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Remodeling Definition

Posted on May 22nd, 2009 by Doug Marsh VP, CR, CAPS, GBP  |  2 Comments

                                           Remodeling Definition
     The City of Austin is in the process of adopting another ordinance that may have a chilling effect on remodeling projects.  This ordinance is a little difficult to understand however some of the ramifications for Homeowners could be:
     Homeowners will be restricted to remodeling a maximum of 50% of their existing complying homes (if gross floor area is greater than 1200 square feet).
     Homeowners will be required to comply with a minimum of 180 day waiting period between remodel permits.  So let's say you are working on your kitchen and decide to go ahead and do other areas of your home (master bath) to avoid start up costs and inconvenience and mess. You will need to wait 6 months to get the next permit.
     Homeowners will incur the expense of multiple architectural plans, hiring of contractors, surveyors and/or designers should the home need more than a 50% remodel
     Walls beyond the 50% may not be structurally sound and will not be eligible for replacement.  These structural elements may not be diagnosed without the removal of the facade and the diagnosis will have to happen in the field.  Let's say you have a remodel permit and remove the drywall inside the exterior wall of your kitchen remodel.  It turns out that the wall is completely rotten (or termites) and the siding and sheathing on the  outside of the wall is effected also and therefore the whole wall must be rebuilt.  You will have to stop and go get a new construction permit before you could proceed and then when you have it follow the inspection process for this new wall including the delay for the permit and the ensuing delays for inspections.
There are many, many other issues involved here including issues with non complying walls (too close to the property line) of which there are many in the central city.
     This process is being driven along the same lines as the McMansion ordinance.  Some people have abused situations in Austin by taking a building which may or may not comply with setbacks and have almost completely demolished the structure except for one wall and then built a new and probably larger building increasing the size while still claiming the same non complying setbacks.  The neighborhoods are overreacting to this issue and are now attempting to squelch as much remodeling work as possible.  One of their positions on the task force to examine this question was to require a FIVE YEAR WAITING PERIOD between permits on the same building.  A person might remodel a place, sell it and then the next person would have to wait to make changes.  This is lunacy.  At least the City staff is recommending a 6 month wait which is plenty long enough.  Another position was to prohibit the enlargement, replacement, or the relocation of windows and doors.  REPLACEMENT OF WINDOWS!!!  We need to replace most of the windows in this town so we can stop sucking hot humid air and spending a fortune on Power.  Where is the Austin Green sensibility in this.  Their is a Residential Design and Compatibility Commission meeting on this matter on June the 3rd and I highly recommend the Homeowners of Austin rise up to put this extremely conservative, NIMBY, position back where it belongs.  I can pretty much guarantee that the neighborhood people that are backing this effort already have done the work on their house and so really don' care about the rest of us.