Chapters:
15.04 Construction Codes
15.08 Standard Housing Code
15.12 Fire and Safety Codes
15.16 Fire Walls and Fire Partitions
15.20 Fire Standards Applicable to Certain Buildings
15.24 Fire Prevention Generally
15.28 Gas Regulations
15.32 Water Conservation
15.36 Soil Erosion and Sediment Control
15.40 Building Numbering
15.44 Mobile Homes and Travel Trailers
15.48 Flood Damage Prevention
Sections:
15.04.010 Certain state minimum standard codes and appendices adopted.
15.04.020 Administrative procedures for enforcement of state minimum standards codes.
15.04.030 Building inspector—salary, tenure of office, removal, disability of absence.
A. The governing body having determined that enforcement of certain Georgia minimum standard codes for construction and operation of real and personal property in the city promotes and protects the life, health, safety, property and general welfare of its citizens, the following Georgia minimum codes, together with such future revisions and amendments thereto as may be adopted by the Georgia Department of Community Affairs pursuant to state law, are adopted and by reference incorporated into this code as fully and completely as if set forth verbatim herein:
1. International Building Code;
2. International Mechanical Code;
3. International Gas Code;
4. International Plumbing Code;
5. National Electric Code;
6. International Residential One and Two Family Dwelling Code;
7. Georgia State Energy Code;
8. Standard Amusement Device Code;
9. Excavation and Grading Code;
10. Standard Swimming Pool Code;
11. Standard Unsafe Building Abatement Code; and
12. International Existing Building Code.
B. The following appendices to state minimum standard codes having statewide application, together with such future revisions and amendments thereto as may be adopted by the Georgia Department of Community Affairs pursuant to state law, are adopted and by reference made a part of this code as fully as if set forth verbatim herein:
1. International Building Code:
a. Appendix C, “Agricultural Buildings”;
b. Appendix E, “Supplemental Accessibility Requirements”;
c. Appendix G, “Flood Resistant Construction”;
d. Appendix J, “Supplemental Accessibility Requirements for Qualified Historic Buildings and Facilities.”
2. International Plumbing Code:
a. Appendix B, “Rates of Rainfall for Various Cities”;
b. Appendix C, “Gray Water Recycling Systems”;
c. Appendix E, “Sizing of Water Piping System.”
3. International Gas Code:
a. Appendix A, “Sizing and Capacities of Gas Piping”;
b. Appendix B, “Sizing of Venting Systems Serving Appliances Equipped with Draft Hoods, Category 1 Appliances, and Appliances Listed for Use and Type B Vents.”
4. International Mechanical Code:
a. Appendix A, “Combustion Air Openings and Chimney Connector Pass-throughs.”
5. International Existing Building Code:
a. Appendix A, “Guidelines for Seismic Retrofit of Existing Buildings”;
b. Appendix B, “Supplementary Accessibility Requirements for Existing Buildings and Facilities.”
C. The boards of adjustments and appeals, as created or referred to under the terms and provisions of any of the state minimum standard codes adopted pursuant to this section or the state minimum standard codes having statewide application, shall be the board of adjustment and appeals created pursuant to Section 15.04.020(J) of this chapter.
D. Copies of each of the current state minimum standard codes adopted pursuant to this section and the current state minimum standard codes having statewide application shall be maintained in the office of the city clerk and the office of the building inspector and shall be made available for public inspection or copying during regular business hours.
E. The official of the city having duties corresponding to the duties of designated officials under the provisions of the state minimum standard codes adopted pursuant to this section or the state minimum standard codes having statewide application shall be deemed to be the city official responsible for performing the duties of such designated official as provided in the respective state minimum standard codes.
F. Any requirements of the state minimum standard building code adopted pursuant to state law requiring sprinkler systems in aircraft hangar spaces for facilities over ten thousand (10,000) square feet shall yield to and be superseded by the aircraft hanger sprinkler requirements contained in National Fire Code No. 409 adopted pursuant to Section 15.12.010(D) of this code. (Ord. dated 4/6/04 §§ 1, 2; prior code § 6-1)
A. Purpose. The purpose of this section is to provide for the administration and enforcement of the Georgia minimum standard codes as heretofore adopted. All such codes are referred to in this section as the “technical codes”.
