The Power of Building Code Inspections and Home Inspections in Safeguarding Your Home, Part 1

In Part 1 of our two-part series, the Building Safety Journal explores the need for building code inspections, the reasons for their creation and how they differ from home inspections.

Building Code inspections are one of the most important steps when building or remodeling a home. They ensure that everyone, from the designers who put the plans on paper to the contractors out in the field, meets the minimum standards for safety.

“Some folks see building codes as government regulation, but they don’t necessarily understand the story behind the code,” said Michael Popich, Manager of the Bureau of Construction Services with the City of Indianapolis Department of Business & Neighborhood Services.

In this article, we are diving into first-hand accounts of why building code inspections are an invaluable part of the homebuilding and remodeling process.

What’s the Difference Between Building Code Inspections and Home Inspections?

Inspections tend to fall into one of two categories: building code inspections and home inspections.

Building Code Inspections Explained

Building code inspections apply to new construction dwellings and remodeling of older homes and provide the minimum standard for quality and safety. They are carried out by code professionals who work for a governmental jurisdiction (e.g., town, city, county, state (tribal territory) and are an essential step in home construction and renovation.

See Related: From the Field: 7 Things Code Inspectors Wish Homeowners Knew

Home Inspections Explained

Home inspections, on the other hand, are mostly performed during the home-buying process whether it’s new or existing construction. Though there may be some overlap with building code inspections, home inspectors are not code inspectors – they are private contractors who may or may not be licensed, depending on state requirements.

Jesse Kolar, a mechanical and fuel gas inspector for the city of Aurora, Ill., tells us that while there isn’t necessarily one code that’s more important than the other, the International Residential Code® (IRC) is crucial. The code was designed for one- and two-family homes and townhouses up to three stories and encompasses all building, plumbing, mechanical, fuel gas and electrical requirements.

“The IRC is what dictates most requirements of the homes out there,” said Kolar. “There are additional codes for mechanical and electrical, but all of them need to be followed in order to properly build or repair your house.”

The International Property Maintenance Code® (IPMC), which provides the requirements for continued use and maintenance of building elements and site conditions, is another important building safety code. It applies to swimming pools, plumbing and mechanical aspects of existing residential and nonresidential structures, as well as electrical and fire protection systems.

Building Code Inspections Protect Homeowners from Code Failures

Kolar sees the consequences of code failures all the time. He said that dryer vent installations are some of the most common failures, primarily because people don’t understand the requirements. The length of the vent, as well as the materials and fasteners involved, are critical due to the fire risks posed by improper installation.

“Another issue is bathroom exhaust fans,” said Kolar. “They need to vent to the outside of the house. I see a countless number that are either dumping into a wall or attic, causing moisture buildup that can lead to mold or further issues down the line.”

Similarly, Kolar has seen “grease-laden vapors” sprayed all over insulation when kitchen exhausts are vented into the attic instead of outside. He blamed these issues, which are typically caught during the building code inspection of a remodel, on DIY repairs and the belief that if it’s sold at a hardware store, it’s automatically code compliant.

“A perfect example is the kits to convert your dryer to a ventless dryer, where you fill a bucket with water and it claims to trap all the lint,” Kolar explained. “On a gas dryer you’re still releasing carbon monoxide into the house.”

Building Code Inspections Protect Homeowners Long After They’ve Moved In

Building code inspections serve a valuable purpose for every home remodel in protecting homeowners and their families and friends.

For example, in one incident, a consumer purchased a home from the early 1900s that still contained knob and tube wiring. While Indiana codes allow this wiring to be maintained, the homeowner decided to hire an electrical contractor to change it out.

When Popich arrived for his rough-in inspection, he found that the box covers were still on. This was a little odd, he thought, since any contractor would know that the covers needed to be removed so that the conductors could be inspected.

Upon removing them, Popich immediately noticed that something was off. He could see that the white sheathing (on the outside of the electrical cable) didn’t look quite right at the point where it entered the back of the box.

“I asked the electrician, ‘Can you unscrew this so I can see what’s going on with this wire?’” Popich recalled. “He immediately got very defensive. I said there’s no reason to get upset, I want to see how it comes into the box.”

The contractor eventually relented and pulled the box out of the wall, revealing that he had not replaced the knob and tube wiring. Knowing that the code requires six inches of free cable inside of the box, he spliced seven inches of non-metallic sheath cable with the old wiring. Only one inch of the new cable went into the wall, allowing six inches to remain visible.

“Not only did he not do what he was supposed to do per his contract with the homeowner, he now created potential fire hazards behind every box because he had open splices,” said Popich.

In another instance, Popich found that a contractor ignored bathroom codes – which require an electrical outlet to be on a 20-amp circuit with a 12-gauge wire – to save a few bucks. The contractor intentionally installed a 14-gauge wire and a 15-amp circuit because it was cheaper, and he didn’t hesitate to admit guilt after being caught.

While the incident left Popich speechless, it serves as a valuable reminder of the importance of codes and inspections, and why homeowners should appreciate their creation.

Protection Through Building Code Inspections

They say hindsight is 20/20, but that is especially true for building code inspections. According to Popich, most codes were created in response to an incident.

For example, there are fire separation codes that require homes to be far enough apart (or fire-rated construction) to prevent fires from quickly spreading across homes. These codes are especially important in Indianapolis, which has an older downtown area that includes infill lots that have been covered in grass for 100 years.

“The developers will get a zoning variance to build very close to the property line, but then they don’t understand that they still have to meet the code requirements,” said Popich. “That’s when we explain that the codes are here for a reason. Pretty much every city in the country has had a major fire at some point, and the reason those fires jumped from one building to the next so quickly is typically because of the separation distance.”

Popich has found that people tend to understand the dangers of electricity and therefore accept inspections of electrical work, but they are less accepting when it comes to plumbing. Frustrated by a violation, a plumber once told Popich that “nobody’s ever been plumbed to death.” But Popich said that wasn’t true. He pointed to the deadly cholera outbreak in London that occurred because water and sewer lines cross-contaminated.

“That’s why we have plumbing codes that designate where supply lines and sewage lines go and the separation between the two of them,” said Popich. “The codes have evolved and they’re still evolving, but there should never be an adversarial relationship between contractors, trades and inspectors. We all work for the same person – the homebuyer or property owner. Contractors are trying to build a quality product and we’re just trying to make sure everyone is getting a quality product.”

How to Prepare for a Building Code Inspection When Remodeling

When preparing for a remodel, Popich said it is important for homeowners to have a contract with the person or company commissioned for the project. Contractors may not be legally liable to complete a job without proper documentation stating their expectations and requirements for the project. Homeowners should carefully read all terms and conditions before signing any contract.

“Also, never pull your own permits,” Popich advised. “Contractors will tell homeowners they need to pull their own permits, but that’s a big red flag. We issue violations to the permit owner, so contractors should be pulling the permits themselves. But I see so many people do it because that’s what the contractor tells them to do.”

Finally, homeowners should take a moment to look at the contractor’s work. While the code inspector will have the knowledge and expertise to uncover violations, Kolar said that it doesn’t take a professional to notice if something is off.

Stay tuned for Part 2, where the Building Safety Journal looks at the importance of home inspections and why they shouldn’t be skipped.