dwelling, no
reconstruction will net fewer bedrooms than the number of bedrooms
a family has before rehabilitation/reconstruction. Room additions
and improvements to relieve serious overcrowding may be eligible
only with the approval of the Community Development Administrator.
In general the City will follow the standards consistent with the
applicable Housing Quality Standards described at 24CFR
882.209(b)(2) when considering the number of bedrooms needed to
avoid overcrowding:
~ of Occupants in Household ~ of Bedrooms
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Minimum Maximum
2 1 4
3 3 6
4 6 8
Generally, these standards allow for two persons of the same sex
per bedroom.
D. Ail applicants who meet the minimum eligibility standards and
whose houses qualify as rehabable, will receive assistance in date
order that they eriginaly applied for assistance.
Individuals applying will be ranked according to the following
rating guide. Rankings are for office use only and do not affect
an applicant's assistance.
REHABILITATION GRANT/LOAN APPLICATION
ELIGIBILITY STANDARDS
Income:
1) Below maximum income level .......... 5
2) Less than 75% of maximum income level .... 10
3) Below maximum income level and 30% of
monthly income expended on housing ...... 10
4) Less than 75% of maximum income level
and 30% or more of income expended on
housing ............. 20
Risk Analysis:
1) Does the property owner exhibit the
ability to pay monthly housing expenses .... 20
TOTAL .................. 65
Grant applicants must have a minimum of twenty five (25) points to
be ranked for possible assistance. The applicant must be below
the minimum income levels (5 points) and must exhibit the ability
to pay monthly housing expenses (20 points). However, final
decisions on the applicant's eligibility for assistance will be
determined by the Community Development Administrator. A total of
ten (10) points will be subtracted from the application of any
individual who has previously had a rehabilitation under any
Federal or State program.
III. FEASIBILITY OF REHABILITATION
A. A decision as to whether the property can be rehabilitated to
minimum program standards will be made following a detailed
inspection of the property by Community Development Program staff.
This inspection includes completing a list of deficiencies which
must be corrected in order to bring the structure into compliance
with HUD codes and City of Denton codes as defined in the Uniform
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Building Code, 1991. The owner will be advised immediately if any
code violations or other hazards exist.
B. Feasibility of rehabilitating structures under established program
limits will be determined by an assessment of the following
criteria:
The estimated costs needed to correct all code violations and to
correct all deficiencies in order to bring a structure into
compliance with HUD codes and City rehabilitation standards must
fall below program limits and, the estimated cost to rehabilitate
shall not exceed 75 percent of the total estimated after rehabili-
tation appraised value of a structure.
Structures not meeting the above criteria are ineligible for the
Homeowner Rehabilitation Program. The homeowner will be notified
that their property is not feasible for rehabilitation and that
they are eligible to apply for Optional Reconstruction Program.
Assistance will be based on funds available through this program.
IV. CONTRACTOR SELECTION AND MONITORING
Ail housing rehabilitation recipients are responsible for finding a
contractor who will develop a proposal to make the necessary repairs to
their home. Your contractor's proposal must be submitted to the
Community Development office within thirty (30) days from the date you
receive the work order write-up prepared by the Community Development
Housing Inspector.
Contact any reputable and experienced contractor and request a bid for
the required work.
IF YOU HAVE ANY TROUBLE FINDING A CONTRACTOR, contact any of the
following places for assistance:
· Your local Better Business Bureau.
· Any friends or neighbors who have had remodeling done to their
properties.
· Chamber of Commerce
· Community Development Contractor's List
When a contractor comes to look at your home you should:
· Show him/her the mandatory work items that have been identified by
the Community Development Housing Inspector.
· Advise him/her that the bid proposal must be returned to you or
the Community Development office for submission to the rehabilita-
tion program on or before the due date.
DO NOT SIGN ANY AGREEMENT WITH THE CONTRACTOR.
Bring the contractor's bid proposal to the Community Development office
at 110 West Oak Street, Suite 208 where you made your original
application. The Community Development Housing Rehabilitation Inspector
or Housing Rehabilitation Specialist will review the proposal to verify
that:
1. The contractor is licensed, insured and has Worker's Compensation.
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2. Ail required improvements have been included in the bid.
3. The proposed work is in conformance with the program's General
Specifioations.
4. All proposed rehabilitation costs are reasonable.
5. The contractor you have chosen has not been disqualified (de-
barred) by any local, state or federal government agency.
The bid proposals that are submitted by the homeowner will be reviewed
by the Community Development Housing Rehabilitation Inspector to
determine if the total bid price is reasonable and under the maximum
allowable amount. THE CITY OF DENTON AND THE HOMEOWNER RESERVE THE
RIGHT TO REJECT ANY AND ALL BIDS.
If the bid proposal selected by the homeowner is approved by the
Community Development Administrator, then the community Development
staff shall proceed with the review of all other forms submitted by the
contractor. Any contractor whose name appears on the most current HUD
or City of Denton Debarred Contractor's List will not be eligible to
participate in this program. References will be checked and claims of
substandard workmanship will be cause to declare a contractor ineligi-
ble. The contractor must also submit all required proof of insurance
forms and bonds (if applicable). Failure to submit these will result
in rejection of the bid proposal.
Once the contractor has been selected and approved, a contract agreement
must be signed. Before the contractor can start work, the homeowner
must issue a notice to proceed.
The contractor's work will be monitored by the homeowner, the Community
Development staff and the City of Denton building code inspector. If
the homeowner considers any work done by the contractor to be unsatis-
factory or incomplete, the homeowner should advise the contractor of the
discrepancy and ask that it be corrected. In the event a dispute exists
between the homeowner and the contractor with respect to the rehabilita-
tion work, the City shall take appropriate action in accordance with the
provisions of the construction contract to assure that the owner is
satisfied before making any payment to the contractor. In the event a
dispute cannot be resolved, the Director of Planning and Development
shall consider all pertinent facts and shall decide an appropriate
course of action to resolve the dispute.
Acceptance of Work
1. Final Inspection - In order for the contractor to close out a
rehabilitation job, a final inspection shall be made by the City
of Denton building code inspector, the Community Development
staff, and the homeowner. If the final inspection results in no
additional work or no specified corrections, the homeowner shall
sign the contractor's release form which states that all work has
been completed to their (homeowner's) satisfaction. The building
code inspector shall sign a final inspection form to confirm the
same. At this time, the contractor is required to submit to the
Community Development office copies of all warranties and releases
of liens from subcontractors and suppliers. Community Development
will not authorize payment to the contractor until these documents
are properly completed and submitted. Community Development staff
will make copies of warranties and other documentation. The owner
will receive original warranty and guarantee documents. The
Community Development office will retain copies of these documents
for the file.
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2. Warranty of Work - As stated in the rehabilitation contract, the
contractor shall guarantee the work performed for a period of at
least one year from the date of final acceptance. The contractor
will return in thirty (30) days and ask the homeowner if any
additional repairs are necessary. Any deficiencies or necessary
repairs to specified work will be completed at this time. If no
repairs are needed, the contractor will request that the homeowner
release the contingency payment.
V. PAYMENT TO CONTRACTOR
The contractor shall receive payment, minus contingency amount, for all
completed contracts within 15 working days after final inspection
approval. The contingency amount equals ten percent (10%) of the total
contract amount and will be withheld for thirty (30) days. After thirty
days, if no additional or warranty work remains, the contractor must
request from property owner an approval to release withheld contingency
funds.
A forty-five percent (45%) interim payment will be made available to the
contractor upon property owner and inspector approval when 50 percent
of the contract work has been completed.
An "All Bills Paid" affidavit and release of lien from all subcontrac-
tors and suppliers must be submitted by the contractor to the commuitiy
Development office before payment can be released to contractor. Ail
electrical, plumbing, mechanical, roofing permits and termite
inspection must also be submitted to the Community Development office
prior to releasing contingency payment to the contractor.
VI. CONTRACTOR DEBARMENT
A contractor will be declared ineligible to participate in projects
funded by the City of Denton's Homeowner Rehabilitation Program for one
or more of the following causes:
1. Failure to complete a project within the prescribed contract
period.
2. Failure to complete warranty repairs within a reasonable time
period.
3. Failure to use licensed plumbing and electrical subcontractors.
4. Failure to obtain proper insurance, i.e., both liability and
worker's compensation.
5. Failure to complete work in accordance with program specifications
and/or accepted standards of workmanship.
6. Failure to pay all subcontractors working on the project appropri-
ately and/or submit affidavits of payment signed by all subcon-
tractors.
7. Failure to obtain proper permits for work in progress.
8. Failure to treat homeowners with respect and courtesy.
Contractors will be notified of their proposed debarment and will be
afforded the opportunity to comment or appeal the action. All appeals
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2. a deferred payment loan with the loan amount being based on
95% of the total project cost. A detailed description of the
deferred payment loan is found below after section VII.C.
*DESCRIPTION OF A DEFERRED PAYMENT LOAN
A deferred payment loan shall carry 0% interest and continues
until the applicant satisfies the conditions listed in the
promissory note executed prior to project start date. There are
no monthly payments. Deferred payment loans are secured by a lien
on the property. The lien will be for 120 months (TEN years).
For each month the homeowner lives on the property, 1/120 of the
total deferred payment loan amount will be forgiven. If the
rehabilitated dwelling is sold or transferred before the lien
period expires, the homeowner is credited for every month spent in
the house. The credit is subtracted from the total loan amount.
The unforgiven balance is owed and becomes due upon sale or rental
of the property to the community Development Program and received
and used thereof as program income. The City of Denton will be in
the 1st lien position on all rehabilitated dwellings. However, in
situations where 1st lien position is not feasible, the City will
accept a lower lien position subject to the review and approval of
the Community Development Administrator. The lien will not be
forgiven until the following conditions are met:
1. the homeowner must reside in the unit for a period not less
than ten years; and
2. the property must be maintained to meet city code require-
ments; and
3. mortgage payments must be met on a timely basis; and
4. homeowner must provide documentation of adequate homeowner's
insurance, including casualty and fire coverage, and the City
must be listed on the Certificate of Insurance to be notified
in case of policy cancellation; and
5. in the event of a sale or transfer of ownership during the
ten-year period, the following conditions will apply:
a. sell or offer the assumption of the loan to a low/moder-
ate income family approved by the community Development
Office; or
b. make the unit available for lease to a low-moderate
income family by making the unit priced affordable and
maintaining the unit to meet applicable city codes.
6. if within this ten-year period the homeowner defaults on their
deferred payment loan, and/or if the homeowner defaults on
payments on their 3% interest loan, the loan will be called
due in full and foreclosure proceedings may be initiated. The
City will make every effort to work with the homeowner to
avoid foreclosure and will examine each situation on a case by
case basis.
D. The level of monetary assistance will be determined prior to
rehabilitation. A structural evaluation will be completed. Each
structure will be assessed and the type and level of assistance
will be determined by the Community Development staff whether the
repairs needed are (a) Minor, (b) Moderate, (c) Major, (d)
Extensive or (e) Reconstruction. Allocations will be as follows:
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must be made in writing to the Community Development Office at least 15
days after the date of the notification letter.
Contractors debarred from the Homeowner Rehabilitation Program may no
longer contact homeowners receiving CDBG or HOME grant funds with the
intent of providing a bid on the project.
VII. DESCRIPTION OF FINANCIAL ASSISTANCE PROGRAMS
The City of Denton has three financial assistance categories for those
who qualify for the Homeowner Rehabilitation Program. These categories
are based on the Qualifying Income Limits and Ranges for the city of
Denton's Federally Assisted Programs(see appendix 3 to these guidelines
for current income limit ranges). A description of the financial
assistance categories and their requirements are:
A. Fifty Percent Reconstruction Loan/Fifty Percent Deferred Payment
Loan:
Clients whose gross annual household income falls above 65% up to
80% of the area median family income limits will qualify for this
two-part loan;
1. a 3% interest loan with the loan amount being based on 50% of
the total project cost. The 3% loan will be amortized over a
10-year period (120 months). The lien will not be released on
this part of the loan until all 120 payments are received in
full by the City of Denton; and
2. a deferred payment loan with the loan amount being based on
50% of the total project cost. A detailed description of the
deferred payment loan is found below after section VII.C.
B. Twenty-five Percent Reconstruction Loan/Seventy-five Percent
Deferred Payment Loan:
Clients whose gross annual household income falls above 50% up to
65% of the area median family income limits will qualify for this
two-part loan;
1. a 3% interest loan with the loan amount being based on 25% of
the total project cost to be amortized over a 10-year period.
The lien will not be released on this part of the loan until
all 120 payments are received in full by the City of Denton;
and
2. a deferred payment loan with the loan amount being based on
75% of the total project cost. A detailed description of the
deferred payment loan is found below after section VII.C.
C. Five Percent Reconstruction Loan/Ninety-five Percent Deferred
Payment Loan
Clients whose gross annual household income falls at 50% or below
of the area median family income limits will qualify for this two-
part loan;
1. a 3% interest loan with the loan amount being based on 5% of
the total project cost to be amortized over a 10-year period.
The lien will not be released on this part of the loan until
all 120 payments are received in full by the City of Denton;
and
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a) Minor Rehabilitation: $1,000 - $11,000
b) Moderate Rehabilitation: $11,001 - $17,000
c) Major Rehabilitation: $17,001 - $25,000
d) Extensive Rehabilitation: $25,001 or above**
e) Reconstruction: See Optional Reconstruction Program Guide-
lines
** Under no circumstances will funds in excess of 75% of the esti-
mated after rehabilitation appraised property value be spent.
Projects that would exceed this program limit are not feasible for
rehabilitation. Property owners will be notified that their home
is not feasible for rehabilitation and that they may apply for the
City of Denton's Optional Relocation Program.
E. Repayment Policy for Financial Assistance: The applicant must
agree to have a lien placed on their property until they have
satisfied the requirements of the promissory note. The lien will
remain until the loan has been paid in full. In the event of
death of the loan recipient, the remainder of the loan must be
paid by whomever becomes the legal owner. If for any reason the
loan recipient decides to sell or rent the property before the
loan is paid in full, the remaining amount will become due at the
time of the sale or upon rental.
F. Liens will remain in effect until the grantee has met all require-
ments as specified in the promissory note. In the event of the
sale of the property, any unpaid balance of the loan and any
unforgiven portion of the deferred payment loan will become due
immediately. In the event of the death of the grantee, if a
family member who meets the income eligibility requirements
resides on the property the loan will continue as stated in the
original promissory note.
A waiver of these provisions can be requested if the property owner
feels that their circumstances require special consideration. Section
VIII of these Guidelines explains how to request a waiver.
