REPLACE DAMAGED WOOD FRAMING:
General
The Los Angeles Department of Building and Safety (LADBS) Electronic Permit System (e-Permit system) allows for the issuance of a permit to replace damaged wood framing in residential buildings and structures where the cost of the damage repair does not exceed $15,000 or 10% of the replacement cost of the building or structure, whichever is less. If the cost of the damage repair exceeds $15,000 or 10% of the replacement cost, a plan check is required at a LADBS Construction Services Center. Two sets of the following indelible plans are required for plan check:
- A floor plan drawn to a scale of 1/4 inch to 1 foot showing the use of each room and the door and window size and location for the existing building or structure where the damaged wood framing will be replaced.
- Exterior elevation(s) of the existing building or structure drawn to a scale of 1/4 inch to 1 foot necessary to show where the damaged wood framing will be replaced.
- Structural framing plans and details. Note: 1 story buildings and structures that do not comply with Section 91.2320 of the Los Angeles Building Code (LABC) for "Conventional Light-Frame Construction" and all buildings and structures exceeding 1 story require structural framing plans, details and calculations prepared and signed by a civil engineer, structural engineer, or architect licensed by the State of California.
An e-Permit issued to replace damaged wood framing in residential buildings and structures covers the entire repair to the damaged wood framing including all floor, wall, ceiling and roof coverings. A separate permit for drywall, stucco, or roofing is not required in the area of the repair to the damaged wood framing.
Replacement Wood Framing Members
Wood framing repair must comply with the State of California Title 24 minimum mandatory energy regulations as noted below. For residential buildings located within a municipal airport noise boundary as designated by the "Community Noise Equivalent Level" (CNEL) data element, the replacement of damaged wood framing must comply with the standards noted below based on the noise contour boundary value that the building is located in.
All new wood framing members must be of the same size and spacing as existing. The grade of the lumber must be as good or better than the existing wood framing members. Nailing of the new wood framing members shall comply with LABC Table 23-II-B-1. Any replacement floor, wall, or roof coverings shall comply with the minimum standards set forth in the applicable sections of the LABC. No structural changes or modifications are allowed and the inspector must be able to easily determine the existing size, spacing, and grade of the existing wood framing structural elements.
Minimum Title 24 Energy Regulations
The replacement of damaged wood framing in the habitable portions of residential buildings shall comply with the State of California Title 24 minimum mandatory energy regulations as set forth in Section 150 of the California Energy Code. Ceilings shall be insulated between wood-framing members with insulation resulting in an installed thermal resistance of R-19 or greater. Walls and floors shall be insulated between wood-framing members with insulation resulting in an installed thermal resistance of R-13 or greater.
Community Noise Equivalent Level(CNEL) Requirements
Per Section 1208A.8.5 of the City of Los Angeles Building Code, residential buildings located within a municipal airport noise boundary shall comply with prescriptive standards established by the Los Angeles County Building Code Manual (LACBCM) for mitigation of interior noise levels due to the airport. There are three municipal airport noise boundaries designated by the "Community Noise Equivalent Level" (CNEL) data element with the values, "65 dB < 70 dB", "70 dB < 75 dB" and "75 dB +". For residential buildings located in a CNEL noise boundary, the damaged wood framing repair must comply with the standards summarized in the table below.
CNEL Noise Boundary Prescriptive Standards Established by LACBCM for Mitigation of Interior Noise Levels 65 dB < 70 dB Click on the CNEL Noise Boundary for your building or structure to review the detailed prescriptive standards for floors, exterior walls, and roofs. 70 dB < 75 dB 75 dB +
Inspection Requirements
In most cases, three inspections are required. The first inspection is required after the damaged wood framing members are replaced but before they are covered. The second inspection is required to verify the fasteners for any floor or roof sheathing, drywall or stucco lath installed. The third inspection is required when the damage repair is complete. For damaged wood framing repair permits issued using the LADBS e-Permit system, the inspector will provide the required inspection signature card at the first inspection. To reach your inspector to verify inspection requirements for your project, call the LADBS Customer Call Center at 888-LA4BUILD (888-524-2845) for calls originating inside of Los Angeles County. For calls originating outside of Los Angeles County, call (213) 482-0000.
Inspection RequestsYou can schedule an inspection by using our Automated Inspection Request System (AIRS) which is available anytime (except between 2am and 3am) or by contacting our Customer Call Center (CCC) during our regular business hours (7am to 5pm). Both are available at 888-LA4BUILD (888-524-2845) for calls originating inside of Los Angeles County. For calls originating outside of Los Angeles County, call (213) 482-0000. To reach AIRS select option 1, to reach CCC select option 2. When calling for an inspection you will need to know the permit number, the site address, the date and type of inspection needed, and the name and phone number of the person to receive a confirmation call on the morning of the inspection. Inspections are available for the next business day until 3pm on the previous business day using AIRS and until 2pm on the previous business day using CCC. An AIRS Sequence Chart is helpful when scheduling an inspection request using AIRS.
For the first inspection, use the "305 - Rough Frame" AIRS inspection code. For the second inspection, use the "305 - Rough Frame", "320 - Drywall Nailing" or "325 - Interior/Exterior Lathing" AIRS inspection code as applicable. When the damage repair is complete, use the "335 - Final" AIRS inspection code. When using AIRS to schedule an inspection request, it is recommended that you write down your inspection request confirmation number for future reference. This confirmation number can be obtained by pressing the "1" key in step 10 as shown on the AIRS Sequence Chart.