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Andy Schwaller
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Fred Jarman
Thursday, August 23,2012 3:47 PM
Tom Jankovsky
Andy Schwaller; Matt Provost; Andrew Gorgey
Steve Maznio Building Permit Number 11152
Tom,
You inquired about Mr. Maznio's building perm¡t status. I looked into it with Andy Schwaller
and Matt Provost and here's the update.
Matt and Andy did a site visit to Mr. Maznio's house yesterday to determine if we could issue
a Certificate of Occupancy based on the level of completion for the construct¡on of his home.
Mr. Maznio said his bank needed a Certificate of Occupation (C.O.) Andy explained a C.O. was
probably not possible due to extent of the uncompleted construction.
Large portions of the exter¡or siding is not in place. One side of the structure is white Tyvec
paper covered OSB (Oriented Strand Board). Other sides of the structure is painted OSB.
OSB by itself is not an approved exterior siding. The OSB has to be protected by siding to keep
it from being a sponge and rotting. lt is also susceptible to UV degradation. From past
building department experience, the Tyvec paper usually ends up in a neighbor's yard and also
has requirements to be protected from direct exposure to the elements. The paint may work
for a short time but does little to protect the OSB or any of the penetrations for windows and
doors which need to be flashed and incorporated into the siding to protect the structure from
the elements. The exposed face of the building also has multiple horizontal and verticaljoints
where the individual panels butt up together. The paint does little to protect these joints. The
painted OSB surface is already showing signs of breaking down. The code and the
manufacture's approved listings all require the OSB to be protected by a siding material. This
greatly affects the durability of the structure and is a basic requirement prior to the final
inspection of any structure. The structure is not complete without it.
The OSB is part of a panel called Structural lnsulated Panel (SlP). The OSB is a facing that is
glued to a foam core. The OSB must stay intact for the panel to remain structural. Having the
exterior facing subject to the exterior elements can cause an additional problem related to
the structural integrity of the building.
More conventional framing with 2x6 stud framing also utilizes OSB as an exterior sheathing.
This is typically what one sees with most homes. This sheathing also has to be covered with
exterior siding whether it is a brick or stone veneer or wood or other type of siding. Painted
OSB is not a very good option.
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The code does have provisions for a Temporary Certificate of Occupancy (TCO). lt has been a
policy not to issue TCO in the county. They generate another database for partially completed
structures, and they are more aimed at jurisdictions that require a longer list of items such as
landscaping to be completed prior to C.O. Garfield County is rather lenient with regards to
C.O. requirements. The structures must be safe and sanitary with the exterior of the structure
protected from the elements as per the building code. There has to be positive drainage away
from the house and we do not care how many trees, bushes or type of grass is in the yard.
The inside of the house does not nèed to have the carpet in place or the doors and windows
trimmed out. The only doors required are for the bathrooms and exterior entrances. TCO's
are not really needed and we cut down on the maintenance to provide TCO's. The home
owner is able to finish portions of the inside of the structure as time and money allows and
enjoys living in their weather proof home sooner. As per Mr. Maznio, the bank will not accept
a TCO.
Ultimately, the structure is not ready for a formal CO for the above building code reasons. We
could issue TCO with a distinct timeline for completion, but that does not get Mr. Maznio what
he ultimately needs from Alpine Bank. Please know, we have worked with him closely and
have been as lenient within the bounds of the building code to help Mr. Maznio with the
rather slow progress of his building permit which was submitted 4 years ago in 2008.
Feel free to call me to discuss if the BOCC wishes to take action as a board.
Regards,
Fred
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Andy Schwaller
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Jonathan Kuz [jonkuz@earthlin k. net]
Friday, August 24,2012 10:35 PM
Andy Schwaller
RE: Covering the exterior of SlPs
Not that I know of. lt would protect it some but I doubt it would for long term use
Jon Kurz
---Original Message---
From:Andy Schwaller
Sent: Aug 24,2012 3:37 PM
To: Jonathan Kurz
Subject: RE: Covering the exterior of SlPs
Thanks. Does painting the OSB have any value or measurable value?
From: Jonathan Kuz fmailto:jonkutz@earthlink.net]
Sent: Friday, August 24,2012 3:27 PM
To: Andy Schwaller
Subject: Coveríng the exterior of SIPs
All SIP manufacturers (that I know of) require some type of water resistive water barrier such
as asphalt impregnated building paper (tarpaper) or a product like Tyvek or Typar. As I
understand this should always be used no matter what the finish siding or stucco material is.
Jon Kurz
Murus Company
970-640-0252
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