The unsung protectors of every homeowner in Bluffton are town building inspectors. They are mostly unheard and unseen employees who work to keep your house or commercial building safe. They inspect every structure, in every phase of its construction, to ensure the contractor or builder is abiding by the International Building Codes. These codes dictate the minimum standards to maintain a safe and secure structure.
Many homeowners, understandably so, are hiring private inspectors to also follow the building process. The town understands homeowners’ desire to gather information to protect themselves. However, the roles of town and private inspectors are similar but different. Add in complex code interpretation, adjustments for hurricane protection, and the difference between safety and cosmetic enhancements, and homeowners can be left confused and on guard.
There are times when town building inspectors will overrule a residential building code for the safety of the structure. Since the South Carolina statehouse approves the same codes for the entire state, some rules are not strident enough to protect Lowcountry homeowners. Case in point: the residential building codes only protect homes which experience a maximum wind speed of 110 mph. The potential of hurricanes in our area raises the safety minimum standard of homes to withstand 136-140 mph wind zones. Therefore, designing homes in Bluffton involves structural engineer criteria to protect homes against hurricane winds. A private inspector will not have that documentation. Therefore, private inspectors may deliver reports which are confusing to the homeowner.
This is also the case for floor and roof truss design. Manufacturers’ designs must incorporate calculations which can also withstand high wind. These calculations may require additional bracing and fastening requirements. Every new structure in Bluffton must be individually designed by a structural and truss engineer. Many private home inspectors do not have access to either one of these engineering reports when they conduct their inspections. Town inspectors have experienced private home inspectors recommending a lower standard of safety, following the American Truss Manufacturers guidelines, which don’t incorporate calculations for the higher wind speed.
A town inspector is working to ensure a safe structure. Aesthetic and cosmetic elements, such as thin paint layer, spots on wall and so forth are not in the scope of town inspectors’ duties.
Recently, residents on local social media platforms have debated some of these issues, possibly adding more confusion and defensiveness to a potential homeowner. We are here to help you understand the process, which can be detailed and nuanced in technical code.
If any homeowner has questions about the building inspector process, please call the town’s Building Codes Division at (843) 706-4500.