B. Code Remedial.
1. General. Minimum standard codes are declared to be remedial, and shall be construed to secure the beneficial interests and purposes thereof, which are public safety, health, and general welfare, through structural strength, stability, sanitation, adequate lighting and ventilation, and safety to life and property from fire and other hazards attributed to the built environment, including alteration, repair, removal, demolition, use and occupancy of buildings, structures, or premises, and by regulating the installation and maintenance of all electrical, gas, mechanical and plumbing systems, which are hereinafter sometimes referred to as service systems.
2. Quality Control. Quality control of materials and workmanship is not within the purview of this code except as it relates to the purposes stated herein.
3. Permitting and Inspection. The inspection or permitting of buildings, systems or plans under the requirements of this section shall not be construed in any court as a warranty of the condition or adequacy of any such building, system or plan. Neither the city nor any of its employees shall accept liability in tort for damages for any defect or hazardous or illegal condition or inadequacy in such buildings, systems, or plans, nor for any failure of any component thereof which may occur subsequent to such inspection or permitting.
C. Scope.
1. Applicability.
a. General. Where, in any specific case, different sections of these codes contain conflicting specifications for materials, methods of construction or other requirements, the most restrictive shall govern. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable.
b. Building. The provisions of the International Building Code shall apply to the construction, alteration, repair, equipment, use, occupancy, location, maintenance, removal and demolition of every building or structure in the city or any appurtenance connected or attached to such buildings or structures, except one- and two-family dwellings.
c. Electrical. The provisions of the National Electrical Code shall apply to the installation of electrical systems, including alterations, repairs, replacements, equipment, appliances, fixtures, fittings and appurtenances thereto.
d. Gas. The provisions of the International Gas Code shall apply to the installation of consumers’ gas piping, gas appliances and related accessories and shall be applicable to gas piping systems extending from the point of delivery to the inlet connections of appliances, except in one- and two-family dwellings.
e. Mechanical. The provisions of the International Mechanical Code shall apply to the installation of mechanical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings, and or appurtenances, including ventilating, heating, cooling, air conditioning and refrigeration systems, incinerators, and other energy-related systems, except in one- and two-family dwellings.
f. Plumbing. The provisions of the International Plumbing Code shall apply to every plumbing installation, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances, when connected to a water or sewerage system.
g. Energy. The provisions of the Georgia Model Energy Code shall regulate the design of building envelopes for adequate thermal resistance and low air leakage and the design and selection of mechanical, electrical, service, water heating and illumination systems and equipment that will enable the effective use of energy in new building construction.
h. International Existing Building Code. The provisions of the International Existing Building Code, as amended, shall apply to the construction, alteration, repair, equipment, use, occupancy, location, and maintenance of every one- and two-family dwelling or any appurtenance connected or attached to such dwellings.
i. The Unsafe Building Abatement Code. The provisions of this code provide enforcement personnel with the necessary procedures to have dangerous and unsafe buildings repaired or demolished.
j. Standard Amusement Device Code. This code provides minimum requirements to safeguard the public health, safety and general welfare of citizens through regulation of the installation, construction, alteration, repair, removal, operation and use of amusement rides and devices.
k. Excavation and Grading Code. This code regulates and controls excavation, grading, and earthwork construction including earth fills and embankments on private property.
1. Standard Swimming Pool Code. This code provides for the protection of the public health, welfare and safety by prescribing minimum standards for the design, construction, installation, repair and alteration of public and private swimming pools and equipment related thereto.
m. International Existing Building Code. This code provides a systems approach to evaluating the overall safety of buildings.
2. Appendices. Appendices referenced in text of the technical codes shall be considered an integral part of the codes.
3. Referenced Standards. Standards referenced in the text of the technical codes shall be considered an integral part of the codes. If specific portions of a standard are cited in code text, only those portions of such standard shall be enforced. Where code provisions conflict with a standard, the code provisions shall be enforced. Permissive and advisory provisions in a standard shall not be construed as mandatory.
D. Building Safety Department. The city of Covington building safety department hereinafter referred to as the “department” is established and shall be headed by the person designated as the building official. The qualifications for the building official and other code enforcement personnel shall be the same as provided for the building inspector in Section 15.04.030 of this code.