VIII. APPEALS PROVISIONS~
A. Request for Waiver: The City of Denton's Homeowner Rehabilitation
Program has been developed to adhere to a set of guidelines in
order to assure proper administration and management. In the
event that an applicant feels that his circumstances require
special consideration, he can request a waiver from the usual
requirements. Ail requests for a waiver will be reviewed by the
Community Development Administrator on a case by case basis.
B. Appeals Procedure: Applicants who have been determined by the
Community Development Administrator to be ineligible for rehabili-
tation, may appeal this decision to the Executive Director of
Planning and Development Department. A written appeal must be
submitted.
The Executive Director of the Planning and Development Department
shall issue a written response within fifteen days of receiving
the complaint.
Any applicant who feels that they have been unjustly denied
rehabilitation assistance under the City's Homeowner Rehabilita-
tion Program should follow the appeals procedure outlined above.
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GENERAL TERMS AND CONDITIONS
GENERAL TERMS AND CONDITIONS
1. Property owner agrees to comply with all HUD requirements with respect to
Title VI of the Civil Rights Act of 1964, to not discriminate upon the
basis of race, color, creed or national origin in the sale, lease, rental,
or use of occupancy of the subject property.
2. Property owner agrees to not award any contract for rehabilitation work to
be paid for in whole or in part with the proceeds of the grant to any
contractor who, at the time, is ineligible under the provisions of any
applicable regulations issued by the Secretary of Labor, United States
Department of Labor, the Department of Housing and Urban Development, or
the Community Development Office to receive an award of such contract.
3. Property owner agrees not to pay any bonus, commission or fee for the
purpose of obtaining the Community Development staff's approval of the
grant application or any other approval of concurrence required by the
Homeowner Rehabilitation Program.
4. The homeowner will continue to occupy the premises during the rehabilita-
tion; but he will cooperate with the contractor in a reasonable manner.
5. Property owner agrees that existing house utility services will be made
available to the contractor without charge as follows: electricity, gas,
water and telephone (local calls only).
6. Property owner agrees that the city shall be the agent for the owner and
as such agent shall hold the funds made available to the owner for the
rehabilitation grant for the purpose of the disbursement thereof to the
contractor.
7. Property owner agrees that it is his sole responsibility to see that the
contractor completes the work specified in his contract to the owner's
satisfaction and that the City of Denton has no responsibility for any
defects, faulty work or incomplete work by the contractor. The owner
further agrees that the City has no liability for warranty of any of the
workmanship or materials furnished by the contractor under the contract.
The owner further agrees that latent or hidden conditions in the property
which were not included in the original inspection and work write-up of
the City are not the responsibility of the contractor nor of the City, but
remain the responsibility of the owner.
8. As part of the consideration for providing the funds to rehabilitate
property as described herein, the property owner agrees to maintain and
keep the property in good repair after the completion of the work to be
performed by contractor, taking into consideration the ability of the
owner to do so.
9. The owner shall issue a written Notice to Proceed within thirty (30) days
from the date of acceptance of the contractor's bid and proposal. If the
Notice to Proceed is not received by the contractor within this thirty
(30) day period, the contractor has the option of withdrawing his bid and
proposal. If the contractor chooses to do this a written notice must be
delivered to the owner with a copy to the City. The contractor shall not
begin the work to be performed until receipt of written Notice to Proceed
from the owner after which the contractor shall begin the work within ten
(10) calendar days of the date of said Notice and shall complete said work
within sixty (60) days or the number of days stated in the Rehabilitation
contract.
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10. The contractor shall not assign the contract without written consent of
the owner and the City and/or its agent.
ll. It is agreed between the owner and the contractor that damages due to
delay are impossible to determine and that in the event the contractor
does not complete the work required under the contract within the
specified time, the contractor shall be liable for and shall pay to the
City as liquidated damages the sum of one percent (1%) of the total
contract amount or $55, whichever is greatest, for each calendar day of
delay from the date stipulated for completion in the Rehabilitation
Contract until such work is satisfactorily completed and accepted.
12. The contractor shall not be charged with liquidated damages for any delays
in the completion of work due to the following:
A. Any acts of the government; including controls or restrictions upon
or requisitioning of materials, equipment, tools or labor by reason
of war, National Defense or any other national emergency.
Bo Any acts of the owner.
C. Causes not reasonably foreseeable by the parties to this contract at
the time of the execution of the contract which are beyond the
control and without the fault or negligence of the contractor;
including but not limited to acts of God or of the public enemy; acts
of another contractor in the performance of some other contract with
the owner, fires, floods, epidemics, quarantine restrictions,
strikes, freight embargoes and weather of unusual severity such as
hurricanes, tornadoes, etc.
D. Any delay of the subcontractor occasioned by any of the causes
specified in Subparagraphs (A) (B) and (C) above, provided that the
contractor promptly (within 10 days) notifies the Owner in writing
of the cause of the delay. If the facts show the delay to be
properly excusable, the owner shall extend the contract time by a
period commensurate with the period of excusable delay.
13. The contractor shall not be held responsible for preexisting violations of
law including but not restricted to zoning or building code regulations at
the property listed in the contract. Before beginning work, the
contractor shall examine the work write-up for compliance with the
applicable ordinance and codes for the new or replaced work and shall
immediately report any discrepancy to the owner. Where the requirements
of the work write-up fail to comply with such applicable ordinances or
codes for the new or replaced work, the owner and the City will adjust the
contract by change order to conform to such ordinances or code and make
appropriate adjustment in the contract price unless waivers in writing
covering the difference have been granted by the proper authority.
14. The contractor shall comply with all non-discrimination clauses included
in the contract; non-compliance will result in termination of the
contract.
15. Bids or proposals will be submitted at the bidder's risk and the City or
the owner reserve the right to reject any or all bids or pr6posals.
16. Subcontractors shall be bound by the terms and conditions of the sontract,
insofar as it applies to their work. This shall not relieve the general
contractor from the full responsibility to the owner for the completion of
all work to be executed under this agreement and he shall not be released
from this responsibility by any subcontractural agreement he may make with
others.
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17. When adjacent property is affected or endangered by any work done under
.this contract, it shall be the responsibility of the contractor to take
whatever steps are necessary for the protection of the adjacent property
and to notify the owner thereof of such hazards.
18. Repairs shall be made to all surfaces damaged by the contractor resulting
from his work under this contract at no additional cost to the owner.
Where "repair of existing work" is called for by the contract, the feature
shall be placed in "equal to new condition" either by patching or
replacement. All damaged, loose or rotted parts shall be removed and
~eplaced and the finished work shall match adjacent work in design and
dimension.
19. After the final inspection and acceptance by the owner of all work under
the contract including cleanup, the contractor shall submit to the owner
for approval his requisition for payment. When the required warranties
and the release of liens have been executed by the contractor, the final
payment minus a 10 percent contingency will be made which will include any
amounts remaining due under the contract as adjusted in accordance with
approved change orders and subject to withholding of any amounts due the
owner for "liquidated damages" as may be necessary to protect the owner
against any claim arising from the contractor's operations under the
contract. Payments will be made within 10 days of formal requisition for
payment. Only one partial payment may be made when 50% of the work has
been completed.
20. A Rehabilitation grant may be made only to cover the cost necessary to
bring the dwelling into conformance with Section 8, Existing Housing
Quality Standards. The two categories of repairs listed below are to be
included as priority items~
A. Required Repairs: Code violations which create hazardous conditions
in regard to safety or health will generally involve the basic
heating, plumbing or electrical systems.
B. Recommended Repairs: Code corrections or preventive maintenance
efforts which should be undertaken to avoid more costly future
action.
(1) Heating, air conditioning, plumbing and electrical improvements
(2) Weatherization
(3) Exterior work such as roofing, siding, painting, step and porch
repair and retaining walls
(4) Interior work such as renovation and repair of existing kitchen
and bath facilities.
21. M~bile homes are not eligible for rehabilitation assistance.
22. The Denton county Appraisal District automatically reappraises any house
where a building permit is issued. The homeowner should be aware of this
fact. If the home is reappraised, yearly property taxes may also
increase.
23. Change orders may be made to cover an item of work which cannot be
determined until sometime during the course of the rehabilitation work.
The Community Development staff shall not consider a change order proposed
by a bidder that is not called for in the contract document prepared by
the community Development Office. Change orders will be considered as
follows:
A. Change orders are used to add work necessary to correct incipient
items that have been found to be defective after work is in progress
but were not anticipated at the time the contract was executed.
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B. Change order requests will be limited to only those items that must
be corrected to meet Section 8 standards and/or city code require-
ments.
No change orders for recoramended or general property improve-
ments will be approved.
C. The change order amount is limited to a maximum of lO percent of the
total contract amount. If it is necessary to request a change order
to make required repairs and the contract is already at the program's
maximum allowable expenditure amount, a work item of less priority
will be deleted from the bid proposal in order to compensate for the
added amount. However, if there are no work items of less priority
to delete from the bid proposal, the project's maximum amount must
be approved by the Community Development Administrator.
D. Change orders will be used when it is necessary to delete work from
a co~tract for any reason. When items are deleted from the contract,
they shall be at their previously bid amount. When items are deleted,
but do not have specific costs, in such cases the contract shall be
reduced by negotiating the cost at prevailing rates.
E. All change orders shall be executed by the homeowner, contractor, and
a member of the Community Development staff prior to work being
completed.
F. Except for the purpose of affording protection against any emergency
endangering life or property, the Contractor shall make no change in
the work or rehabilitation, provide any extra or additional work or
supply additional labor, services or materials beyond that actually
required for the execution of the contract.
G. All change order requests must be submitted by the contractor, signed
by the homeowner and approved by the Community Development Adminis-
trator. No claim for an adjustment of the contract price by the
contractor or homeowner will be valid unless this is do~e.
H. The approval of a change order shall constitute authorization by the
homeowner and Community Development Administrator to change the grant
amount equal to the cost of the work added or deleted.
I. It may be necessary to change the time of completion due to the
addition of certain work items or delays that are beyond the
contractor's control.
If the contractor feels that any of the limitations listed above will
result in the incomplete rehabilitation of the structure as specified
in the contract, he may appeal the limitation to the Executive
Director of Planning and Community Development.
24. If the work completed is not in accordance with the construction contract,
a member of the Community Development staff shall advise the property
owner of the non-compliance who then shall obtain appropriate action from
the contractor. No payment shall be processed on a construction contract
until a contractor has satisfactorily completed all necessary corrective
action.
25. The owner shall be able to select the color and style of certain materials
(i.e. carpet, floor covering, paneling, paint, etc.). No more than one
selection of carpet and vinyl may be made. No more than two interior
paint choices and two exterior paint choices may be made (main color and
trim).
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26. The contract warrants that all materials, fixtures, and equipment
.furnished by the contractor and its subcontractors shall be new, of good
title and that the work will be done in a neat and workmanlike manner.
Neither the final payment nor any provision in the contract nor partial or
entire use or occupancy of the premises by the owner shall constitute an
acceptance of work not done in accordance with the Contract or relieve the
Contractor of liability in respect to any express warranties or responsi-
bility for faulty materials or workmanship. The contractor shall promptly
remedy any defect in the work and pay for any damage to other work
resulting therefrom which may appear within a period of one year from the
date of final acceptance of the work unless a longer period is specified.
The owner will give notice of observed defects with reasonable promptness.
27. Interest of certain federal and other officials:
A. No member or Delegate to the Congress of the United States and no
Resident commissioner and no federal employee shall be admitted to
any share or part of this contract or to any benefit to arise from
B. No member of the governing body of the City and no other public
official of or within the City or County who exercises any functions
or responsibilities in connection with the administration of the
Community Development Programs and no other employee of the Depart-
ment of Planning and Community Development who exercises any such
functions or responsibilities shall have any interest, direct or
indirect, in rehabilitation proceeds which is incompatible or in
conflict with the discharge or fulfillment of his functions and
responsibilities in connection with the carrying out of the Homeowner
Rehabilitation Program. The length of time this exclusion shall be
in effect is one year following the ending of term of office and
shall be binding upon, but not limited to, all of the individuals and
agencies herein described.
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MINIMUM REHABILITATION
STANDARDS
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MINIMUM REHABILITATION STANDARDS
Roofs: Roofs should not leak and have no evidence of rotted decking, fascia or
soffit. Any roof with two or more layers of roofing must be stripped to the
decking. If it is determined a new roof is necessary the decking must be checked
for broken or rotted decking and shall be repaired or replaced as needed. Where
new decking is required the material shall be one-half inch plywood or one-half
inch waferboard to be used with H clips between sheets. All roofs that all
stripped shall be replaced with new 30 pound felt paper, the proper flashing and
metal drip edge with 240 pound shingles. Any roof with less than a 4/12 pitch
shall be covered with rolled roofing, with at least 12 inches of lap, if
installation of rolled roofing is not sufficient to promote proper run off roof
will be rebuilt.
siding and Trim: Ail exterior siding and trim shall be free of holes, cracks or
retted material which might admit moisture into walls. New siding may be applied
only if the cost of new siding and installation is comparable to the repair and
painting costs of the existing siding.
Windows: Ail windows and hardware shall operate satisfactorily. Cracked or
broken windows shall be replaced. Window glazing shall be weather tight and
windows shall be weather stripped so as not to allow entry of air and water
around the glass, sashes or window casings. All windows shall have screens and
working locks.
Drainage: The grade of concrete or dirt should drain at least five (5) feet away
from foundation walls.
Site Improvements: Ail replaced concrete surfaces are to be level with the
widths to match the existing surfaces.
All steps both concrete or wood that pose a threat to the occupants shall be
repaired or, if necessary, replaced with treated material or concrete.
Foundations and Piers: Skirting shall be six (6) inches underground level. If
it is necessary to install skirting, new 22 or 24 gauge skirting shall be used.
Kitchens: Kitchens shall have a specific area which contains a sink with hot and
cold running water, counter work space, storage space for food and space for
storage of cooking utensils.
Stairs: Ail stairs shall provide for the safety of ascent and descent. Ail
treads and risers should show no evidence of breakage or have evidence of
excessive wear. Ail stairs shall be equipped with handrails.
Utility Areas: Gas or oil fired water heaters or furnaces shall not be located
in the bathrooms or bedrooms. In addition to all plumbing and electrical codes,
water heaters, air conditioners, and furnaces shall be enclosed with a sealed
door and adequate upper and lower combustion air. All washer and dryer hookups
must meet City Code.
