Decks

Building permits are required for all decks and landings that are attached to the home are 30 inches or more above grade or those used as landings. This includes new construction, additions, alteration, repair, moving or demolishing.

• What to Include With Your Permit
• Required Inspections
• Code Provisions for New Construction
• Maximum Joist Spans
• Beam and Footing Sizes
• Building Setbacks
• Approved Plastic/Composite Decking Materials

1.              Completed permit application form

2.              Two copies of the following building plans:

A.            Site plan showing:

1.              Complete property drawn to scale according to an accurate boundary line survey
(If no property corner markers are visible, a certificate of survey is required.)
Demolition: indicate structures to be demolished and the size and location of structures that are to remain.

2.              Size and location of new construction and existing buildings.

3.              Distances from lot lines.

4.              Setbacks from all property lines of all existing and proposed structure(s).

5.              Any easements on the property.

6.              Established street grades and proposed finished grades.

7.              Proposed site drainage, driveway size and location.

8.              Designation of side street for corner lot projects.

(The Building Official may waive or modify the requirement for a site plan if the application for permit is for alteration or repair or when other­wise warranted.)

B.             Floor plan showing:

1.              Proposed deck size.

2.              Size and spacing of floor joists.

3.              Size and type of decking material.

4.              Size, type and direction of beams.

5.              Size, type, location and spacing of posts.

6.              Size, location and spacing of footings.

C.             Elevation plan showing:

1.              Height of structure from grade.

2.              Size and depth of footings

3.              Guard height and spacing

4.              Stairway rise and run and handrail height.

5.              Clearance of over-head wires

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The following inspections shall be obtained during the construction of the deck. It is the responsibility of the party doing the work to make arrangements with the building department for inspections:

1.              Footing Inspection
Prior to the placement of any concrete, after footing holes are dug.

2.              Framing Inspection
Is to be made after all framing, blocking, and bracing are in place and prior to covering the construction so it is accessible for inspection. This inspection can be completed at the time of the final inspection if all parts of the framing will be visible and accessible.

3.              Final Inspection
To be made upon completion of the deck and finish grading.

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1.              Deck is required to have frost footings if attached to the house or other structure with frost footings.

2.              All decks that are 30 inches or more above grade must be protected by a guardrail. Such guard shall be at least 36 inches in height. Open guardrails and stair railings shall have intermediate rails or an ornamental pattern such that a 4-inch diameter sphere cannot pass through, i.e. open space between balusters must be smaller than 4 inches.

3.             If a stairway is to be provided, it must not be less than 36 inches in width. Stairways may be constructed having an 7 3/4-inch maximum rise (height) and a 10-inch minimum run (length). The tread rise and tread run may not vary over the length of the stairs by more than ⅜ inch. The code also requires illumination at all stairways.

4.              Graspable handrails are required on all stairways having 4 or more risers. Hand–rails may not be less than 1¼ inches nor more than 2 and 5/8; inches in cross sectional area. Top of handrail must not be less than 34 inches nor more than 38 inches above the nosing (front edge) of treads and must end by being returned to a wall or post. Shapes other than those shown may also be acceptable.

**FLAT 2X4 NOT ACCEPTABLE.**

5.              Decks need to be designed for a 40 pound per square foot live load and balconies to a 60 pound per square foot live load. (If a screen porch or 3-season porch might be constructed on the deck platform, special setback and design requirements should be considered.)

6.              Include detail for attaching deck at cantilevered floor framing.

7.              Joists should not overhang beams (cantilever) by more than two feet, nor should beams overhang posts by more than one foot unless a special design is approved.

8.              All connections between deck and dwelling shall be weatherproof. Any cuts in exterior finish shall be flashed or caulked.

9.              The following materials may be used as deck components when exposed to the weather (for example posts, beams, joists, ledger and decking):

A.            Approved wood with natural resistance to decay such as redwood or cedar.
Cedar or redwood posts need an 8-inch separation from the ground.

B.             Approved treated wood.
Columns or posts in contact with the ground or embedded in concrete, earth or masonry must be of special pressure treated wood approved for ground contact. (.60 Treated)

C.             Other materials such as composite plastics that have prior approval from the Building Official. (Plastic/composite decking must carry an evaluation report. A list of approved manufacturers and the corresponding reports are included in this packet.)

10.           Header joists more than six feet long and tail joists over 12 feet long shall be supported by approved framing anchors such as joist hangers.

11.           Recent changes have been made in the chemicals used in the manufacture of pressure-treated wood. Chromated copper arsenate, also known as CCA, is being phased out and the most common new treatments approved for outdoor use are alkaline copper quaternary (ACQ) and copper azole. According to the lumber and fastener industry, the newer chemicals being used to treat the wood approved for outdoor use are considerably more corrosive than those previously treated with CCA and therefore require special hardware (fasteners, hangers and brackets) as well as greater care in the selection of materials that may come in contact with the wood. The fastener industry has indicated that some of the hardware currently on the market may not perform with some of the new treatments.

Designers, builders, and home owners will need to pay particular attention to the grade marks on the lumber and verify that proper hardware are appropriate with the particular treatment of the lumber. This not only applies to decks but sill plates, ledger boards and posts as well. The code references the American Wood Preservers Association (www.awpa.com), which has published information on this issue. Particular attention should also be made to the manufacturer's installation instructions for the hardware. Questions should be directed to your wood and fastener supplier or the Building Official.

12.           The electrical code requires overhead power lines to be located a minimum of 10 feet above decks and platforms. Existing lines may need to be raised if a new deck is to be installed beneath them.

13.           When locating a deck, care must be given to the location of existing gas and electric meters, wells, and septic systems. These may need to be relocated to allow for construction of the deck. Septic systems and wells may be difficult to relocate, requiring an alternative location for the deck. Prior to placement of any deck that will interfere with these devices, contact the Building Official.

Based on No. 2 or better wood grades. Naturally decay resistant or treated for weather and/or ground exposure.
(Design load = 40 psf LL + 10 psf DL, Deflection = L/360)