1. Restrictions on employees. An officer or employee connected with the department, except one whose only connection is as a member of the board established by this code, shall not be financially interested in the furnishing of labor, material, or appliances for the construction, alteration, or maintenance of a building, structure, service, system or in the making of plans or specifications thereof, unless he is the owner thereof, nor shall he engage in any other work which is inconsistent with his duties or conflict with the interests of the department.
2. Records. The building official shall keep, or cause to be kept, records of the business of the department.
3. Reports. The building official shall submit annually a report covering the work of the department during the preceding year. He may incorporate in said report a summary of the decisions of the building code board of adjustments and appeals during such year.
E. Existing Buildings.
1. General. Alterations, repairs or rehabilitation work may be made to any existing structure, building, electrical, gas, mechanical or plumbing system without compliance with all the requirements of the technical codes; provided that the alteration, repair, or rehabilitation work conforms to the requirements of the technical codes for new construction. The building official shall determine the extent to which existing systems shall be made to conform to the requirements of the technical codes for the new construction.
F. Special Historic Buildings. The provisions of the technical codes relating to the construction, alteration, repair, enlargement, restoration, relocation or moving of buildings or structures shall not be mandatory for structures identified and classified by the state or local jurisdiction as historic buildings when such buildings are judged by the building official to be safe for public or private use after completion of any proposed construction, alteration, repair, enlargement, restoration or relocation of such buildings.
G. Powers and Duties of the Building Official.
1. General. The building official is authorized and directed to enforce the provisions of the technical codes and to render initial interpretations of the technical codes which are consistent with the purpose of same as set forth herein.
2. Right of Entry.
a. Whenever necessary to make an inspection to enforce any of the provisions of this code, or whenever the building official has reasonable cause to believe that there exists in any building or upon any premises any condition or code violation which makes such building, or premises or the electrical, gas, mechanical or plumbing systems therein unsafe, dangerous or hazardous, the building official may enter such building or premises at all reasonable times to inspect the same or to perform any duty imposed upon the building official by the technical codes, provided that if such building or premises is occupied, proper credentials shall be presented prior to a request for entry. If such building or premises is unoccupied, the building official shall first make a reasonable effort to locate the owner or other person having charge or control of same and request entry. If entry is refused, the building official shall have recourse to every remedy provided by law to secure entry, including issuance of inspection warrant by the municipal court.
b. When the building official shall have first obtained a proper inspection warrant or other remedy provided by law to secure entry, no owner or occupant or any other person in charge, care or control of any building, structure or premises shall fail or neglect, after proper request is made, to promptly permit entry therein for the purpose of inspection and examination.
3. Stop Work Orders. Upon written notice from the building official, work on any building or structure or the electrical, gas, mechanical or plumbing system therein that is being done contrary to the provisions of the technical codes or in a dangerous or unsafe manner, shall immediately cease. Such notice shall be given to the owner of the property, or to his agent, or person performing the work and shall state the conditions under which the work may be resumed. Where, in the opinion of the building official, an emergency exists, the building official shall not be required to give a written notice prior to stopping the work, but written notice shall be given as hereinabove provided as soon as practicable after such emergency stoppage.
4. Revocation of Permits.
a. Misrepresentation in Application. Whenever there has been any false statement or misrepresentation as to any material fact in the application or plans on which a permit or approval was based the building official may revoke such permit or approval.
b. Violation of Code Provisions. The building official may also revoke a permit upon determination by the building official that the construction, erection, alteration, repair, moving, demolition, installation or replacement of the building, structure, electrical, gas, mechanical or plumbing system for which the permit was issued is in violation of, or nor in conformity with, the provisions of this chapter.
5. Unsafe Buildings or Systems. All buildings, structures, electrical, gas, mechanical, or plumbing systems which are unsafe, unsanitary, or do not provide adequate egress, or which constitute a fire hazard, or are otherwise dangerous to human life, or which, in relation to existing use, constitute a hazard to safety or health, are considered unsafe buildings or service systems and are hereby declared to be illegal and shall be abated in accordance with the provisions of the International Property Maintenance Code for Abatement.
6. Requirements Not Covered by Code. Any requirements not specifically covered by this code, or other technical codes, shall be determined by the building official to insure construction strength, stability or proper operation of an existing or proposed building, or service system, or for the public safety, health and welfare.