Structural System: The wood, masonry or steel components shall be in serviceable
condition for the expected useful life of the rehabilitated building. Structural
members which are in seriously deteriorated condition shall be replaced.
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Sagging and non-level floors shall be raised and stabilized as level as possible
without causing interior damage.
Termite inspection is required and treatment shall be done if evidence of active
infestations exist. A certified pest control company will carry out the
treatment and present documents of proof and warranty.
Electrical system: Ail replacement of existing wiring and equipment shall be
done in conformance with the National Electric Code and the City of Denton Code.
Any potential source of electrical hazard or ignition of combustible material
shall be corrected.
GFI outlets shall be used in bathrooms, kitchen, garage, and exterior recepta-
cles. Additional outlets shall be added to eliminate extension cords and, at the
request of the City Inspector, to meet City Codes.
Plumbing: The plumbing system shall operate free of fouling and clogging, and
not have cross-connections which permit contamination of the water supply or back
siphonage between fixtures.
All sinks, lavatories, water closets, water heater, and other plumbing fixtures
shall have accessible cutoff valves. Ail fixtures shall have P-traps, necessary
vents and be properly connected to a public or private sewage disposal system.
Ail sewer lines shall have accessible cleanouts. Ail water heaters shall be
installed with double wall vent stack, a pop-off valve, and overflow to the
exterior of the structure.
Mechanical Equipment: Ail gas fired heating units must be vented with double
wall pipe and proper upper and lower combustion air. The unit shall not be
installed in a living area such as bedrooms or under stairways.
Rigid gas pipe must be used to supply heating units with a maximum of three (3)
feet of flexible pipe from the stop to the appliance. Ail duct work shall be
properly sealed from the heat source to the register vent and from the return air
supply to the heat source.
HVAC duct insulation must be R-4 or greater and pipe insulation must be R-2 or
greater.
Insulation and Weatherisatien: An R-30 insulation value in the attic shall be
required.
Exterior Doors: Ail exterior doors shall be solid core. All locks shall be
capable of tightly securing the door and shall be readily openable from the
inside without the use of keys. Ail exterior doors shall be weather stripped so
that there is no significant entry of air or water into the structure.
Porches and Decks: Ail porches and decks shall be safe and capable of supporting
anticipated loads. Ail porches and decks in deteriorated condition and which
serve no useful purpose or which are not economically repairable shall be
removed.
Porches and decks thirty (30) inches above grade shall have guardrails and
flights of stairs with four (4) or more risers. They shall have a handrail on
at least one side.
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Gutters and Downspouts: Gutters and downspouts should exist where they are
deemed necessary to promote proper drainage. Gutters will not normally be
installed if they do not already exist.
Downspouts that cannot be connected to drain tiles shall have splash backs with
proper site grading.
Chimneys and Vents: Furnace and water heater vents shall be double wall vent
pipe.
Existing unlined masonry chimneys having open mortar joints or cracks shall be
removed or made safe by installation of a UL approved flue liner.
Vent-a-hood stacks shall be vented through the roof.
Interiors: Ail floors, walls, and ceilings shall be maintained in good, clean,
and sanitary condition. Ail peeling paint, cracked or loose plaster, and other
defective surface conditions shall be eliminated. Ail doors shall be opera-
tional.
Carpet and vinyl that is badly worn, torn or too dirty to be cleaned shall be
replaced. This shall be determined by the C.D. Housing Inspector. Existing
carpet shall be cleaned by a commercial steam cleaner, if necessary.
Bathrooms: An operational water closet, tub or shower, and lavatory should be
in the bathroom. Hot water should flow to the lavatory and tub or shower. Cold
water should be supplied to all fixtures. Either a window or an exhaust fan must
be present to properly vent the bathroom.
Cabinets: Built-in kitchen cabinets shall be repaired up to 50 percent of the
cost of new cabinets. Bathroom cabinets are not required.
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APPENDICES
APPENDICES
Appendix 1 Cazzying Out Enezgy~Saving Requize~
ments foz Single-Family Buildings
Appendix 2 Section 8 Existing Housing/Pzogram
Appendix 3 ...... QUALIFYING INCOME LIMITS ANDRANGES
FOR THE CITY OF DENTON'S FEDERALLY
ASSISTED PROGRAMS
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Appendix
CHAPTER
[1t il I I I Itl Carrying Out Energy-Saving
Requirements for
Single-Family Buildings
energy used in the U.S. Of this araount, ways of reducing heat loss and
about 50 to 6096 is used for heat. conserving energy in accordance with
Another 12 to 15% heats water and those requirements.
' . about $ to 8% is used for air-
conditioning. Lighting and appliances
take from 12 to 20%. DEFINING A
SINGLE-FAMILY BUILDING
Since so much of the enerlD' goes for
heat and hot water, that is where mo6t A single-family detached house is a
savings can be realized aud that is why single dwelling unit that stands alone
weatherizing, or retrofitting, a house is with four sides exposed. Single-family
so important. Just how much energy a attached stmctur~ are dwellings such a!
· particular house will use depends on duplexes (which are, in effect; two
many factors, including: single-family homes that share a
I. The climate where the house is common wall) and rowhouses or
. located townhouses (several single-family
2. Th~ ii~e and design of the building houses attached to each other).
and its orientation to the sun
3. How well the building is currently In addition, there are large, usually
insulated older, structures consisting of tWo to fou
4. How~effectively the existing eaullcing separate dwelling units that are struc-
and w~atherstripping prevent air tm'ally similar to the single-family
infiltration detached house.
$. Whether the building is air-
conditioned This chapter pertains primarily to single
6. The occupants' energy.consumption family buildings with either a wood-
habits frame construction (in which wooden
studs, joists, and be,ms mal~e up the
Chapter 2 provided an overview of the building's frame) or a masonry construc
general and particular requirements for tion. However, the calculation tables for
single.family buildings. This chapter will single-family buildings are applicable
help rehabilitation specialists, single- only to wood-frame construction types
family property owners, HUD Area
Applying the Cost-Eff~ctl~ ~ Standards hi R~lmbilltstion Prol~ts 15
that have cavities in the walls where conditioning will be pushed outside by Caulking*
insulation may be placed, the flow of wanner air coming in. Caulking is a very simple way to greatly
reduce unwanted air flow. Filling cracks
Movement of heat results fi.om radia- and openings in outside wails with a
ENERGY REVIEW tion, conduction, or convection, or some c~tdkiv~g compound is an easy, economi-
combination of these three, cai way to realize large savings in energy
costs. Homeowners can maximize their
To pinpoint th~ areas in a single-family
building that can benefit from energy Radiation occurs when a source of heat, savings, of course, by applying caulking
conservation measures, an energy review such as the sun or a hot radiatori sends themselves rather than paying someone
is needed. The energy review is actually out heat waves. Heat radiation through else to do it. It is not a difficult job.
part of the rehabilitation inspection, glass windows is welcomed in the winter,
Wl~le inspecting the siructural condition hot ia the summer, it can introduce When selecting caulk, note that materi-
of a buiiding's roof and walls, for · unnecessary heat into a building, als of different quality are available.
example, the person conducting the There are three basic type~ of caulk.
inspection would also make note of Conduction is the flow of heat through or resin-based caulk is the least
insulation needs, the absence of storm one physical material to another ur just expensive, but it is also the least
windows, and so forth. Upon completion out into the air. Insulating materials help effective. It is readily available and will
of the combined rehabilitation inspection- to reduce heat conduction substantially, bond to most surfaces, but it tends to
energy review, he or she would use the harden and crack al~r 2 to 4 years.
calculation tables shown in Chapter 2 to Convection occurs because warm air is Some how-to ~uides advise against using
determine the most cost-effeotlve lighter than cold air and will move it.
measures, upward. As cold air becomes warm, it
rises. More cold air moves in to replace Latex and butyl-based caulks arc a
it, and Jt too becomes warm and rises, little more expensive, but they are much
REDUCING HEAT LOSS An air current develops that moves more durable than oil-based caulks.
heated air around a space in a They usually last from 6 to 20 years ~ '
As noted in Chapter 2, HUD Energy predictable direction. For this reason, hold up well to building expansion a~
Standards. reeo?i~e that energy-saving most heating devices are put in or close contraction caused by. changes in
improvements must ho tailored to the to the floor, temperature.
type of building and the kind of
rehabilitation being can'ied ouL In all Combinations are frequently involved Eiastomeric caulks, such as polyure-
cases, however, the iml~o~'ements must in the movement of hot air. Radiators thanes, silicones, or polysulfldeg, are the
be cost-effective, radiate heat and warm an entire room most durable and most expensive caulks.
due to convection. Radiators also They will last 20 years or more and are
In most houses, the ~ practical step conduct through their metal casing. In exceptionally good at withstanding the
toward energy savings is bloet4*~ the the winter, heat radiated by the sun and type of expansion and contraction
flow of air into (!nfi!tration) and out of conducted through glass windows can be caused by exlreme temperature fluctua-
(exffitration) the building. To minimize a welcome _ottti!tional source of warmth tions. Elastometic caulks can also be
this heat loss invol/es, among other · for a home. used with filler material, such ns oakum,
thillgs, caulking or weath~hlpping all c.s**lldnS cotton, sportive robber, or
cracks ur joints including those around Studies have shown that a substantial flbcrglass, to close large cracks.
windows and doors that are tightly shut. amount of indoor heat is lost as it moves
l~ducing heat loss in this way is so through cracks and openings in the Most c3t~!king compound comes in
clearly cost-effective, it is a general building, including electrical outlets and tube~. Direetlons on the tube tell how to
requirement for any project approval switches in oui~ide walls. Major heat cut the nozzle and apply the compound
under the HUD rehab/litation progr~ras losses also result from convection as with a c8~dkir~g ~n. Cat~!ki~g guns are
· mentioned in' Chapter 1. warm air moves up furnace flues and inexpensive and readily available at
fir~lane Chimneys. Cmdking and weather- hardware stores and building-supply
Some Facts About Air Flow slripping are two energy-saving improve- houses.
Heat flows from its source to a colder ments designed to reduce this heat loss
area. Hot air also rises. For these that causes high heating and cooling Apply caulkin8 to all fixed joints, for
reasons, when houses are heated in bills, example:
winter, the hot air is always trying to get · Around windows and doors where
out and the cold air is always trying to fi.ames meet siding
come in. In s~mmer, of eourse, the .
opposite is true. Air cooled by air- *This is a general requirement.
16 Applyin~ the Cost-Effective Energy Standards in Rehabilitation Projects
· Between windowsills and siding Door sweeps, consisting of vinyl or felt- along the side of the robe and slip it Over
· Between plates and foundation backed metal strips, can be applied to the pipe, sealing it with duct tape at the
· Around all holes for pipes, ducts, or the bottom of doors to reduce air joint.
electric conduits through outside walls infiltration,
· Around all holes through a wall Fiberglass pipe insolation often Comes
separating heated and unheated · Many how-to guides are available that with a paper barrier backing. This
.spaces, such as attached garages, provide detailed, step-by-step instruc- backing may not be suitable for use as a
storerooms, or attics . tioaslfor installing weatherstripping, vapor barrier. Be sure to read the
· Between unheated porches and the Some of these guides are listed at the instructions. To apply fiberglass insula-
main body of the house end of this chapter, tion, make a slit down the length of the
· Where the chimney or masonry meets side of the fiberglass and wrap it around
the siding the pipe. Seal the joints with duct tape or
· Around the outside of water faucets INSULATING REPLACEMENT the paper banking.
HVAC SYSTEMS*
This list is not exhaustive. For more Unlike heating and cooling systems, in a
information, refer to the reference guides Because of conduction, as much as 40% home hot-water pipes for domestic
suggested at the end of this chapter, of heating and cooling energy can be lost systems are used only sporadically. A
through uninsulated pipes and ducts in rehabilitation specialist should deter-
cold areas. For this reason, when mine whether it is feasible and cost-
WEATHERSTRIPPING* replacing heating, ventilating, and air- effective to insulate the hot-water pipes.
conditioning systems, HUD Energy
Weatherstripping, like caulking, reduces Standards require that all pipes and
unwanted air flow. Caulking is applied to ducts be insulated. HIGH-EP'P'ICIENCY
fixed joints; weatherstripping is applied HVAC SYSTEMS*
to the moving parts of doors and All supply and return pipes and duets in
windows. Weatherstripping comes in the new HVAC system should be A HVAC system that is improperly
strips of thin-spring metals, rolled vinyl, insulated to the following specifications adjusted or is poorly suited to a building
felt sweeps, or foam rubber. These whenever they run through uncondi- may waste an enormous amount of
materials help to seal windows and tioned spaces: duct insulation must be energy. For instance, a system that is
doors tightly to prevent air.leaks. While RS, or greater, and pipe insulation must "oversized" operates inefficiently. An
most wea~herstripping can be applied to be R-2 or greater. (Refer to the section oversized system is one that produces
both doors and windows, some types are on insulation later in this chapter for an more heat or air-conditioning than the
designed to be used on either one or the . explanation of R-valuas.) space it is servicing requires. For
other, example, if a heating system runs on a
It'is not difficult to insulate pipes and steam boiler, it would be inefficient to
Thin-spring metal weatherstripplng ducts. Duct insulation generally comes boil more water than is needed to heat
can be used on both doors and windows, in blankets 1 or 2. inches thick. A vapor the house. The oversized s~stem burns
Though it is somewhat difficult to install, barrier should be attached to the exterior fuel and heats up the room too quickly.
it is the most durable (and most side of insulation for air-conditioning and then shuts off. Excess heat that
expensive) type ofweatherstripping. It is ducts. Seal the insulation joints tightly to ordinarily would have been pushed into
virtually invisible when in place, stop condensation. Before you insulate, the room by a properly sized system now
seal all duct seams tightly and tape any merely remains in the pipes because
R~lled, or flexible, vinyl is durable and leaks. Various how-to guides discuss the the system is turned off. Often this
easy to install. It is made with a metal application of pipe and duct insulation, excess heat is lost through the furnace
backing for doors and without a backing , (See references at the end of this flue or simply cools down in the pipes.
for windows, chapter.) Furthermore, the constant on-and-off
action of the system wastes fuel. In
Felt and foam-rUbber weatherstrtp- Pipe insulation is available either as ure- contrast, a properly sized system that
ping are inexpensive and easy to install, thane foam or fiberglass. Urethanefoam matches building needs may run longer
but they are not very durable. They tend can be purchased as a foam tube 6 or 8 but will use less fuel because it burns
to shrink after a short period of time. feet long. To apply, simply make a slit fuel at a slower rate.
