Structural changes to deck and code issues

[lefty3]

When I purchased this house 3 years ago, I knew the owner and a friend had constructed the 2-story deck on the back of the house, but didn't have the sense to find out if they'd had it inspected. (no comment on why the home inspector didn't suggest that.)

I've been told that now I'm in the house, the deck is considered a pre-existing structure, and I don't have to fix current code problems (like the spindles being too far apart). However, if I decide to have some other modifications made that require pulling a permit, could an inspector look at the whole thing and make me rebuild/retrofit it to current code?

Thanks...Beth

[Joe.Carrick]

Hi Beth,

Possibly yes.

The question is: What is it that you want to have done and does it actually require a permit?

If a permit is required then the question becomes: How much of a change is being done and of what nature? Usually if the change is less than a certain percentage then upgrades are not required.

The best bet would be to check with your local building department and see what they would require if you were to go ahead with the modifications.

-Joe

[lefty3]

There are a couple of things I'm thinking of:
1. The lower deck wasn't finished very well and I would like to have the framing on one side redone so that it can be screened in.

2. I'm considering having a roof or covering of some sort over the upper deck. I'm getting too old to shovel 2-3 feet of snow off of a 10' x 30' deck, and am afraid to leave it there because of the weight.

3. I may put a hot tub on the lower deck.

I've been afraid to ask questions at the building dept. Once they heard that my deck might not be up to code, could they send an inspector out of the blue and tell me to fix things?

Thanks for your help.

[Joe.Carrick]

There are a couple of things I'm thinking of:
1. The lower deck wasn't finished very well and I would like to have the framing on one side redone so that it can be screened in.

As long as this is just repair it shouldn't require a permit.

2. I'm considering having a roof or covering of some sort over the upper deck. I'm getting too old to shovel 2-3 feet of snow off of a 10' x 30' deck, and am afraid to leave it there because of the weight.

The deck should have been designed and constructed to support the snow load. However, it might not have been. The only way to verify this would be to hire an Architect or Structural Engineer to check the existing structure. To add a roof will definitely require a permit. This is an additional load. Floors must be able to support their own weight plus a live load of about 40-50 lbs/sqft. Roofs must support their own weight plus a live load of about 20 lbs/sqft. All loads must be transferred to the ground via columns and footings which must be properly sized depending on the soil conditions.

3. I may put a hot tub on the lower deck.

Hot tubs generally don't add too much weight because it's spread over a fairly large area. However, you might need to add 2-4 extra piers under the spa. Again I would have an Architect or Engineer check it out.

I've been afraid to ask questions at the building dept. Once they heard that my deck might not be up to code, could they send an inspector out of the blue and tell me to fix things?

I would not be afraid of this. They can only legally require upgrades if you are in fact making more than a certain percentage of monitary modifications.

Thanks for your help.

It will cost something to get a consulation from an Architect or Engineer, but you are going to need plans anyway in order to get a permit - particularly if you add the roof.

[lefty3]

I appreciate all your help. I'll start at the county offices to see what I can learn and go from there.