7. Alternate Materials and Methods. The provisions of the technical codes are not intended to prevent the use of any material or method of construction not specifically prescribed by them, provided any such alternate has been reviewed and approved by the building official. The building official shall approve any such alternate for the purpose intended if the alternate is at least the equivalent of that prescribed in the technical codes in quality, strength, effectiveness, fire resistance, durability and safety. The building official shall require that sufficient evidence or proof be submitted to substantiate any claim made regarding the alternate.
H. Permits.
1. Permit Application.
a. When required, any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to make any changes in the current building service systems which are regulated by the technical codes, or to cause any such work to be done, shall first make application to the building official and obtain a required permit for the work, except for work pertaining to any of the following:
i. Any portable heating appliance;
ii. Any portable ventilation equipment;
iii. Any portable cooling unit;
iv. Any steam, not chilled, water piping within any heating or cooling equipment not regulated by this code;
v. Replacement of any part of a building, structure or system which does not alter its function, or make it unsafe;
vi. Any portable evaporative cooler;
vii. Any self-contained refrigeration system containing ten (10) pounds (4.54 kg) or less of refrigerant and activated by motors of one horsepower (746W) or less.
b. Work Authorized. A building, electrical, gas, mechanical or plumbing permit shall grant the applicant the right to construct or install the work, provided such work is shown on the drawings and set forth in the specifications filed with the application for the permit. Where such work is not so shown, a separate permit shall be required for each element of the work not so shown.
c. Minor Repairs. Ordinary minor repairs may be made without a permit, provided that such repairs shall not violate any of the provisions of the technical codes.
d. Information Required. Each application for a building permit, along with the required fee, shall be filed with the building official on a form furnished by the city for that purpose, and shall contain a general description of the proposed work and its location. The application shall be signed by the owner, or his authorized agent. The permit application shall indicate the proposed occupancy of all parts of the building and of that portion of the site or lot, if any, not covered by the building or structure and shall contain any other information as may be reasonably required by the building official.
e. Time Limitations. A permit application for any proposed work shall be deemed to have been abandoned six months after the date of filing, unless the proper permit has been issued and the work has commenced. One or more extensions of not more than ninety (90) days each may be allowed for each application, provided the extension is requested in writing and justifiable cause is demonstrated.
2. Drawings and Specifications.
a. Requirements. Two or more copies of specifications and/or drawings, drawn to scale with sufficient clarity and detail to indicate the nature and character of the work, shall accompany the application for a permit. Such drawings and specifications shall contain information, in the form of notes or otherwise as to the quality of materials, where quality is essential to conformity with the technical codes. Such information shall be specific, and the technical codes shall not be cited as a whole or in part, nor shall the term “legal” or its equivalent be used, as a substitute for specific information. All information, drawings, specifications and accompanying data shall bear the name and signature of the person responsible for the design.
b. Additional Data. The building official may require details, computations, stress diagrams, and other data necessary to describe the construction or installation and the basis of calculations. All drawings, specifications and accompanying data required for the following types of projects shall be prepared by a Georgia registered architect or engineer and shall have their professional seal affixed thereon:
i. All educational, institutional and other group occupancies;
ii. Buildings and structures three stories or more in height; and
iii. Buildings and structures five thousand (5,000) square feet or more in floor area.
For all other buildings and structures, the submittal shall bear the certification of the applicant that some specific Georgia law exception permits its preparation by a person not so registered.
c. Application of Utilities Handbook. The city of Covington’s Utilities Specification Handbook (hereinafter called Utilities Handbook), shall apply to all buildings, structures, and improvements made or maintained within the jurisdiction of the city. In the event of any direct conflicts between the Utilities Handbook and any other applicable code, regulations or statutes, the latter shall control.
d. Structural and Fire Resistance Integrity. Plans shall indicate how structural and fire resistance integrity will be maintained where penetration of a required fire resistant wall, floor or partition will be made for electrical, gas, mechanical, plumbing, or communication conduits, pipes and systems. Plans shall also indicate in detail how the fire resistance integrity will be maintained where a required fire resistant floor intersects with the exterior walls.
e. Site Drawings. Drawings shall show the location of every proposed and existing building or structure on the site or lot. The building official may also require a boundary line survey prepared by a Georgia registered land surveyor.