Some types have a seW-adhesive
backing. These types should never be *This is a general requirement only/f *This is a general requirement only ~'tbe
used where friction occurs, the system is being replaced. It is ' system is being replaced. It is desirable
desirable at other times if the pipes at all times if the present system is
· This is a general requirement, are acoassible, oversized.
Applying the cost-Effective Ener~' Standards in Rehabilitation Projeet~ 17
For these rea~ous, the Energy Standards Although not required if the strUctural Most insulation packages list the
reciuire replacement HVAC systera~ to component is not affected, such improve- R-value of the content~ in compliance
have high-efficiency systems and burners ments can save a conalderable amount of with Federal Trade Commission (FTC)
that are not oversized by more than energy and reduce fuel cos~ signifi- regulations. However, for insulation
15%. A competent installation contrac- cantly, previously installed, the R-value ca~ be
tot can determine which system is most estimated by First measuring in inches
efficient for a residence. In most circumstances, if the energy the thickness of the insulation. Tlds
saving~ do not pay for the required ira- figure is then multiplied by 3.0 for an
The efficiensy of a system is often provements over either the term of approximate K-value.
affected by its size, relative to the the loan or the useful life of the improve-
building needs, as well as by any ment (whichever is shorter), the i~- There are severnl ~ypes of insulation:
changes made to save fuel. Any energy- provement should not be made. (See butts and blankets, loose-fill, and rigid
conserving improvement--such as in- Chapter 2 for procedures to determine hoard.*
st~lllng insulation in celiings and walls cost-effect~iveness.)
or adding storm windows--cun came a Butt and blanket insulation, like most
heating system to become oversized. It is Insulation* home insulation, is made of mineral
a good idea to recheck the system aider An adequate level of insuiatinn will fibers, either processed fiberglass or rock
making modifications and correct any benefit a house or building in many wool. BaRs and blankets are used to
oversizing. Oil or gas system par~ can ways; I~ulation slows down the rate of insuiate unfinished attic floors, un-
some'dines be repaired or replaced at heat conduction, keeping heat in living finished aRin ceilings, unfinished walls,
min|mnl effort and expense. For in- areas for longer time periods. As a and the underside of floors. This type of
stancu, the amount of fuel consumed by result, less heat is used in winter and air insulation is best suited to a s~a~dard
an oil furnace may be reduced as much conditioners usually operate for shorter joist or rafter spacing of 16 or 24 inches.
as 20% simply by repairing a faulty periods in summer without sacrificing Both baRs and blankets come in width~
burner nozzle or by ix~nlllng a smaller comfort. .of 15 and 23 inches. They are availab~7
one. Although such modifications do not either with or without a vapor liarril
require replacement of the entre HVAC Adequate insulation may also affect the backing. Bat~s genera~y come in
system, they are generally cost-effective efficiency of hentlng and cooling systems sections 4 or 8 feet long. BInnlcets come
and should be considered, and permit "downsizing.' For instance, in long mils that are cut to the desired
more efficient furnaces, furnace flues, air length for ins~llation.
conditioners, and duct system~ may be
ADDIIlONAL ENERGY installed. Smaller, more efficient uuits or Loose-ifil insulation is either poured in
CONSERVATION MEA5 .URES* dowusized nozzles may be possible to or blown into floors or walls. Poured-in
use to imp~oYe efficiency and savings, loose-fill is made from celluin~ic fiber,
The Energy Standards require such Additionally, insulation helps to sound- rock wool, fiberglass, granulated cork,
thermal improvements as the iustaHation proof. Because it is usually fire resistant, vermiculite, slag, and other fibers. It is
of insulation and s~rm doors and iusulation may serve as a deterrent to the used to insulate unfinished attic floors.
windows only if it is cost-effective and spread of fire. Blown-in Ioo~e-t~l is made fi'om cellu-
feasible to do so. (See Chapter 2.) Ii'the lo~ic fiber, rock wool, or fiberglass. It is
pmp~ed rehabilitation require~ the The type of insula~on and the best used to insulate unfinished attic floor~,
removal of interior or exterior wails, iustaHation method may vary from one finished attic floors, and finished frame
ceilin~, or floor coverln~ the level of case to another. The level of effective- walis. It can be poured into the cores of
insulation may need to be upgraded. If it ness of an insulation material is ~At,,d as masonry bloclc~. Loose.ifil iusuiation is
involves replacing window sashes or its R-value. R-value is the degree to the b~t type to use for irregularly
slmil~' extousive repairs, storm windows which a material is able to resi~ heat spaced jolst~ or ral~ers or in arens where
and doors may ~ need to be ndcled, flow. The higher the ~nt~rial's R-value, there are _many obstructions: If an
the greater is itc ability to iasulatz, existing wail has any insulation, or if a
Although the Energy Standards only Building matoriais as well as insuladon vapor barrier do~ not exist, or if not
require that these measures be taken in m*~,~ria]s have different R-values. These being made acc~sibl~, the Energy
il~ potion of the b~'ldln~v being rehabi~ must be considered in determ;n'ng the Standards do not require blowing or
ta~d, consideration should al~o be total thermal resistance of a building, pouring additional insulation.
in~nlllng storm doors and windows
where and whenever it is cost-effective. ~ is required ir co~t-effective and ~l'be U;S. Consumer Product Sal,.
when rehabilltadon involves that Cornrn~sion has banned the use of
*l~ed only ir c~t-affective, portion of the building to be inflated. Formaldehyde foam iusuiation.
18 Applying the Cost-Elfectlve Ene~ Standards In Rehabilitation projects
As loose-fill insulation, cellulosicfiber dead air space between themselves and A number of types of storm windows
has approximately 30% more insulating the primary door or window, available.
value than rock wool for the same
number of inchas installed. It is Storm doors and windows may be Single-pane glass, plastle shee~, or
chemically treated for fire and moisture installed in several ways. Make-it- rigid plastic storm windows are easily
resistance. CheCk the bags, which should yourself doors and windows are assem- inst~ed in the fall and removed in the
be clearly labeled to show the material bled by the homeowner and then spring.
meets federal specifications for ftre installed. Ready-made doors and win-
resistance, flows come already assembled and are Triple-track glass or eomblnation
purchased in the most suitable size. storm windows are used for double-
Rigid board insulation is made from Custom-made doors and windows are hung or sliding windows. These come
fiberglass, polystyrene, and polyure- specially made to the exact measure- with screens and can be easily opened
thane. It is usually 10 to 24 inches wide ments. Custom-made windows and and closed for ventilation. (Doubte-tra~
and 48 inches long and comes in a doors fit best and last longer tfian the units without screens are available at
variety of thicknesses with a high other types, but they are more ex- lower cost.) If installed properly, plasti
insulating vaiu,;. This type of insulation pensive. Regardless of the typa installed, storm windows are as effective as glas¢-
is in basement walls, on the outside of storm doors and windows should fit well ones.
smd walls ns sheathing, or as perimeter and be properly caulked and weather-
insulation on masonry walls and in stripped.
.cathedral ceilings. Polystyrene and MOISTURE PROBLEMS
polyurethane rigid board installed on the . If it is not possible to install storm doors
inside wall surface must be covered by and windows throughout the building, After thoroughly insulating and weath¢
½-inch gypsura wallboard for fire they should be installed on the sides izing a house, moisture problems conic
resistance and Should be installed by a facing north and toward the prevailing occur because all the leaks through
reputable contractor, winds, where they will be most cost- which moisture could escape have bee'
effective. In existing houses, storm closed off. In the home, people genera~
Storm Doors and Windows* windows tend to be more cost-effective moisture from bathing, cooking, and
A rehabilitation special/st will determine than double-pane windows for two body heat. There is always moisture
whether the application of storm doors reasons: They reduce air infiltration the air. The trick is to stop it from
and windows is feas~le and cost- around the window sash, and they are condensing. Vapor barriers and ventila
effective. Storm windows are usually a less expensive to install, lion are two simple ~nswers to this
good idea. However, three layers of potential problem.
window glass are not recommended.
Three layers are cost-effective only Figure l FLOW OF MOISTURE IN A BUILDING
when existing windows are double-
glazed or when the sash is completely' OUTSIDE. INSIDE
replaced. If the sash is replaced, · .
insulating frames should be installed in ;~[' Warm Air
very cold areas. Cold Air
A storm door or thermai door is ~ WARM VAPOR
recommended if the primary door is BARRIER
hollow-core or if it is more than 2596
glass. A storm door is a glass door that is '
installed outside of the primary door. A ~
thermal door is a tight-sealing door made 'i~' FLOW OF
MOISTURE
with insulating material and is i~stalled ~ ~
in place of th'e pr/mary door.
Storm doors and windows reduce heat Exterior Surface - I~[ COLD VAPOR
loss and air infiltration by creating a BARRIER
Insulation m
· This is required only ff cost-effective
and when rehabil/tafion involves that
portion of the house.
Applying the Cost-Effective Euerg, y Slandards in Reh~bllltaflou Projects
Vapor Barriers Consult an energy auditor or rehabilita- saving improvements to a rehabilitated
A vapor ba~er is a specially treated tion specialist for the proper use of vapor dwelling.
paper, thin plastic sheet, or Iow- barriers in ceilings.
permeance paint that prevents condensa- Examining a Single-Family Home
tion of water vapor inside a house. The Ventilation The owners of a single-family home in
term' vapor barrier,' which is corn- Proper ventilation in attics is important Boston have applied for a Section 312
moaly used in construction, is somewhat to remove excess moisture from the Rehabilitation Loan. They have been
misleading. Vapor barriers do not house. If an attic has insulation but no told that they are eligible for a loan at
completely bar the transmission of water vapor barrier, a good rule of thumb for 3% for 20 years. A rehabilitation
vapor. They are actually vapor-resistant determining the minimum ventilation specialist has undertaken an energy
membranes that should have a vapor area is to take the square footage of the review, and has obtained the following
permeance (the rate that moisture can floor area of the attic and divide it by information.
pass through materials) of not more than 150. Thus a 1,500-square-foot attic
one perth (see Glossary). For this should have 10 square feet of clear, · Heating oil at $1.05 per gallon is used
reason, the term "vapor retarder" is unobstructed ventilation area (1,500 + to heat the house.
ollan used for vapor barrier. 150 ---- 10 sq f~). If the attic has both · Electric air-conditioning at $0.08 per
insulation and a vapor barrier, i~md the Kwh is used to cool the house.
Moisture generated inside tries to move ventilation area by dividing the floor · Boston has a total of 5,634 heating
out ofthe building. (See Figure 1 .) area by 300 (for example, 1,500 + 300 degree days.
Vapor barriers are important because ---- 5 sq. R.) · Boston has a total of 800 cooling
hours.
they stop this moisture in a warm area
where it will not condense. For this Attic ventilation works best with two or · The current ceiling insulation has a
reason, vapor barriers should be applied more vents to permit circulation of air. If value of R-2. There is no insulation or
to the plasterboard or d~wall of a wall possible, use a high and a low vent--for vapor barrier in the walls and no insu-
or ceiling next to existing insulation and example, an nave or soffit vent at the lation in the floor over the basemep' '
on the warm side of insulated floor bottom of the ruofline and a gable or
sections over crawl spaces, ridge vent in the uppor part of the roof. The rehabilitation specialist also not
that the basement and attic were not
If additional insulation is put in, be sure heated and the windows are all single-
that a second vapor barrier is not applied CASE STUDY glazed. No replacement of mechanical
between layers of insulation. A second equipment is recommended at this time.
vapor barrier would trap moisture The following case study is intended to Using this information and the calcula-
between layers of insulation and show how rehabilitation specialists tion tables shown in Chapter 2, the
eventually ruin it. Moisture that is determine the best application of energy- rehabilitation specialist develops the
trapped within a buildillg wall could also following Summary chal~
cause the stl'uctural members to roL
SUMMARY CHART
· Location: Boston, Massachusetts
· Section 312 Rehabilitation Loan program
(Finance terms, 20 years @ 3%)
FUEL TYPE
Bulldln~ Oil Gas Electricity
Component @ $1.05/gal ~ $0.5$/therm ~ $0.08 Kwh
Ceiling R-38 R-38 R-38
Floor R-19 R-19 R-19
Wall R-13 R-la R-13
~ S~ or Thermal S~ or ~ Storm or Thermal
20 Apples ~e ~-Effeetive Ene~ S~'sn~e in Re~bili~sti°n P~J~
Planning the Rehabilitation heat loss, it is not as effective at reducing In the Bank or Up the Chimney?
The proposed rehabilitation involves the air infiltration as storm windows. (Department of Housing and Urban
removal of coverings for three exterior Therefore, storm windows should be I)cvelopment, April 1975, 72 pages).
walls and most of the ceiling. Removal applied to all windows. This guidebook provides simple, detaile
of the floorboards over the unheated instructious for either contractor or do~
basement will also be necessary. Door. The proposed vestibule pre- it-yourself installation of caulking,
Replacement of the primary storm vents the need for a storm or thermal weatherstripping, storm doors and win-
sashes is contemplated where exterior door at the front entrance. However, for dows, and insulation (attics, floors, and
walls will be removed. A vestibule is side and back entrances, storm or walls). (Available from Superintendent
planned for the front entrance, which thermal doors should be installed, of Documents. U.S. Government Print~
lng Office, Washin/ton, D.C., 20402,
should help to conserve energy. Building Envelope. Caulking and Stock Number 023-000-00297-3. Pric~
Applying Energy-Saving Improvements weatherstripping should be applied $1.70.)
Given the proposed rehabilitation and wherever it is nonexistent or inadequate.
the recommended energy-saving ira- Since the building i~located in a cold A_,loftier excellent resource for free
provements, the rehabilitation specialist climate, a durable elastomeric caulk publications on do-it-yourself weatheri-
can make the following recommenda- should be applied. Spring bronze zation teclmiques is the Residential
tions concerning the application of weatherstripping is recommended for Energy Services Department (or a
improvements, doors and windows since it is the most similar consumer*oriented office) main-
clm'able type. rained by most local utility companies.
Ceilings. Although the ceiling does
not have a vapor barrier between the
rock lath and current insulation, if RECOMMENDED READING
adequate ventilation is provided, a vapor
barrier can be omittad. Since the Several weatherization guides are avail-
recommended insulation level is R-38 able to help make homes energy
and the current insulation value is R-2, efficient. The following three booklets
Table 6 (page 12) indicates that as much are particularly useful.
insulation as possible should be added
up to the R-38 level Thus it is cost- Insulation Manual: Homes/Apart-
effective to add approximately 9 inches men~. 2nd Edition (Prepared by
of baCt and blanket insulation up to the~ NAHB Foundations, Inc., Rockville,
depth of the structural member. Maryland, September 1979, 148 pages).
