Island Cottages/Camps

[hemlock]

Just built a timber frame on an island. It was pretty simple to meet code issues
for example the windows needed to be framed to allow the correct clear height and width and if within a certain distance from the floor tempered glass and on second floors having latches to prevent full opening for child safe reasons.

The timber frame was local NH white pine sawed out by a sawyer who had the grading training and could provide a grade certificate which code enforcement required.

The sheathing is 1 inch white pine with roof and walls covered with one inch polyisocyanurate then sided over with vertical white pine and battens. It does not meet the envelope code as its only 8.6 r value but is adequate for a 3 season structure. Code will only allow wood stoves for heating however. With no cavity spaces electric is all surface mount in MC cable and metal boxes. A little rustic but neatly done and functional.

With shoreland permitting septic installation and precast concrete footings, materials and a lot of volunteer labor we are at around 76.50 per square foot at this point.

[John Mercier]

Originally Posted by hemlock

Just built a timber frame on an island. It was pretty simple to meet code issues
for example the windows needed to be framed to allow the correct clear height and width and if within a certain distance from the floor tempered glass and on second floors having latches to prevent full opening for child safe reasons.

The timber frame was local NH white pine sawed out by a sawyer who had the grading training and could provide a grade certificate which code enforcement required.

The sheathing is 1 inch white pine with roof and walls covered with one inch polyisocyanurate then sided over with vertical white pine and battens. It does not meet the envelope code as its only 8.6 r value but is adequate for a 3 season structure. Code will only allow wood stoves for heating however. With no cavity spaces electric is all surface mount in MC cable and metal boxes. A little rustic but neatly done and functional.

With shoreland permitting septic installation and precast concrete footings, materials and a lot of volunteer labor we are at around 76.50 per square foot at this point.

The second floor latches are not really required by code in a residential application. For a rental unit, they must be included. And for vinyl windows, they can actually be a later upgrade... the other windows I sell need them right off.

[Riviera]

Originally Posted by John Mercier

The second floor latches are not really required by code in a residential application. For a rental unit, they must be included. And for vinyl windows, they can actually be a later upgrade... the other windows I sell need them right off.

Sometimes I read your “factual” posts and roll my eyes. In this case, I think its important to post a rebuttal. Below is an excerpt from the 2015 International Residential Code, which is the primary governing code for single family residences throughout the State of NH. Can you please cite the code section that limits this clause to rental units, or allows some sort of exemption for vinyl windows?

[Descant]

Originally Posted by hemlock

Just built a timber frame on an island. It was pretty simple to meet code issues
for example the windows needed to be framed to allow the correct clear height and width and if within a certain distance from the floor tempered glass and on second floors having latches to prevent full opening for child safe reasons.

The timber frame was local NH white pine sawed out by a sawyer who had the grading training and could provide a grade certificate which code enforcement required.

The sheathing is 1 inch white pine with roof and walls covered with one inch polyisocyanurate then sided over with vertical white pine and battens. It does not meet the envelope code as its only 8.6 r value but is adequate for a 3 season structure. Code will only allow wood stoves for heating however. With no cavity spaces electric is all surface mount in MC cable and metal boxes. A little rustic but neatly done and functional.

With shore land permitting septic installation and precast concrete footings, materials and a lot of volunteer labor we are at around 76.50 per square foot at this point.

It is certainly easier to meet code on new construction than when rebuilding. We went through a period when older camps converted to electricity from propane, not only for cooking etc. but for lighting. Then minimal electric service was added and some years later another outlet was added. And then more juice as we kept popping CB's when the toaster and coffee pot were on at the same time.
I don't understand the "code will only allow wood stoves for heating." There must be more to it than that. Electric? Propane? I used to use coal.

[John Mercier]

Architects design windows to be above the 2' floor to sill threshold... since they have no idea whether you will use the window manufacturer as prescribed in the plan. So unless someone renovates the sill heights... they should all meet the 2' threshold. This keeps designs and grades from being altered in the future in such a way as to violate the 6' rule.

The usual situation is a residential home that is then being used as a commercial... with a vinyl, the manufacturers that I have used have a field application option, while the others require the WOCD to be factory installed.

Historically, a 3' height was used to allow furnishing to be placed below a window without blocking it.

