Code requirement re placing backfill against brick veneer structure? 2006 IBC
Anyone know what section of the IBC covers the height of backfill around a structure? (if any?)
I remember that fill must be 6″ below the siding but what about in masonry veneer construction? Is there a statement saying that backfill must be x” below the FFE (Finished Floor Elevation), or perhaps that x” of foundation must be exposed? .
I found the part about backfill must slope 1:20 for the first 10′ in IBC sect 1803.3.
I’m having trouble with a subcontractor who is placing the backfill 1 brick (~2.66″) below the FFE weep holes. I’d like the backfill 6″ below the weep holes or at the very least about 4″ down. I think he doesn’t want to do it because he will have to haul away more dirt than he had planned to. I think it will increase the chances that the homes will be damp.
The construction is footers with block stem walls + slab on grade with a brick veneer that goes up the wall from the footers to at least a few feet above FFE. We use a modified 2006 IBC here in NC. This project is permitted commercial. It is residential rental multifamily (townhomes).
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height of backfill @ brick veneer
I totally agree with you.
I have not seen anywhere that is states such a height. IIRC it says that you muct have 6 inches clear from Fin.Grade to any wood. I take that to mean such as the bottom plate etc., not just the siding.
2003 IBC 1405.3.2 States that the weep holes shall be a minimum of one couse above the Fin. Grade.
Another factor, at least in some parts of the country, that being termites. I try to keep the Fin. Gr. a min. of 6" below the brick ledge. Since you have a masony stem wall, I don't know if it makes that much difference. The little beggers seem to find a way to get through a mortar joint.
There very well may be something more specific in the IBC/IRC but I have not run across it. Maybe someone out there has.
If practical and feasable, I try to leave more that the 6" minimum. In time the finish grade seems to have a way of moving up. Rather be safe than sorry.
Matt - I'm not aware of any language governing backfill specifically with regard to weeps; rather the other way around (this from the 2009 IBC NJE - sorry 2006 no longer on line):
1406.4.2 Masonry. Flashing and weep holes in anchored veneer shall be located in the first course of masonry above finished ground level above the foundation wall or slab, and other points of support .... etc.
2304.11.6 says that wood siding requires a minimum of 6" clearance above exterior earth.
1405.4.2 says that weep holes must be installed in the first course of anchored veneer above grade and above the foundation wall or slab.
And although the IRC in section 404.1.6 says that masonry walls shall extend above the finished grade by 4" where masonry veneer is used, (and 6" elsewhere), there is actually nothing in the IBC that prohibits masony veneer or finished floors from extending below grade provided the veneer is solidly grouted and damp and water proofed as required. (And of course, no weep holes below grade).
Don't forget, your soil should settle by at least a few inches and you will have your desired clearances when it does.
Otherwise, dampproofing and waterproofing methods to prevent water wicking should have been addressed during construction phase.
Thanks guys.
I had seen 2304.11.6 (2304.11.2.6 in 2006 IBC) about siding clearence. I had also seen R404.1.6 which was more along the line of what I had hoped to find in the IBC.
I had not seen 1405.3.2 (IBC 2006) but I find it a bit confusing:
"1405.3.2 Masonry. Flashing and weep holes in anchored veneer shall be located in the first course of masonry above finished ground level above the foundation wall or slab, and other points of support..."
Specifically the language "located in the first course of masonry above finished ground level above the foundation wall or slab" seems a bit ambigious or poorly worded. It would sound as if the finished ground level always needs to be within one course of the slab (finished floor)???? So, for example, if you have a sloping site with, using this project's method of construction, a 5' high stem wall on one end of the building, 5' of dirt must be placed up against the foundation??? Common sense says no - that is not right.
Regarding the setteling of backfill, not so much in this instance since here in this part of NC the bottom of our footings are only required to be 12" there is not much fill. Twelve inches is the minimum for this state. FYI, there is hardly any frostline to speek of in this area, however on this project the footers are al least 16" below finished grade so there will be some setteling but not much. Obviously it is different in areas with 24", 36", 42" deep footers.
At any rate it sounds as if in this instance the IBC code book is not going to help my case.