This detailed guidebook discusses all
Walls. Since no interior vapor barrier aspects of insulation. A variety of
and no insulation currently exist, an installation techniques are covered,
effective vapor barrier and insulation most of which assume some basic
should be installed up to the level of R- knowledge of consmiction on the part of
13. Lo~e-fill or batt and blanket the reader. (Available from NAI-[B,
insulation could be used. Publication Order, 15th and M Streets,
N.W., Washington, D.C., 20005. Price
Floor (Over Unheated Space). The $10.00.)
recommended insulation level of R-! 9
can be achieved w~hin the depth of the. How to Save Money by Insulating
joists. However~ due to the presence of Your Home. .(Federal Energy Ad-
electrical wiring, piping, and bracing in mlni~tration, National Mineral Wool
the basement ceiling, the inz-taliation of Association, Inc., September 1974, 1
insulation might not be cost-effective, pages). This well-illustrated guide dis-
Installation cost-astimates should be cusses installation techniques for
reviewed before a decision is made. weatherstripping and cn,lldng as well as
insulation. (Available from Office of
Wlndow~. Since the primary sashes Weathefizatinn, Department of Energy,
for windows on three walls are going to Washington. D.C., 20461. Also avail-
be replaced, double- or triple-glazed able from National Mineral Wool
windows could be added. However, Association, Inc., S,,mmit, N.J., 07901.
while double-glazing reduces conductive Price 30~, discounts for large orders.)
Applying the Cost-Effective Energy Standards in Rehabilitation Projects
Appendix 2
SECTION 8 EXISTING HOUSING/PROGRAM
S-882.109 Housing quality standards - Housing used in this program shall meet
the Performance Requirements set forth in this section. In addition,
the housing shall meet the Acceptability Criteria set forth in this
section except for such variations as are proposed by the PHA and
approved by HUD. Local climatic or geological conditions or local
codes are examples which may justify such variations.
(A) Sanitary Facilities (1) Performance Requirement. The
dwelling unit shall include its own sanitary facilities which
are in proper operating condition, can be used in privacy, and
are adequate for personal cleanliness and the disposal of human
waste. (2) Acceptability Criteria. A flush toilet in a
separate, private room, a fixed basin with hot and cold running
water, and a shower or tub with hot and cold running water
shall be present in the dwelling unit, all in proper operating
condition. These facilities shall utilize an approved public
or private disposal system.
(B) Food Preparation and Refuse Disposal - (1) Performance Require-
ment. The dwelling unit shall contain suitable space and
equipment to store, prepare, and serve foods in a sanitary
manner. There shall be adequate facilities and services for
the sanitary disposal of food wastes and refuse, including
facilities for temporary storage where necessary. (2)
Acceptability Criteria. The unit shall contain the following
equipment in proper operating condition: cooking stove or
range and a refrigerator of appropriate size for the unit,
supplied by either the owner or the Family, and a kitchen sink
with hot and cold running water. The sink shall drain into an
approved public or private system. Adequate space for the
storage, preparation and serving of food shall be provided.
There shall be adequate facilities and services for the
sanitary disposal of food wastes and refuse, including facili-
ties for temporary storage where necessary (e.g. garbage cans).
(C) Space and Security - (1) Performance Requirement. The dwelling
unit shall afford the family adequate space and security. (2)
Acceptability Criteria.
A living room, kitchen area, and bathroom shall be present; and
the dwelling unit shall contain at least one sleeping or
living/sleeping room of appropriate size for each two persons.
Exterior doors and windows accessible from outside the unit
shall be lockable.
(D) Thermal Environment (1) Performance Requirement. The
dwelling ~nit shall have and be capable of maintaining a
thermal environment healthy for the human body. (2) Accept-
ability Criteria. The dwelling unit shall contain safe heating
and/or cooling facilities which are in proper operating
condition and can provide adequate heat and/or cooling to each
room in the dwelling unit appropriate for the climate to assure
a healthy living environment. Unvented room heaters which burn
gas, oil or kerosene are unacceptable.
(E) Illumination and Electricity (1) Performance Requirement.
Each room shall have adequate natural or artificial illumina-
AAA005CE
tion to permit normal indoor activities and to support the
health and safety of occupants. Sufficient electrical sources
shall be provided to permit use of essential electrical
appliances while assuring safety from fire. (2) Acceptability
Criteria. Living and sleeping rooms shall include at least one
window. A ceiling or wall type light fixture shall be present
and working in the bathroom and kitchen area. At least two
electric outlets one of which may be present and operable in
the living area, kitchen area, and each bedroom area.
(F) Structure and Materials (1) Performance Requirement. The
dwelling unit shall be structurally sound so as not to pose any
threat to the health and safety of the occupants and so as to
protect the occupants from the environment. (2) Acceptability
Criteria. Ceilings, walls and floors shall not have any
serious defects such as severe bulging or leaning, large holes,
loose surface materials, severe buckling or noticeable movement
under walking stress, missing parts or other serious damage.
The roof structure shall be firm and the roof shall be weather
tight. The exterior wall structure and exterior wall surface
shall not have any serious defects such as serious leaning,
buckling, sagging, cracks or holes, loose siding, or other
serious damage. The condition and equipment of interior and
exterior stairways, halls, porches, walkways, etc., shall be
such as not to present a danger of tripping or falling.
elevators shall be maintained in safe and operating condition.
In the case of a mobile home, the home shall be securely
anchored by a tie-down device which distributes and transfers
the loads imposed by the unit to appropriate ground anchors so
as to resist wind overturning and sliding.
(G) Interior Air Quality - (1) Performance Requirement. The
dwelling unit shall be free of pollutants in the air at levels
which threaten the health of the occupants. (2) Acceptability
Criteria. The dwelling unit shall be free from dangerous
levels of air pollution from carbon monoxide, sewer gas, fuel
gas, dust, and other harmful air pollutants. Air circulation
shall be adequate throughout the unit. Bathroom areas shall
have at least one openable window or other adequate exhaust
ventilation.
(H) Water Supply - (1) Performance Requirement. The water supply
shall be free from contamination. (2) Acceptability Criteria.
The unit shall be served by an approved public or private
sanitary water supply.
(I) Lead Based Paint - (1) Performance Requirement. (i) The
dwelling unit shall be in compliance with HUD Lead Based Paint
regulations, 24 CFR, Part 35, issued pursuant to the Lead Based
Paint Poisoning Prevention Act, 42 U.S.C. 4801, and the owner
shall provide a certification that the dwelling is in accor-
dance with such HUD Regulations. (ii) If the property was
constructed prior to 1950, the Family upon occupancy shall have
been furnished the notice required by HUD Lead Based Paint
regulations and procedures regarding the hazards of lead based
paint poisoning the symptoms and treatment of lead poisoning
and the precautions to be taken against lead poisoning. (2)
Acceptability Criteria. Same as Performance Requirements.
(J) Access - (1) Performance Requirement. The dwelling unit shall
be usable and capable of being maintained without unauthorized
use of other private properties, and the building shall provide
an alternate means of egress in case of fire. (2) Acceptabil-
AAA005CE
ity Criteria. The dwelling unit shall be usable and capable of
being maintained without unauthorized use of other private
properties, and the building shall provide an alternate means
of egress in case of fire.
(K) Site and Neighborhood - (1) Performance Requirement. The site
and neighborhood shall be reasonably free from disturbing
noises and reverberations and other hazards to the health,
safety, and general welfare of the occupants. (2) Acceptabil-
ity Criteria. The site and neighborhood shall not be subject
to serious adverse environmental conditions, natural or man--
made, such as dangerous walks, steps, instability, flooding,
poor drainage, septic tank backups, sewage hazards or mud
slides; abnormal air pollution, smoke or dust; excessive noise,
vibration or vehicular traffic; excessive accumulations of
trash; vermin or rodent infestation; or fire hazards.
(L) Sanitary Condition - (1) Performance Requirement. The unit and
its equipment shall be in sanitary condition. (2) Acceptabil-
ity Criteria. The units and its equipment shall be free of
vermin and rodent infestation.
(M) Congregate Housing. The foregoing standards shall apply except
for paragraph (b) of this section, Food Preparation and Refuse
Disposal. In addition the following standards shall apply:
(1) The unit shall contain a refrigerator of appropriate
size.
(2) The central dining facility (and kitchen facility, if
any) shall contain suitable space and equipment to store,
prepare and serve food in a sanitary manner, and there
shall be adequate facilities and services for the
sanitary disposal of food wastes and refuse, including
facilities for temporary storage where necessary (e.g.,
garbage cans).
AAA005CE
STANDARDS OP WORKHANSHIP
STANDARDS OF WORKMANSHIP
GENERAL SPECIFICATIONS - 1.0
INDEX
Item Paqe Item Paqe
I. Foundation VII. Windows
1. Leveling 1 1. Wood Units 7
2. Skirt 1 2, Aluminum Units 7
3. Creephole Door 1 3. Window Screens 7
4. Ventilation 1 4. Reputty 8
5. Floor Framing 2 5. Window Glass 8
6. Floor Joists 2 6, Replace Sills 8
7. Weatherstripping 8
II. Walls (exterior) 8. Storm Windows 8
1. Replace Stud Wall 2
2. Repair Asbestos siding 2 VIII. Exterior Trim
3. Repair Comp. Siding 2 1. All Exterior Trim 8
4. Straighten Walls 2 2. Masonry 8
5. Replace Siding 3
IX. Finish Floors
III. Porches 1. Wooden 9
1. Removal 3 2. Tile Installation 9
2. Replace Wooden Flooring 3 3. Carpet 9
3. Wrought Iron 3
4. Wood Columns 3 X. Walls (interior)
5. Concrete Porch 3 1. Dry Wall Products 10
6. Stoops 4 2. Wainscot i0
7. Steps 4 3. Ceiling Insulation 10
8. Handrails 4 4. Ceiling Finishes 10
9. Guardrails 4
XI. Mill Work
IV. Walks and Drives 1. Material 11
1. Walks 4 2. Workmanship 11
2. Driveways 4
3. Approaches 5 XII. Painting
1. Material 11
V. Roof 2. General Requirements 12
1. Level 5 3. Preparation of Surfaces 12
2. Decking 5 4. Exterior Painting 14
3. Gutter and Downspout 5 5. Masonry Painting 14
4. Flashing and Valley 5 6. Interior Painting 14
5. Repair Comp. Roof 5 7. Caulking 14
6. New Built-up Roof 5 8. Application 14
7. New Built-up over Old 5
8. New Comp. over old 5 XIII. Finish Hardware
9. Ail Roofing Work 6 1. Finish Hardware 15
VI. Doors XIV. Miscellaneous 1. Exterior Doors 6 1. Counter Tops 15
2. Frame 6 2. Attic Vents 15
3. Threshold 6 3. Mechanical Ventilators 15
4. Ail New Openings 6 4. Vent-a-hoods 15
5. Remove & Close Opening 6 5. Built-ins 16
6. Wooden Screen Doors 7 6, Attic Insulation 16
7. Interior Doors 7 7. Clean up 16
8. Storm Doors 7 8. Site Drainage 16
Item Paqe
XV. Plumbing 1. Bathroom Accessories 16
2. Heating 16
3. Air Conditioning 16
4. Plumbing Lines 16
5. Septic Tanks 16
XVI. Electrical
1. Electrical Lines 17
XVII. Energy Conservation 1. Doors and Windows 17
2. Openings 17
3. Pipe Insulation 17
4. Duct Insulation 17
5. Design Insulation 17
6. Ceiling Insulation 17
7. Wall Insulation 17
XVIII. Span Tables 1. Ceiling Joists 18
2. Rafters 19
3. Floor Joists 20
XIX. Miscellaneous 1. Construction Code Info 21
2. Safety Standards 22
GENERAL SPECIFICATIONS
TRADE NAMES: Are used to establish a guide as to quality and type
of material required.
MATERIALS: Shall be new, in good condition and of standard grade
unless otherwise specified.
REPAIRS: Where repairs of existing work are called for, the
feature is to be placed in "equal or new" condition either by
patching or replacement. All damaged, loose or rotten parts shall
be removed and replaced, and the finished work shall match adjacent
work in design and dimension.
IMPLIED WORK: Work specified and not shown on drawings or drawn
and not specified will be executed as if fully described by both
methods; and any work or materials which are not directly noted in
the specifications or drawings, but necessary for the proper
carrying out of the obvious intentions thereof are to be understood
as implied work and will be provided for by the contractor in his
proposal as fully as if specifically described and drawn.
EXAMINATION OF PREMISES: It is understood and agreed that the
Contractor has by careful examination, satisfied himself as to the
nature and location of the work, the character and quality of the
materials to be encountered, the general and local conditions, and
all matters which can in any way affect the work under this
contract. The proposal shall be based on the plans, specifications
and contract documents supplemented by the conditions at the site.
REMOVAL OF PORTIONS OF THE STRUCTURE: Removal of portions of the
structure shall be done in a workmanlike manner with a minimum
amount of damage to the remaining portions of the structure.
I. FOUNDATION
1. LEVELING: Shall be done in accordance with the
building code.
2. SKIRT: Shall be constructed of conforming materials
with 8 inches 2__2 or 24 gauge galvanized flashing with
2 inches overlap on bottom of skirt and extended into
ground.
3. CREEPHOLE DOOR: Shall be hinged and constructed of
such rodent proof material as to conform with founda-
tion skirt, and shall be adequate size for entrance to
crawl space. (Size: 24 inches x 24 inches hatch and
stops).
4. FOUNDATION VENTILATION: Under-floor areas shall be
ventilated by openings in exterior foundation walls.
Such openings shall have a net area of not less than
AAA005CE -1-
1 square foot for each 150 square feet of under-floor
area.
Openings shall be located as close to corners as
practical and shall provide cross ventilation. The
required area of such openings shall be approximately
equally distributed along the length of at least two
opposite sides. They shall be covered with corro-
sion-resistant wire mesh with mesh openings of 1/4
inch in dimension.
5. FLOOR FRAMING: Replace all rotten or deteriorated
flooring pieces with a standard grade material. All
materials should comply with existing codes.
6. FLOOR JOISTS: Reference specifications as noted on
Page 20.
