Permits can be complicated with new construction technology

A: There are many new and exciting products in the home building industry. We watched two houses being built using the new systems. One was a 3D printed house and the other was pre-cut from steel. Both turned out great. Obtaining permits for new technologies was a challenge. Here are their stories.

Ty and his wife Wendy were looking for an inexpensive alternative to a conventional log cabin. Industrial buildings were considered. However, they did not meet the requirements for their family. Ty researched and found a steel home kit that met their needs. The company that produced the steel house had all the pieces pre-cut and ready to assemble on site. The assembly plans were provided and Ty was going to do the work with the help of friends and relatives. They are off to a good start.

Ty brought the plans to his local building department to obtain the necessary building permit. The plans provided by the manufacturer required additional information for the department to issue a building permit. The department rejected those plans, demanding more details. They suggested Ty engage the services of a design engineer to provide the necessary calculations and requested details.

Steel sets for the house are not basic. They are also not directly addressed in the International Residential Code that governs most of our construction jurisdictions. Construction jurisdictions rely on the expertise of engineers to ensure structural safety. After all, it is their responsibility.

When the building department’s requirements were met, a permit was issued and installation began.

The changes further lengthened the process

Early in the build process, Ty and Wendy decided they wanted a vaulted ceiling throughout the living area. The building inspector said they would need more engineering work before approving the changes. Well, they’re back to the drawing board. The first engineer couldn’t help them, so Ty sought out a second engineer to provide the county with the details they needed. It was a long process.

It turned out that the steel house was not the simple alternative they had hoped for. The house was finished, but only after several starts and stops. In general, the process lasted a year and a half — 18 months.

Central Arizona Habitat for Humanity turned to architect and Habitat board member Mark Candelaria to help them complete the 3D printing of a house in Tempe. This promising technology is far from the mainstream. As an architect, Mark is very familiar with housing codes and building department requirements, and his approach was different from Ty’s.

Mark tells us that he anticipated the difficulties associated with the permit for the 3D house. He assembled a team of representatives from Habitat for Humanity, a structural engineer and a German firm that supplied the equipment for the 3D printer. They met weekly with representatives from the building department to discuss the department’s requirements. It took about a year to work with all parties in what Mark describes as collaborative teamwork. When this project was being built, COVID-19 was also in full swing. Team meetings were held via Zoom. Anyone who has participated in Zoom meetings knows that they work well, but they are no substitute for the synergy that occurs in face-to-face meetings.

An incredible amount of effort went into developing the new design and structural details. The learning process of how to build a house in 3D and the building inspection process were constant components of the construction.

Q: Is using new building materials worth the hassle of getting a permit?

A: Yes, if you want to test the product. Be ready for challenges when implementing a new construction technology. You will need to understand how the technology works and be prepared to demonstrate its reliability to industry players. These players include clients, architects, engineers, laborers, suppliers, related trades and builders (including plan reviewers and field inspectors).

It is very important to research the pros and cons of any product you plan to use. Do your homework and know that the newer it is, the longer it will take to complete the permit process.

Mark believes that 3D printed housing is a viable option for future housing needs.

Ty likes the house they built, but realized it would have been easier if he hadn’t chosen a steel kit made in Texas. The more materials the building department is familiar with, the easier it will be to get a permit.