Local governments in Georgia have grown more interested and sophisticated in dealing with issues related to development and growth. These discussions tend to focus on green space, river protection, mixed-use and other planning related topics. The results have been remarkable. Many new developments are incorporating ideas that create a greater sense of place and community.
| “Quality growth” is a buzz phrase used in many circles when discussing the sustainability of a development and its impact on the quality of life in our communities. |
However, the preservation of green space usually means higher density developments and mixed-use buildings with a variety of tenants. These tenants, from restaurants to families, are all living in and sharing the same space.
This density and mix of occupancies is very different than what the builders and inspectors in our communities were working with five to ten years ago. These new developments require a different level of attention during construction than what has been provided in the past.
What is the Problem?
Usually it is somewhat easy to see the impact of our governmental services. Citizens often associate a good police department with less crime, a good recreation department with better activities, and so on. Judging building code compliance efforts is a little more difficult, but the quality of construction impacts the aesthetics, safety and value of our communities.
Aesthetics
Higher quality looks better, whether you are talking about clothing or houses. We all want prospective residents to notice protected green spaces rather than construction defects of buildings. Poor quality work may not be noticeable immediately after construction. However, poor quality can soon take the form of warped rooflines, structural sags or distortions, stained siding, siding that is wavy or pulling away, cracked foundations or fascia, and other eye-catching problems.Safety
Shoddy workmanship, due to unskilled labor or time pressures, can result in an increased risk of electrical or mechanical fires and structures that are compromised by subcontractor work. Dense and mixed-use developments add another layer of risk and regulation, especially in relation to fire-rated systems.Value
Better quality doesn't’t just look better; it maintains its value longer. Buildings that comply with building codes are less likely to develop costly problems that lower property values. Organizations such as Homeowners Against Deficient Dwellings (www.hadd.com) list many examples of the cost of poor construction.Many of these problems do not show up for two or three years, usually after the subdivision is built and the development LLC has disbanded. The problems, however, can leave communities with lingering issues related to blighted neighborhoods and homes that cannot sell.
Why is there a Problem?
Population and Housing Boom
Georgia has grown, and the housing market has been pacing or exceeding that growth. According to statistics from the Atlanta Regional Commission, Metro Atlanta has led the nation in housing production over the past decade.This trend has continued into the early part of this century as Atlanta leads the nation in population growth. Recent statistics show that the number of housing units in Atlanta increased 20.7% from 2000 to 2006. This trend is not limited to Metro Atlanta alone. From 1990 to 2000, Census numbers show the State of Georgia experienced a 24% increase in housing units, adding over 643,000 units to our state.
The number of skilled trades people has not grown as quickly. There is a shortage of skilled framers, plumbers and electricians. A 2004 study of housing in Central Florida found that 95% of homes were built with serious construction defects and suggests that these serious issues might be the result of “pressure [to build too fast] passed along to local subs, staffed largely by an unskilled, largely immigrant labor force who are unable to maintain pace without sacrificing quality.” (Source: Defining a National Housing Research Agenda: Construction Management and Production – February 2004 National Science Foundation workshop)
Productivity Over Quality
A 2004 Consumer Reports article reports that builders are completing homes within 90 to 120 days – compared to a range of 120 to 200 days that was the norm a decade ago. Additionally, production supervisors usually oversee 8 – 12 homes at a time.More Complicated Systems
Most builders now utilize pre-engineered systems such as floor and roof trusses. Also, building standards are more complicated due to regulations that require everything from specific building materials for aesthetics to national regulations on energy conservation. These products and building techniques do not always complement one another.The combination of these pressures for new housing stock, faster production times, and new building systems has created an atmosphere conducive to increased instances of construction defects.
What Can You do to Protect Your Community?
Most Georgia communities conduct building inspections on construction, but the quality of those inspections can vary. Here are some basic considerations to increase the effectiveness of your inspections:
Hire Certified & Experienced Inspectors
Make sure the people you have conducting building inspections are qualified. The International Code Council certifies building inspectors in areas related to building trades. Send a certified electrical inspector to inspect electrical work and let the certified plumbing inspector look at the plumbing work.For more information on certifications, go to www.iccsafe.org. In addition, building products and techniques are constantly changing. Make sure your staff is keeping current in the field with continuing education.
Collect More Data
Obtain as much information as you can before a building permit is issued. Contractor licenses, construction plans, material listings and installation guides for pre-engineered systems are a good start.Insist on a Plan Review
Local governments review zoning requests, site plans, and even tree plans, but many do not look at architectural plans before issuing a permit. Reviewing plans can identify common problems such as missing details, product conflicts and design flaws. The purpose of a plan review is to make sure the project has been well thought out prior to construction.Provide Information in the Field
Inspectors should use the data collected prior to the permit being issued. By reviewing building plans and information on construction materials, they will be better prepared to catch important issues in the field.Be Fair and Consistent
Be consistent in your code interpretations and fairly communicate those same interpretations to builders. This is the only way to make sure everyone understands the environment they are building in.New neighborhood developments are meeting the challenge of growing within our environment. But as site plans change to fit into the environment, we must make sure that contractors meet the necessary building codes. Enforcing this compliance with the building codes is vital to ensuring a community’s growth is sustainable from the first homebuyer to the next. After all, live-work-play neighborhoods can only succeed if people can (and want to) continue staying in them.
More Information
Jon Walker is the Director of Operations for SAFEbuilt Georgia. Walker can be contacted at (770) 809-4714.