II. WALLS EXTERIOR
1. WALL FRAMING: Replacement studs shall conform with
existing wall framing. In the event an entire wall is
added or replaced, the following criteria shall be
applied: stud grade 2 x 4's located at load-bearing
walls shall have a maximum height of 10 feet, shall be
spaced a maximum 24 inches OC, supporting roof and
ceiling only, shall be spaced a maximum 16 inches OC
supporting one floor, roof and ceiling. Stud grade 2
x 4's located at non-load-bearing walls shall have a
maximum height of 14 feet; shall be spaced a maximum
24 inches OC. Utility grade studs shall not be spaced
more than 16 inches OC nor support more than a roof
and ceiling, nor exceed 8 feet in height for exterior
walls and load-bearing walls, or 10 feet for interior
non-load-bearing walls.
2. REPAIR ASBESTOS SIDING: Replacement shall be conform-
ing pattern, type and color. If unable to match the
structure shall be painted to make color conform.
3. REPAIR COMPOSITION SIDING: Replacement shall be of
conforming pattern, type and color. If unable to
match, the structure shall be painted to make color
conform. ~ Asphalt minimum weight 105~ per square,
insulated composition minimum weight 225# per square.
4. STRAIGHTEN WALLS: Walls shall be straightened by
removing necessary wall boards (either exterior or
interior) in order to work wall framing to a straight
and even plane. Replace such structural members as
required and brace properly. Reinstall siding and
other components in a workmanlike manner. Caulk al~
exterior joints before Daintinq.
AAA005CE --2 -
5. REPLACE SIDING: Ail wood siding shall be D grade or
written approved equal material. Siding shall have a
minimum thickness of 3/8 inch unless placed over
sheathing that has an ICBO (International Code of
Building Officials) approval. Siding patterns known
as rustic, drop siding or shiplap shall have an
average thickness of not less than 3/8 inch. Bevel
siding shall have a minimum thickness measured at the
butt section of not less than 7/16 inch and a tip
thickness not less than 3/16 inch. All weather
boarding or siding shall be securely nailed to each
stud with not less than one nail, or to solid 1 inch
nominal wood sheathing or 1/2 inch plywood sheathing
with not less than one line of nails spaced not more.
than 24 inches OC in each piece of the weather board-
ing or siding. All fasteners used for the attachment
of siding shall be of a corrosion-resistant type.
III. ~ORCHES
1. REMOVAL: Shall be done in such a manner as to cause
a minimum amount of damage to the remaining structure.
Adequate bracing and strengthening shall be done as
necessary for the main structure after removal.
2. REPLACE WOODEN FLOORING: Flooring shall be of tongue
and groove type, and preservative treated to prevent
deterioration unless otherwise specified.
3. WROUGHT IRON COLUMNS: Colonel Logan or written
approved equal.
4. WOOD COLUMNS: Shall be a minimum 4 inches x 4 inches
dimension. Columns and posts located on concrete or
masonry floors or decks exposed to the weather or to
water splash which support permanent structures shall
be supported by concrete piers or metal pedestals
projecting above floors, unless approved wood or
natural resistance to decay or treated wood is used.
The pedestals shall project at least 6 inches above
such floors. Individual concrete or masonry piers
shall project at least 8 inches above exposed ground
unless the columns or posts which they support are of
approved~ wood of natural resistance to decay or
treated wood is used.
5. CONCRETE PORCH: Shall have a compressive strength at
28 days of at least 3000# PSI. Concrete will be
deposited when temperature is 36°F or above and
rising. Concrete shall not be deDosited on frozen
qround. Shall be reinforced with minimum 6-6 x 10-10
wire mesh.
AAA005CE -3-
6. STOOPS: Are to be constructed of such material as to
conform with existing roof, and shall have all neces-
sary structural members required to form a structur-
ally sound unit.
7. STEPS: If steps are called for, they shall be poured
monolith ically, and shall have an 8 inches maximum
rise and 9 inches minimum run.
8. HANDRAILS: Handrails shall be required for stairways
having four or more risers and serving one individual
dwelling unit. Handrails shall be placed not less
than 30 inches nor more than 34 inches above the
nosing of treads and shall extend not less than 6
inches beyond the top and bottom risers. The handgrip
portion of handrails shall be not less than 1 and 1/4
inches nor more than 2 inches in cross-sectional
dimension or the shape shall provide a written ap-
proved equal gripping surface. The handgrip portion
of handrails shall have a smooth surface with no sharp
corners.
9. GUARDRAILS: All unenclosed balconies or porches which
are more than 30 inches above grade or floor below
shall be protected by a guardrail. Guardrails shall
be not less than 42 inches in height. Open guardrail
and stair railings shall have intermediate rails or an
ornamental pattern such that a sphere 6 inches in
diameter cannot pass through.
IV. WALKS DRIVES
1. SIDEWALKS: Concrete shall have a compressive strength
at 28 days of at least 3000 P.S.I. Concrete will be
deposited when temperature is at 36 degrees Fahrenheit
or above the rising. Sidewalks shall be reinforced
with a minimum single layer of 6-gauge mesh, 2 layers
of 10-gauge mesh, or #3 rebar 18 inches O.C.E.W.
Sidewalks shall have a minimum grade of 1/4 inch per
foot.
2. DRIVEWAYS: Concrete shall have a compressive strength
at 28 days of at least 3000 P.S.I. Concrete will be
deposited when temperature is 36 degrees Fahrenheit or
above and rising. Driveways shall be reinforced with
a minimum single layer of 6-gauge mesh, 2 layers of
10-gauge mesh, or #3 rebar 18 inches O.C.E.W. All
driveways shall have a minimum concrete thickness of
5 inches, with a minimum grade of 1/4 inch per foot.
Expansion joints, constructed from wood of natural
resistance to decay, such as the heartwood of redwood,
bald cypress, or the cedars, shall be placed at a
maximum of 30 feet intervals.
AAA005CE -4-
3. DRIVE APPROACHES: Prior to beginning any.work in the
public right-of-way, contact the Building Inspection
Department. at 566-8360.
V. ~OOF
1. LEVEL: Install sufficient bracing to remove and
prevent recurrence of sway and to maintain a true and
even plane.
2. DECKING: Repair by replacing defective sheathing
boards leaving new deck surface smooth and clean, and
adequately secured to structural members. Nails to be
8d common or box for shiplap; all other 1 x 242
materials shall have 8d common or box nails and 6d
common or box nails for plywood sheathing 6 inches OC
along all edges and 12 inches OC along intermediate
members for plywood. Plywood is to be sheathing grade
no less than 3/8 inch but be same thickness as exist-
inq. Floors shall be trimmed flush at any change in
elevation in excess of 1/8 inch.
3. GUTTER AND DOWNSPOUT: Shall be of galvanized metal
properly hung with 1/4 inch hardware cloth screen to
prevent entrance of foreign materials, and shall have
a concrete inches splash guard inches under the
downspout. Minimum 2 strap anchorage 7 feet 0
inches heiqht.
4. FLASHING AND VALLEY MATERIAL: All shall be 26 gauge
galvanized iron. Valley tin shall be a minimum of 20
inches wide.
5. REPAIR OF COMPOSITION ROOF: All missing or broken
shingles shall be replaced. Re-nail all loose shin-
gles. Replacement shall be of same color, design,
weight and brand (if possible) as existing roofing
material.
6. NEW BUILT UP ROOF: Nail one (1) ply of 30~ felt. Mop
two (2) ply with 15# felt properly mopped with hot
tar. Apply hot mop and gravel, properly spread to
create a uniform and durable roof.
7. NEW BUIL~ UP ROOF OVER OLD: Thoroughly clean surface.
Install two (2) ply of 15# felt properly mopped with
hot tar. Apply hot mop and gravel properly spread to
create a uniform and durable roof.
8. NEW COMPOSITION ROOF OVER OLD: Properly repair
structural wood material by replacing all rotten and
defective decking, overhang, rafter ends, fascia and
cornice. Apply 235~ composition roof with 1 1/4
inches galvanized roofing nails. Install according to
AAA005CE -5-
manufacturer's recommendations. Install 1 inch x 1
1/2 inches metal edging over all exposed edges of
roof. No more than one overlayment or two layers of
composition roof shall be applied to any structure.
Maximum allowable span for rafters specified on
attached tables.
9. ALL ROOFING WORK: (either new or old) Shall be
accomplished in a workmanlike manner, and shall be
done in accordance with manufacturer's recommenda-
tions, and installed in such a manner (with proper
flashing, counter flashing and all other necessary
components) to prevent leaks of any kind. Provide
temporary covering for roof when adverse weather
conditions prevent the roofing and associated work
from being installed and protection is required.
Maximum allowable span for rafters specified on
attached tables - page 16.
VI. DOORS
1. EXTERIOR DOORS: Shall be of exterior standard grade
with a minimum thickness of 1 3/4 inches. Doors shall
be six panel solid core type paint to match exterior.
All exterior doors shall be weatherstripped with M-D
Nu-Koil, vinyl and aluminum, or written approved
equal. Threshold, set in mastic and door bottom
weatherstrip. New door should conform to existing
dimensions unless otherwise specified. Installation
of a door includes new keyed lock, dead bolt and all
new hardware.
2. FRAME: Shall be of 2 inches material, properly plowed
jamb, to receive 1 3/4 inches door.
3. THRESHOLD: Shall be of proper height and width for
the particular opening.
4. ALL NEW OPENINGS: 4 feet wide or less in bearing
walls shall be provided with headers consisting of
either two pieces of 2 inch framing lumber placed on
edge and securely fastened together or 4 inch lumber
of written approved equal cross section. All openings
more than 4 feet wide shall be provided with headers
or lintels. Each end of a header or lintel shall have
a length of bearing of not less than 1 1/2 inches for
the full width of the lintel. All non-bearing loads
shall be constructed with two 2 x 4 headers placed in
such a manner as to remove all trace of closing.
5. REMOVE AND CLOSE OPENING: After removal, structure
shall be properly strengthened and openings shall be
covered with conforming exterior and interior finish
AAA005CE -6-
materials in such a manner as to remove all trace of
closing.
6. WOODEN SCREEN DOORS: Shall be of select preservative-
treated Western Ponderosa Pine with dowel joint
construction and furnished with 18/16 mesh corrosion
resistant aluminum screen wire. Minimum thickness 1
1/8 inches.
7. INTERIOR DOORS: Shall be of interior standard grade
with minimum thickness of 1 3/8 inches. Ideal Brand
or written approved equal. Door frame shall have a
minimum thickness of 3/4 inch.
8. STORM DOORS: Storm Doors are to be of aluminum,
baked-enameled, factory finished. Unit is to include
threshold, weatherstripping, closer chain stop and
lock assembly. Door is to be hinged on the same side
jamb as exterior door, or as indicated in drawing on
work write-up. Door must.give a tight fit when
closed. (Larson Model Number 290 and 280 or written
approved equal.)
VII. WINDOWS
1. WOOD UNITS: Shall be constructed of type "S" or "T"
stiles, check rail or plain rail. Material shall be
of preservative-treated Western Ponderosa Pine. Ideal
brand standard grade or written approved equal.
Minimum thickness of 1 3/8 inches. All windows shall
conform to existing dimensions unless otherwise
specified. All shall be double pane with screens.
2. ALUMINUM UNITS: Shall be constructed of heavy gauge
extruded aluminum sections (minimum thickness .062).
Exposed surfaces of all aluminum members shall be
extruded of First Class Finish material with no
serious defects or blemishes. All joints shall be
neatly fitted, secure, and made water-tight. Operat-
ing sashes are to be properly weather-stripped to
minimize entrance of air and moisture. Double pane
shall be Allenco, Jordan or written approved equal
brand. Double pane (thermal insulated) windows shall
always be installed unless otherwise specified. All
windows shall conform to existing dimensions unless
otherwise specified. All shall be double pane with
screens.
3. WINDOW SCREENS: Wood screens shall be constructed of
3/4 inch material; header and sides shall be minimum
of 2 inches in width; base shall be minimum of 3
inches in width; and shall be properly doweled at
joints and screen wire shall be 18/16 mesh aluminum or
galvanized screen wire. Aluminum screens shall be of
AAA005CE -7-
standard design and construction with a minimum cross
rail and frame width of 1/2 inch, and thickness of 3/8
inch, and wired with 18/16 mesh corrosion-resistant
aluminum wire. All window screens shall be full
screeRs.
4. REPUTTY: Surfaces shall be properly prepared by
removal of all cracked or otherwise unsound glazing
material. Proper holding devices will be installed.
New glazing compounds shall be of a good grade and
applied according to manufacturer's specifications.
Type glazing compound shall conform with usage.
5. WINDOW GLASS: All broken or cracked glass shall be
replaced with minimum of DSB glass. (TemDered qlass
must be used if within 12 inches of exterior door).
6. REPLACE SILLS: Wooden sills shall be of preservative
treated Western Ponderosa Pine, and shall be made to
join neatly with the window jamb and structure.
Caulk, prime and two coats of finish paint.
7. WEATHERSTRIPPING: Shall be applied in such a manner
as to prevent the entrance of air and moisture.
8. STORM WINDOWS: Furnish aluminum double hung storm
window and screen unit in all openings specified in
the Bid Work Write-up. Size unit to install on either
new or existing window as specified. Exposed surfaces
of aluminum shall be free of surface blemishes and
uniform in color. Furnish aluminum fixed panel storm
window and screen where specified. If no existing
fastening system is present, units shall be installed
with suitable fasteners to allow a tight fit, water-
proof seal, but still provide removal of unit.
Erection shall be by experienced mechanics only.
Windows shall be provided with all necessary hardware
for installation. Perimeter shall be caulked,
grouted. Window shall be installed plumb, true to
plane and firmly secured. Leave frame and opening in
a like new condition (Allenco, Jordan or written
approved equal brand).
VIII. EXTERIOR TRIM
1. ALL EXTERIOR TRIM: (Corner boards, bird boards,
fascia boards and other moldings) shall be of D grade
and applied in a workmanlike manner. Replace all trim
if existinq trim style is not available.
2. MASONRY: All masonry work shall be applied in a
workmanlike manner. Where brick is installed, there
shall be a continuous reinforced concrete grade beam
with proper footings. All joints shall be properly
AAA005CE -8- ~
tooled and left in a clean condition. Building face
brick shall be of gas-fired solid clay or shale units.
Structural clay tile, concrete masonry units and stone
shall require written approval of equal quality.
IX. FINISH FLOORS
1. WOODEN: All damaged portions shall be removed and new
flooring of the same type and material applied. All
surfaces shall be properly sanded, filled, sealed and
varnished with two coats of gloss varnish. Bruce
Flooring and finishing products or written approved
equal. All damaged sub-flooring shall be replaced
with materials similar to existinq. Floors shall'be
trimmed flush at any change in elevation in excess'of'
1/8 inch. Floor joists shall conform to attached span
tables - page 17.