I've quoted a lot of windows for a lot of houses, and the WOCD option is seldom needed. That being because the 2' rule was initial followed in the framing.

In fact, I will not name the well known builder that had a customer request the WOCD and because the windows were all the same size, accidently placed almost all the WOCD units on the first floor... that is how I learned the little trick on the vinyl windows.

[Riviera]

John,

With all due respect, you are providing well articulated gobbledygook. As I alluded to in my prior post, the code requirements for window protective opening devices has nothing to do with rentals, and nothing to do with vinyl.

Originally Posted by John Mercier

Architects design windows to be above the 2' floor to sill threshold... since they have no idea whether you will use the window manufacturer as prescribed in the plan. So unless someone renovates the sill heights... they should all meet the 2' threshold. This keeps designs and grades from being altered in the future in such a way as to violate the 6' rule.

Architects often design homes with 2nd floor windows that have a sill height lower than 2 feet, particularly on higher end homes where a view is important. In that case, code requires the opening protection.

Originally Posted by John Mercier

The usual situation is a residential home that is then being used as a commercial... with a vinyl, the manufacturers that I have used have a field application option, while the others require the WOCD to be factory installed.

Huh? A home that is being used as commercial? Whether or not the device is field installed or factory installed is irrelevant. The window material is also irrelevant. If you are building a new residential home, and you don't meet the height/opening exemptions, you need the device in order to comply with the code. Period.

Originally Posted by John Mercier

I've quoted a lot of windows for a lot of houses, and the WOCD option is seldom needed. That being because the 2' rule was initial followed in the framing.

I'm sure there are a high percentage of new builds that meet the 2' sill height threshold. That said, this section of the code is often ignored or overlooked by architects, builders, and/or code officials. It doesn't help when building supply professionals provide mis-leading or incorrect information on internet forums.

Originally Posted by John Mercier

In fact, I will not name the well known builder that had a customer request the WOCD and because the windows were all the same size, accidently placed almost all the WOCD units on the first floor... that is how I learned the little trick on the vinyl windows.

I don't understand the vinyl "trick". Given the error, the solution is either to move the windows to the correct location, or install retrofit devices that comply with code. The window material is irrelevant. Builders screw up all the time, reputable or otherwise. The reputable ones fix it. The non-reputable ones make excuses.

I'm not trying to bust your chops. I'm simply suggesting that as a building supply professional, you need to be careful to either post accurate facts relevant to your profession, or don't post at all. Somebody might just make a bad purchase based on these statements, and your employer would not be happy.

For those reading the forums, "trust but verify". The trust portion is optional, and at your own risk.

[hemlock]

Its what I was told by code enforcement here is results of a search
Exception: The following low-energy buildings, or portions thereof, separated from the
remainder of the building by building thermal envelope assemblies complying with this section
shall be exempt from the building thermal envelope provisions of Section R402:
1. Those with a peak design rate of energy usage less than 3.4 Btu/h ft2 or 1.0 watts per
square foot (watt/ft2) of floor area for space conditioning purposes.
2. Those that do not contain conditioned space.
]3. Buildings and structures for which heating and cooling is supplied solely by utilization of
non-purchased renewable energy sources including, but not limited to, on-site wind, onsite
water or on-site solar power, or wood-burning heating appliances that do not rely on
backup heat from other purchased, non-renewable sources.[/COLOR]

[John Mercier]

International RESIDENTIAL Code is 24 inch at the sill. For a change of use to COMMERCIAL, the IBC is 36 inch at the sill.

JeldWen and Silverline have the WOCD built into the top sill.
Mathews Brothers have the WOCD built into a balance cover.

For any of the above when two identical windows exist, the WOCD can be moved without removing the window frame.
For the Mathews Brothers, even if the two windows are simply sized the same... the balance cover can be removed and inserted into the other window's channel.

WOCD must be factory installed from Marvin, Andersen, and JeldWen wood windows... after market retrofit devices void the warranty.

The programs we use ''scream'' at us whenever we try to do anything that doesn't meet code. Site changes is what we cannot control... those are the BCI. While some may ''overlook'' it, I can't imagine that the number of different jurisdictions that we sell into not one would be found.

WOCD registers a ''flag''. You cannot just skip past that question.
Tempered glass or Egress do not.