f. Hazardous Occupancies. For applications pertaining to occupancies involving a high risk of fire the building official may require the following;
i. General Site Plan. A general site plan drawing at a legible scale which shall include, but not be limited to, the location of all buildings, exterior storage facilities, permanent access ways, evacuation routes, parking lots, internal roads, chemical loading areas, equipment cleaning areas, storm and sanitary sewer accesses, emergency equipment and adjacent property uses. The exterior storage areas shall be identified with the hazard classes and the maximum quantities per hazard class of hazardous material to be stored; and
ii. Building Floor Plan. A building floor plan drawn to a legible scale which shall include, but not be limited to, all hazardous materials storage facilities within the building and shall indicate rooms, doorways, corridors, exits, fire rated assemblies with their hourly rating, location of liquid-tight rooms, and evacuation routes. Each hazardous materials storage facility shall be identified on the plan with the hazard classes and quantity range per hazard class or the hazardous materials stored.
g. Examination of Documents.
i. Plan Review. The building official shall examine or cause to be examined each application for a permit and the accompanying documents, consisting of drawings, specifications, computations, and additional data, and shall ascertain by such examinations whether the construction indicated and described therein is in accordance with the requirements of the technical codes and all other pertinent laws or ordinances.
ii. Affidavits. The building official may accept a sworn affidavit from a Georgia registered architect or engineer stating that the plans submitted conform to the technical codes. For buildings and structures and affidavit shall state that the plans submitted conform to the provisions of law as to egress, type of construction and general arrangements, and shall be accompanied by drawings showing structural design. The affidavit shall also contain a statement that the plans and design conform to the requirements of the technical codes as to the strength, stress, strains, loads and stability of the structural components. The building official may, without any examination or inspection, accept such affidavit, provided the affiant submits to the building official copies of all inspection reports as inspections are performed and, upon completion of the structure, electrical, gas, mechanical or plumbing system also provides the affiant’s certificate that the structure, electrical, gas, mechanical or plumbing system has been erected in accordance with the requirements of the technical codes. Where the building official relies upon such affidavit, the architect or engineer shall assume full responsibility for the compliance with all provisions of the technical codes and other pertinent laws or ordinances.
3. Issuance of Permits.
a. Fire Marshall Approval. If the proposed construction, moving or alteration of any building or structure is subject to the provisions of Title 15 of this code, the application for a building permit shall be accompanied by a detailed set of plans and specifications for such activity, which shall be submitted by the building official to the fire marshal so that the fire marshal may ensure conformity of the proposed plans and specifications with the provisions of Title 15 as required by Section 15.12.030 of this code. The building official shall not issue a permit for any activity covered by Title 15 of this code until the fire marshal has approved such issuance.
b. Action on Permit. The building official shall act upon an application for a permit without unreasonable or unnecessary delay. If the building official is satisfied that the work described in an application or contract document conforms to the technical codes and other pertinent laws and ordinances, he shall issue a permit.
c. Refusal to Issue Permit. If the application for a permit and the accompanying contract documents describing the work do not conform to the requirements of the technical codes or other pertinent laws or ordinances, the building official shall not issue a permit, but shall return the contract documents to the applicant with his refusal to issue such permit. Such refusal shall, when requested, be in writing and shall contain the reasons for refusal.
d. Special Foundation Permit. When an application for a permit to erect or enlarge a building has been filed and pending issuance of such permit, the building official may, at his discretion, issue a special permit for the foundation only. The holder of such permit may proceed with the foundation work at his own risk and without assurance that a permit for the remainder of the work will be granted or that corrections will not be required in order to meet provisions of the technical codes.
e. Public Right-of-Way. A permit shall not be given by the building official for the construction or alteration of any building where the building is to be changed so as to affect the exterior walls, bays, balconies, or other appendices or projections fronting on any street, alley or public lane, or for the placing on any lot or premises of any building or structure removed from another location unless the building official shall have determined that the proposed construction or alteration will not encroach upon the public road right-of-way except as may be permitted pursuant to Chapter 32 of the International Building Code.
4. Contractor’s Responsibilities. Contractors for the construction or repair of buildings or structures or repair or installation of electrical, gas, mechanical, sprinkler or plumbing systems shall, prior to issuance of a permit, furnish the building official with satisfactory evidence of any lice