2. TILE INSTALLATION: All vinyl-asbestos or inlaid
linoleum floor covering shall be minimum 10 mils.
Surfaces shall be properly prepared either by sanding
and removing all foreign material from surfaces,
filling properly, and cleaned; or by installing an
underlayment in a neat and workmanlike manner accord-
ing to manufacturer's recommendations. Floor covering
shall be a first-line inlaid linoleum or a first-line
vinyl asbestos tile. Covering shall be installed in
a workmanlike manner, and with mastic materials
recommended by manufacturer. Remove base trim and
replace after placinq floor coverinq. Install quarter
round base trim if no trim exists.
3. CARPET: Prepare floor area by correcting subfloor of
any irregularities. Clean the area thoroughly prior
to laying carpet. Lay carpet and pad wall to wall in
conformance with manufacturers directions. All carpet
shall have a face weight of 24.5 oz. or more. Carpet-
ing shall be stretched tight, free from puckers,
scallops, and ripples. Carpeting shall be cut evenly
and fitted close to walls and all other projections.
It shall be cut to fit closely and evenly into trim
strips and to and through thresholds where carpet
joins together in doorways. Filler strips in carpet-
ing shall not be less than 12 inches wide and 36
inches long. All carpet shall be lined up so that all
lines (weaving) of carpet match as woven. Both in
width and length. Re-fit all doors as necessary so
that they clear carpeting completely when opening and
closing. Remove all loose threads and clean any spots
with spot remover, final vacuum. Allow only a minimum
number of seams; no T or head seams will be allowed.
Make seams parallel and perpendicular to walls. Do
not make seams perpendicular to doors. Make cuts
under doors at the mid-point of the door thickness
AAAOO5CE -9-
when the door is in the closed position. Lay all
carpet with the tufting or nap in one direction.
Installation on Stairs: Place seams at the bottom of
risers. Use carpeting that is full width of the
widest part of the stairway. Wrap carpet and pad
around balustrades; fasten to the tread and riser
face. Fasten carpet and pad at the top and bottom of
each riser. Where gaps exist at bottom of finished
wall after installation of carpet, base molding,
either wood or rubber, must be installed (not quarter
round).
X. WALLS (INTERIOR)
1. DRYWALL PRODUCTS: All drywall products shall be a
minimum thickness of 3/8 inch where framing is not
greater than 16 inches CC. Where framing is 24 inches
CC, drywall products shall be no less than 1/2 inch in
thickness. All drywall products are to be installed
in a workmanlike manner. Where repairs are being
made, drywall products shall be of the same thickness
as existing material. All drywall products shall be
taped, bedded, floated, sanded and textured in a
workmanlike manner, and dried properly (minimum of 24
hours drying period between each coat shall be al-
lowed).
2. WAINSCOT: Where Masonite or temper tile is used, it
shall be installed with metal trim and sealed properly
to prevent entrance of moisture. Where ceramic tile
is used, it shall be installed with an adhesive
recommended by the manufacturer, or installed on metal
lath and masonry mortar, and grouted properly to make
moisture proof. All wainscot shall be installed a
minimum of 4 feet high (off floor) in all bathrooms,
and shall be a minimum of 70 inches above the drain
inlet around showers and bathtubs.
3. CEILING INSTALLATION: Install wallboards with long
dimensions at right angles to the supporting members,
ends rest on supporting members. Stippled ceiling -
remove all loose and chipped paint and sand surfaces
of semi-gloss or paint surfaced. Apply joint compound
and tape if necessary to any sub-surface cracks or
nail pops and allow to dry overnight. Apply a 3/16
inch minimum to 6/16 inch maximum skim coat of ready
mix joint compound as evenly as possible over prepared
surface. Immediately push soft brush into compound
and pull out perpendicular from surface. Any design
must be approved by Owner. Joint compound shall not
exceed 1 1/2 gallons per 100 square feet of surface.
Joist placement shall conform with attached span
tables - page 15.
aaA005CE -10-
4. CEILING FINISHES: Drop ceilings shall be 1/2 inch
Gypsum. A cove molding (3/4 inch or 1 1/2 inches)
shall be provided where ceiling butts wood or paneled
walls. Finish shall be heavy texture or as specified
by Owner. Install 1 inch by 3 inches furring strips
12 inches square ceiling tile. (Acoustical) Tile
shall be interlocking, pattern and color to be se-
lected by Owner. Provide manufacturers molding to the
perimeter. Suspended ceilings shall have exposed "T"
Bar or un-exposed "T" Bar, as specified, to be in-
stalled per manufacturers directions.
XI. MILL WORK
1. MATERIAL (GRADE AND SPECIES): Material shall be of a
select grade of white pine or written approved equal.
Plywood shall be of AD grade or written approved
equal.
2. WORKMANSHIP: All measurements and dimensions shall be
verified at the job and the General Contractor shall
be responsible for any work that does not fit prop-
erly. Rough carpentry shall be self fitted and nailed
and drawn up tight. Finish work shall be finished
smooth, free of machine or tool marks, abrasions,
raised grain, etc., on exposed surfaces, and shall be
machine sanded and hand dressed to a smooth finish.
Joints shall be tight and so formed as to conceal
shrinkage. Mill assemblies shall be joined with
concealed nails and screws where practical, or with
mortise and tenons with glued blocks where practical.
All molded members and trim shall be mitered or coped
at corners~ Nails in exposed work shall be set.
Running flat finish shall have kerfed or worked hollow
backs and shall be on commercial lengths. Trim around
doors and openings shall be full length and jointed
only at corners. Scribing, mitering, and joining
shall be done accurately and neatly.
XII. PAINTING*
1. MATERIALS: Paint shall be well ground, shall not
settle badly, cake, or thicken in the container, shall
be readily broken up with a paddle to a smooth consis-
tency and have easy brushing properties. Paint shall
be ready mixed except that tinting and thinning may be
done at the job. All paint materials shall be deliv-
ered in original unopened containers, with labels and
tags intact. All materials shall be of the highest
quality and be used for the purpose for which it was
manufactured. USE OF A LEAD BASE PAINT SMALL BE
PROHIBITED. All raw wood should be primed and painted
to match existing as closely as possible. Include
AAAO05CE -11-
this in the bid for the installation of the new
material.
2. GENERAL REQUIREMENTS: Maintain temperature of rooms
where varnish or enamel is being applied at 70OF, or
more, and at 50OF or more during other interior
painting. Exterior painting shall be performed when
the air temperature is 50°F or higher and in dry
weather. Field painting will not be required on items
specified to be completely finished at factory or on
aluminum, copper, brass, and bronze, or on glazing
compound in aluminum windows. Back prime wood trim
with one coat of linseed oil paint. Allow paint to
dry hard between coats (2 to 5 days). Protect all
work from damage by the use of drop cloths. Remove
paint stains completely from finished work. Covering
shall be complete. When color, stain, dirt, or
undercoats show through the final coat of paint the
work shall be covered by additional coats until the
paint is of uniform color and appearance and coverage
is complete. Where two coats or more of paint are
specified, the coat applied prior to the finish coat
shall be applied noticeably lighter in shade than the
final coat. Hardware and accessories, fixtures, and
similar items placed prior to painting shall be
removed or protected during painting and replaced on
completion of painting. Sand interior enamel surfaces
lightly between coats. In the selection of paints, a
reasonable choice of colors shall be offered to the
homeowner.
3. PREPARATION OF SURFACES: Perform preparation and
cleaning procedures in accordance with paint manufac-
turer's instructions and as herein specified, for each
particular substrate condition.
Remove hardware, hardware accessories, machined
surfaces, plates, lighting fixtures, and similar items
in place and not to be finish-painted, or provide
surface-applied protection prior to surface prepara-
tion and painting operations. Remove, if necessary,
for complete painting of items and adjacent surfaces.
Following completion of painting of each space or
area, reinstall removed items.
Clean surfaces to be painted before applying paint or
surface treatments. Remove oil and grease prior to
mechanical cleaning. Program cleaning and painting so
that contaminants from cleaning process will not fall
onto wet, newly-painted surfaces. All surfaces
requiring finishing shall be thoroughly cleaned and
dry prior to painting.
AAA005CE -12-
Exterior Surface Preparation: Remove existing loose,
scaling, peeling or cracking paint; scrape, sand or
wire brush surfaces to smooth condition tq receive
finish, feather edges into sound adjoining surfaces
and dust clean. Such treated surfaces to receive two
coats of paint. Protect glass, screen and finished
surfaces adjacent to painted surfaces. Remove paint
misapplied to non-painted surfaces. Perform the
following preparation operations for various interior
substrates as indicated:
Wood: Shellac knot holes, pitch pockets and sappy
portions, or seal with knot sealer. Remove projecting
nails, screws, or hooks. Fill nail holds, cracks and
defects after first coat, with putty matching color of
stain or paint.
Steel and Iron: Remove grease, oil, dirt and dust.
Touch-up chipped and abraded primer on items that have
been shop primed, using same type of primer.
Plaster, Concrete, Masonry: Check for high moisture
and alkali content. If high alkali is present, dry
out the surfaces. Prime new materials.
Gypsum Wallboard: Clean and sand existing surfaces.
Apply one coat of texture, sealer and primer to new
material.
Painted and Stained Surfaces: Remove loose paint,
dirt, fungus and other foreign materials from the
surface. Smooth surfaces with steel wool or sandpa-
per.
Wallpaper: Remove all paper to firm subsurface.
Patch holes in subsurface, and apply seal coat.
Interior Surface Preparation:' Remove existing loose
cracking, scaling, peeling and/or blistered paint;
scrape sand or wire brush surfaces to smooth condition
to receive finish, feather edges into sound adjoining
surfaces, and dust clean, perform the following
preparation operations for various interior substrates
as indicated.
Wood: Remove projecting nails, hooks or screws.
Shellac knot holes, pitch pockets and sappy portions,
or seal with knot sealer. Fill nail holes, cracks and
defects after first coat, with putty matching color of
stain or paint. Prime new materials; spot prime
existing materials.
AAA005CE -13-
Steel and Iron: Remove grease, oil, dirt and dust.
Touch-up chipped and abraded primer on items that have
been shop primed, using same type of primer.
Plaster, Concrete, Masonry: If high alkali is pres-
ent, neutralize to suitable levels. If high moisture
is present, dry out the surfaces.
Painted, Wallpapered and Stained Surfaces: Remove
loose paint or wallpaper, dirt, fungus or other
foreign materials from the surface. Smooth surfaces
with steel wool or sandpaper.
* All raw wood should be primed and painted to match
existing as closely as possible. Include this in the
bid for the installation of new materials.
4. EXTERIOR PAINTING: Exterior woodwork shall be painted
to cover as follows: First coat shall be exterior
primer, and additional coats shall be oil base or
exterior latex paint. Pittsburgh Weather Fresh 33-110
paint or written approved equal.
5. MASONRY PAINTING: (All exterior concrete masonry
except face brick): All exterior masonry surfaces
shall receive a minimum of overcoat of primer and
filler as manufactured by a masonry paint company, and
a minimum of coat of acrylic, and shall be applied in
strict accordance with the manufacturer,s recommenda-
tions.
6. INTERIOR PAINTING: Kitchen, wood doors, wood trim,
and other finish woodwork shall be painted to cover
with (primer on new work) oil based enamel (gloss
selected by owner). Walls, ceilings and all drywall
products shall be painted to cover with latex enamel
paint. (Color selected by owner). All paint contain-
ers shall bear a label containing the product name and
the manufacturer, together with an Underwriters
Laboratories, Inc. label, which indicates the required
surface covering and resulting flame spread character-
istics for various applications (Pittsburgh Wall Fresh
68-6 paint or written approved equal).
7. CAULKING: Completely seal, with caulking compound,
joints around frames of doors, windows and other
openings in exterior masonry walls, joints where
~ masonry abuts other exterior surface finishes and
other joints indicated or specified to be caulked.
Caulking compound shall be Grade 1, or written ap-
proved equal, and be delivered to the job in the
manufacturer's unopened containers.
AAA005CE -14-
8. APPLICATION: Work shall be done by skilled mechanics
and shall be uniform in appearance, of approved color,
smooth and free from runs, sags, skips, and defective
brushing. Make edges of paint adjoining other mold-
ings or colors, sharp and clean without overlapping.
Should workmanship of finish be found defective,
proper preparatory work shall be done and additional
coats applied as necessary to give a finish in accor-
dance with specifications. At completion, touch up
and restore finish where damaged or defaced and leave
in first class condition. Painted or finished sur-
faces cut in fitting or erection shall be restored.
XIII. FINISH HARDWARE
1. FINISH HARDWARE: All exterior door locks shall be
properly installed with key-in-knob and deadbolt,
Weiser, Schlage, Kwikset or Westlock brand -- not less
that "contractor" grade; i.e., Kwikset Titan series,
Schlage Contractor Series, etc. Where more than one
new lock is installed to the exterior of building,
these locks shall all be keyed alike. All exterior
door butts shall be minimum of 3 1/2 inches x 3 1/2
inches in size with minimum of 3 butts to each door.
All new interior passage locks shall be of Weiser,
Schlage, Kwikset, Westlock brand -- not less that
"contractor" grade -- and shall match as nearly as
possible the existing locks. All interior door butts
shall be minimum of 3 inches x 3 inches in size with
a minimum of 2 butts to each door. All cabinet
hardware shall be polished finished material and
properly fitted as required for the particular use.
XIV. MISCELLANEOUS
1. COUNTER TOPS: Tops material shall be securely bonded
to reinforced steel core or to 3/4 inch plywood or
other written approved equal material. Top material
shall be phenolic laminate, vinyl plastic covering,
linoleum, ceramic tile, stainless steel, or be of
written approved equal material suitable for its
intended use. At least a 3 inch backsplash shall be
provided when abutting walls. All edges shall be of
same material as cabinet top. Where formica, lino-
leum, or'plastic materials are used for cabinet top,
all sinks shall be installed with Hudee rim. All
sinks shall be stainless steel, standard grade.
2. ATTIC VENTS: Attic vents and louvers shall be con-
structed of either heavy gauged galvanized iron or
wood. They shall be of adequate size for proper
ventilation of the structure.
AAA005CE --15--
3. MECHANICAL VENTILATORS: Ail mechanical ventilators~
shall be vented through the roof, and shall be covered
with a rain-proof of galvanized metal (minimum 16
gauge).
4. VENT-A-HOOD: See work write up for numbers and makes.
5. BUILT-INS: (oven and cooking top - gas or electric)
See work write-up for model, make and size.
