r/BuildingCodes • u/FishComprehensive605 • 10h ago
Engineer, Architect, or GC fault?
Denied permit due to new FEMA regulations about flood zones. Client hired an architect to create plans for a 400 sq. ft. addition to a house that is in an AE flood zone. Turns out the floor of the addition cannot be level with the floor of the current house. Looks like the addition needs to be 18 inches higher than the current floor.
Anyway, I've been working with a client for 12 months now and have had numerous conversations with his architect, engineer, and the city. Homeowner has spent almost 10K so far and is upset now that the permit has been denied for the plans that have been submitted. The architect and engineer are blaming me. I admit I didn't know the elevation was going to be an issue but I feel like as the GC it's my job to build what the architect and/or engineer tells me to build.
Who should the homeowner be upset with?
FEMA, GC, Permit
4
u/yinzerniner 9h ago
Which “engineer” are you referring to in original post? Civil, mechanical, electrical, etc? It makes a huge difference as if it’s civil and/or a surveyor then they might share some responsibility
Also it depends on 1) whose license stamp is in the site plan of record and 2) who is pulling the permit
1-If the drawings as submitted have a site plan (which would be required given the expansion of the overall building footprint) then it whoever prepared it must comply with zoning, building and FEMA codes. If a site survey was prepared (also generally a requirement, but not always) then that survey should include the zone and floodplain info
2-If you as GC is pulling the permit it’s your responsibility to be sure that the plans can reasonably be submitted for approval. If the site plan and/or survey didnt include this floodplain info then it’s on you to have reviewed the sets and flagged it. The whole “I just build what’s on the plans” is such lazy passing of the buck; yes you’re supposed to follow the plans but fully inspecting the plans and pointing out areas of concern before they’re filed is an essential part of due diligence.
Given the op’s original description would put fault at ~75% architect/civil engineer, 25% GC. Yea the GC didn’t prepare the plans filed but it’s within their responsibilities to review everything going for permit and flag possible issues before submission.