By: Monte Leeper
I know I'll need permits for some things but not for others. Someone told me the rules changed for my town and that my house will need zoning variances and more insulation. Can you explain some of the things we need? I'm concerned that we'll have to do some things over a long time in order to afford to do it at all.
A: Your concerns are justified, and could cause some sleepless nights. Gone are the days of the simple life. I pondered this while standing at a rest stop in Pennsylvania recently. It was sunrise, and I heard a rooster crow from across the roadway. I looked over to see a working 100-year-old farm and reminisced about how simple life used to be. The well-designed house, barn and working buildings were situated to block wind, create shade and allow for separate working and recreation spaces.
Across our nation, cities, towns and villages are now adopting regulations that increase the cost of construction by thousands of dollars. Your home was probably built 50 to 60 years ago. Technology, energy needs and structural methods have changed significantly since then. Structurally, metal connectors are now required just to piece each wood wall stud or roof rafter together to resist wind and earth movement. Simple nails just won't do, meaning more cost. Energy-wise, your house is required not to lose heat or transfer cold as it currently does. Technologically, older homes had labor-intensive plaster that was alkali and naturally resisted mold. Today's cheaper gypsum board is covered with mold-friendly paper. Our warmer, more insulated homes produce condensation on walls due to indoor/outdoor temperature differences. Our grandparents wore sweaters and kept the temperature in the 50- to -60-degree range, minimizing mold, but we like our homes at 70 degrees. Factor this in with zoning changes meant to preserve open space, limit the local population and relieve congestion and you have greater costs for less home.
You'll need a permit for just about any non-cosmetic work. You can do siding, window changes (same opening), roofing, painting, insulating or kitchen cabinets without a permit, but most communities require permits for new driveways, decks, closets, anything structural (like taking down walls), many types of plumbing work, additions or changes in occupancy such as converting a garage to living space or room-dividing walls. It's best to check with your building department to be sure. They probably won't tell you about technical issues they'll certainly be looking for in plans a licensed professional prepares for you. Connectors and insulation values are just the beginning of what you'll need. New rules for zoning, Energy Star compliance and Òbuilding green means the house of the future is going to be mired in regulations.
It's interesting that in every generation there were those who pieced together the best materials and those who just assembled stuff to get a building built. With all the regulation, more people may use cheaper methods that won't last. But the better the quality of construction, the simpler our lives, even if it takes more time. So here's your mantra: Do it once, do it right, get a permit, sleep at night.