6. ATTIC INSULATION: Attic insulation shall be a minimum
of 6 inches thick rock wool, fiberqlass cellulose
blown insulation, and evenly blown (from exterior
plate to exterior plate) over the entire attic of
habitable rooms. Shall have an R value of 30.
7. CLEAN UP: Wash all windows, leave all floors,
porches, and walks in "broom" clean condition. Remove
all debris from the premises.
8. SITE DRAINAGE: Where required by a change in the
exterior building lines or to correct an existing
condition where surface water runs toward or stands
against the walls or foundation, the ground surface
shall be graded in such a manner as to effect adequate
drainage away from the structure and/or structures.
XV. PLUMBING*
1. BATHROOM ACCESSORIES: Each complete bathroom shall be
provided with at least: Grab bar 250~ pull and soap
dish at bathtub, toilet paper holder at water closet.
Soap dish at lavatory (maybe integral with lavatory),
towel bar, mirror and a medicine cabinet or written
approved equal enclosed shelf space. In all cases
where shower head is installed, provide a shower rod
or shower door. Tub kit should be two piece fiber-
glass unit with overlapping edges (medium grade).
2. HVAC: For all air conditioning, wall furnaces, floor
furnaces and forced air furnaces, BTU output should be
adequate to heat area. This should be based on the
square feet of the area the unit is intended to heat.
The installing contractor must provide documentation
showing the Energy Eff. Rating.
3. AIR-CONDITIONING: Addition or replacement of HVAC
systems shall have high-efficiency systems and burners
that are not oversized by more than 15%. The install-
ing contractor shall provide documentation showing the
unit s size and the energy efficiency rating.
AAA005CE -16-
4. PLUMBING LINES: Ail plumbing stacks shall be con
cealed in wall and extended through roof, with roof
flashinq.
5. SEPTIC TANK: Removal shall be done in such a manner
as to cause a minimum amount of damage to the sur-
rounding structures and landscaping. Fill shall be of
such consistency as to prevent subsequent settlings of
the fill. Fill with sand.
* All plumbing components, installations, modifica-
tions shall meet the codes and ordinances of the City
of Denton, Texas. All work must be done by properly
licensed individuals.
XVI. ELECTRICAL*
1. ELECTRICAL LINES: All electrical lines shall be
conoealed or encased in an approved conduit.
* All electrical components, installation, modifi-
cations shall meet the codes and ordinances of the
City of Denton, Texas. All work must be done by
properly licensed individuals.
XVII. ENERGY CONSERVATION STANDARDS
These standards provide the mandatory levels in the
rehabilitation of residential structures. It is realized
that not all of the requirements can be followed in all
situations due to existing building conditions and funds
available. Any one or more of these requirements may be
eliminated to the extent they are not practical, consider-
ing economic feasibility, program need and type of
construction involved. See work write-up for specifica-
tions.
1. Doors must be weatherstripped and windows must be
reputtied or caulked.
2. All openings, cracks or joints in the building enve-
lope must be caulked or sealed.
3. Heating, Yentilation and air conditioning systems must
have pipe insulation to a value of R-2.*
4. Heating, ventilation and air conditioning systems must
have duct insulation to a value of R-4.*
5. Heating, ventilation and air conditioning systems must
be of a high efficiency design and must be no greater
than 15% oversize.*
6. Ceiling insulation must be to a value of R-30.*
AAA005CE -17-
7. Wall insulation must be to a value of R-ii.*
* Applies only when construction elements become
exposed or when new materials are installed.
* For additional specifications and standards of
workmanship see appropriate local code (page 18).
AAA005CE -18-
CEILING JOISTS
LUMBER MAXIMUM ALLOWABLE SPAN*
GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12
12" 19' 11" 26' 2" 33' 5" 40' 8"
#2
DOUGLAS 16" 16' 1" 23' 10" 30' 5" 36' 10"
FIR 24" 15' 9" 20' 10" 26' 6" 32' 3"
12" 16' 1" 21' 2" 27' 1" 33' 10"
DOUGLAS 16" 14' 7" 19' 3" 24' 7" 29' 11"
FIR 24" 12' 9" 16' 10" 21' 6 26' 0"
12" 19' 6" 25' 8" 32' 9" 39' 10"
#2
YELLOW 16" 17' 8" 23' 4" 29' 9" 36' 2"
PINE 24" 15' 6" 20' 5" 26' 0" 31' 7"
#3 12" 18' 8" 24' 7" 31' 4" 37' 4"
YELLOW
PINE 16" 16' 11" 22' 4" 28' 6" 34' 3"
24" 14' 9" 19' 6" 24' 10" 29' 8"
#2 12" 18' 2" 24' 0" 30' 7" 37' 2"
SPRUCE-
PINE- 16" 16' 6" 21' 9" 27' 9" 33' 9"
FIR 24" 14' 5" 19' 0" 24' 3" 28' 0"
#3 12" 11' 3" 16' 1" 23' 4" 29' 9"
SPRUCE-
PINE- 16" 10' 3" 16' 11" 21' 2" 27' 1"
FIR 24" 8' 11" 14' 1" 18' 6" 23' 8"
THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM
BUILDING CODE:
TABLE NO, 25-A-1 -- ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER
ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER -- VISUAL GRADING
(NORMAL LOADING. SEE ALSO SECTION 2504)
TABLE NO. 25-U-J-6 -- ALLOWABLE SPANS FOR CEILING JOISTS - 10 LBS PER SQ FT LIVE LOAD
DESIGN CRITERIA: DEFLECTION FOR 10 LBS PER SQ FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 240.
STRENGTH-LIVE LOAD OF 10 LBS. PER SQ ,FT. PLUS DEAD LOAD OF 5 LBS PER SQ FT DETERMINES THE REQUIRED
FiBER-STRESS VALUE.
AAA005CE --19--
RAFTERS
LUMBER MAXIMUM ALLOWABLE SPAN*
GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12
12" 16' 5" 21' 8" 27' 8" 33' 8"
#2
DOUGLAS 16" 14' 3" 18' 9" 24' 0" 29' 1"
FIR 24" 11' 7" 15' 4" 19' 7" 23' 9"
12" 12' 7" 16' 7" 21' 2" 25' 9"
DOUGLAS 16" 10' 11" 14' 4" 18' 4" 22' 4"
FIR 24" 8' 11" 11' 9" 14' 11" 18' 2"
12" 16' 2" 21' 4" 27' 2" 33' 1"
#2
YELLOW 16" 14' 0" 18' 5" 23' 7" 28' 7"
PINE 24" 11' 5" 15' 1" 19' 3" 23' 4"
#3 12" 12' 3" 16' 1" 20' 7" 25' 0"
YELLOW
PINE 16" 10' 7" 13' 11" 17' 10" 21' 8"
24" 8' 8" 11' 5" 14' 5" 17' 8"
#2 12" 13' 8" 18' 0" 23' 0" 27' 11"
SPRUCE-
PINE- 16" 11' 10" 15' 7" 19' 11" 24' 2"
FIR 24" 9' 8" 12' 9" 16' 3" 19' 9"
#3 12" 10' 4" 13' 7" 17' 5" 21~ 2"
SPRUCE-
PINE- 16" 8' 11" 11' 9" 15' 1" 18' 4"
FIR 24" 7' 4" 9' 7" 12' 3" 14' 11"
· THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM
BUILDING CODE:
TABLE NO. 25-A-1 -- ALLOWABLE UNIT STRESSES ~ STRUCTURAL LUMBER
ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER -- VISUAL GRADING
(NORMAL LOADING. SEE ALSO SECTION 2504)
TABLE NO. 2S-U-R-13 -- ALLOWABLE SPANS FOR HIGH SLOPE RAFTERS SLOPE OVER 3 IN 12
28 LBS PER BQ FT LIVE LOAD (LIGHT ROOF COVERING}
DESIGN CRITERIA: STRENGTH - SEVEN LBS PER SQ FT DEAD LOAD PLUS 20 LBS PER SQ FT LIVE LOAD DETERMINES
REQUIRED FIBER STRESS. DEFLECTION - FOR 20 LBS PER SQ FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED
BY 180. RAFTERS: SPANS ARE MEASURED ALONG THE HORIZONTAL PROJECTION AND LOADS ARE CONSIDERED
AS APPLIED ON THE HORIZONTAL PROJECTION.
AAA005CE -20-
FLOOR JOISTS
LUMBER MAXIMUM ALLOWABLE SPAN*
GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12
12" 10' 11" 14' 5" 18' 5" 22' 5"
#2
DOUGLAS 16" 9' 11" 13' 1" 16' 9" 20' 4"
12" 10' 6" 13' 10" 17' 8" 21' 6"
DOUGLAS 16" 9' 6" 12' 7" 16' 0" 19' 6"
FIR 24" 8' 4" 11' 0" 14' 0" 17' 0"
12" 10' 9" 14' 2" 18' 0" 21' 11"
#2
YELLOW 16" 9' 9" 12' 10" 16' 5" 19' 11"
PINE 24" 8' 6" 11' 3" 14' 4" 17' 5"
#3 12" 10' 3" 13' 6" 17' 3" 21' 0"
YELLOW
PINE 16" 9' 4" 12' 3" 15' 8" 19' 1"
24" 8' 2" 10' 9" 13' 8" 16' 8"
#2 12" 10' 0" 13' 2" 16' 10" 20' 6"
SPRUCE-
PINE- 16" 9' 1" 12' 0" 15' 3" 18' 7"
FIR 24" 7' 11" 10' 6" 13' 4" 16' 3"
#3 12" 9' 9" 12' 10" 16' 5" 19' 11"
SPRUCE-
PINE- 16" 8' 10" 11' 8" 12' 11" 18' 1"
FIR 24" 7' 9" 10' 2" 13' 0" 15' 10"
· THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM
BUILDING CODE:
TABLE NO. 26-A-1 -- ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER
ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER - VISUAL GRADING
(NORMAL LOADING. SEE ALSO SECTION 2504)
TABLE NO. 25-U-J-1 -- ALLOWABLE SPANS FOR FLOOR JOISTS - 40 LBS PER SQ FT LIVE LOAD
DESIGN CRITERIA: DEFLECTION - FOR 40 LBS PER SQ FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 360.
STRENGTH - LIVE LOAD OF 40 LBS PER SQ FT PLUS DEAD LOAD OF 10 LBS PER SQ FT DETERMINES THE REQUIRED
FIBER STRESS VALUE.
AAA005CE -21-
XIX. MISCELLANEOUS
1. COMMERCIAL AND MULTI-FAMILY INFORMATION CONCERNING
CITY CONSTRUCTION CODES
The construction codes which have been adopted for use
in the City of Denton are:
a. 1991 Uniform Building Code with Amendments
b. 1973 Uniform Mechanical Code with Amendments
c. 1984 National Electrical Code with Amendments
d. 1979 Uniform Plumbing Code with Amendments
Copies of these codes may be read in the Building
Inspection office.
Permits are required on the following:
Building New or Remodeling Swimming Pool
Plumbing Fence
Electrical Sign
Heating, Ventilating & cooling Sidewalk
(if in Right-of-Way)
Driveway Approach Lawn Sprinkler
Following are required inspections and phone numbers
to request those inspections:
BUILDING ELECTRIC PLUMBING
566-8363 566-8361 566-8364
Approach' Saw Service Rough-In
Foundation Rough In Partial Rough
Framing Slab Rough In Water Yd Line
A C Duct Service Lateral Sewer
Fireplace Underground Gas Yd Line
A C Final Temp Power Stack Out
FINAL BUILDING FINAL ELECTRIC Gas Pressure Test
PLUMB& GAS FINAL
Fence Sign Vacuum Breaker
Parking Mobile Home Roof Drain
Setback Pool Grounding
Sign Pool Final
Swimming Pool Re-Connect
THESE INSPECTIONS MUST BE REQUESTED BY THE CONTRACTOR
DOING THE WORK.
PLEASE USE THE PHONE NUMBER INDICATED ABOVE, UNDER THE
TYPE INSPECTION REQUIRED, TO REQUEST THAT INSPECTION.
AAA005CE -22-
When area separation walls are required the portion'
within the attic shall be completed and inspected
before ceiling is installed.
It is the responsibility of the individual permittee
to obtain required inspections before a building or
use is completed or occupied. A CERTIFICATE OF OCCU-
PANCY must be issued on commercial projects, as
required by the Zoning Ordinance and Building Code,
before any structure is released for public use.
2. SAFETY STANDARDS:
Every sleeping room below the fourth (4th) story shall
have at least one (1) operable window or exterior
door approved for emergency egress or rescue. The
units shall be operable from the inside to provide a
full clear opening without the use of separate tools.
All egress or rescue windows from sleeping rooms shall
have a minimum net clear opening of 5.7 square feet.
The minimum net clear opening height dimension shall
be 24 inches. The minimum net clear opening width
dimension shall be 20 inches. Where windows are
provided as a means of egress or rescue they shall
have a finished sill height not more than 44 inches
above the floor.
Every dwelling and guest room in lodging houses and
every dwelling unit within an apartment house shall be
provided with smoke detectors approved by Underwriters
Laboratories or Factory Mutual. In dwelling units,
detectors shall be mounted on the ceiling or wall at
a point centrally located in the corridor or area
giving access to rooms used for sleeping purposes.
Where sleeping rooms are located on an upper level,
the detector shall be placed at the center of the
ceiling directly above the stairway. All detectors
shall be located within 12 inches of the ceiling.
When actuated, the detector shall provide an alarm in
the dwelling unit or guest room.
Every attic or furred space in which a warm-air
furnace is installed shall be readily accessible by an
opening and passageway as large as the largest piece
of the furnace and in no case less than 30 inches by
22 inches continuous from the opening to the furnace
and its controls. The opening to the passageway shall
be located not more than 20 feet from the furnace
measured along the center line of such passageway.
Every passageway shall be unobstructed and shall have
solid continuous flooring not less than 24 inches wide
from the entrance opening to the furnace.
AAA005CE -23-
A kitchen type exhaust hood which requires a vent
shall be vented through the roof and not into the
attic space.
Exhaust fans vented to the outside or into ventilated
attic space are required in all bathrooms unless an
openable window is provided in the bathroom.
Gas-fired water heaters may not be located in a
bedroom or bathroom or in a closet opening into a
bathroom or bedroom.
Gas-fired water heaters located in garages must be
elevated at least 18 inches above the garage floor and
shall not be located in the pathway of an automobile.
The number and location of receptacle outlets shall be
as required by the 1981 National Electrical Code.
AAA005CE --24--