Yavapai County Contractors Association

Sandy: Hi Tom, I have a super topic for this month’s discussion: Special inspections.

Tom: Sounds great! I don’t think most folks know about this. It would be great to relay the when, why and how about special inspections.

Sandy: Special inspections are needed when the technical requirements of a structural system go beyond the scope of local building departments.

Tom: Timing is also a huge reason for a special inspection. An example of this would be epoxy inserts or bolts. The epoxy inserts have a very short fuse once the process begins.

Sandy: Absolutely.    Manufacturers have specific installation timing requirements. Jurisdictions simply do not have the manpower to accommodate the demand.

Tom: Timing is one issue, another is expertise. Technical knowledge necessary to observe, test and apply the skill needed requires very specific and often extensive knowledge.

Sandy: Let’s give our readers some examples.

Because our area has large pockets of clay/expansive soils, soil engineering is required. Soils samples are analyzed, and a report is produced that spells out specific requirements for foundation systems.

Tom: To verify that many of those requirements are being met takes specialized training beyond code compliance inspections.

Sandy: That is where the ‘special’ inspectors come in. Following the example of soil engineering, often the geotechnical engineer will make the inspections themselves or have one of their trained technicians do the field inspection.

Tom: Geotechnical engineers also are responsible for what is known as compaction testing. That is to determine that the density of the soil is sufficient enough to support the foundation system to be employed.

Sandy: Compaction testing is critical for just about all types of construction, especially in road work for base soils, substrates and final surfaces such as asphalt.

Tom: We reached out to Yavapai County Chief Building Official Warren Colvin to help us outline the process of requiring and obtaining special inspections. He told us that basically the engineering specifications for buildings initiate the process.

Sandy: Building codes can outline construction methods that are standard and do not require special inspections. In residential construction, they are called “prescriptive” construction methods.

Tom: That is where certain wall lengths are required for structural bracing, spans for wood framing members are standardized, window headers within specific distances are standardized. If those standards are applied in the construction method, then there is no need for specialized inspections.

Sandy: Warren told us that many custom homes are designed outside of prescriptive methods.

Tom: And for good reason in most cases. Certain properties have great views where large window expanses make sense, for example.

Sandy: Topography and natural features also are a reason for designing “outside the box.”

Tom: You have been waiting to say that haven’t you?

Sandy: Haha, You betcha!

Tom: LOL. The structural solutions to accommodate such designs often require custom steel framework, specialty bracing techniques, hold downs, drilling and epoxy bolts that need to be installed correctly.

Sandy: Because of our mountainous topography, retaining walls are needed to develop a level building site and are also employed when a walkout basement is constructed on a hillside.

Tom: Often, elaborate reinforcing solutions in walls over six feet tall are required. This is another instance where special inspections are needed.

Sandy: Let’s talk about who does the special inspections. Structural inspections and geotechnical inspections are the two basic categories of inspections associated with residential construction.

Tom: The design engineer can provide the inspections; often, however, they will employ specially trained personnel to do the field inspection and or testing, bringing the results back to the engineer for certification.

Sandy: There are several companies out there that can be hired to do the inspections as well. The employees doing the field work undergo quite a bit of training to be qualified.

Tom: How does somebody find these companies?

Sandy: Well, YCCA keeps an up-to-date list of qualified companies and people who perform special inspections. Everyone on the list must submit their qualifications to the CBO, and in this case, Warren Colvin is the CBO managing the Special Inspection list and certifies their qualifications/credentials. Warren then updates the list and that is how it is developed and managed.   

Tom: As private businesses, jurisdictions refrain from recommending any one company. So, you might be the best source.

Sandy: Always am!

The special inspection process has several moving parts to it. Initially, the design engineer might identify what aspect of the construction process needs to have a special inspection.    When the permit is issued, the contractor will get a form that indicates what special inspections are needed.

Tom:    Once identified, the contractor will call for the special inspector when they are ready. The inspector will fill out the form and supplement it with a report if necessary.

Sandy: The completed form is certified and sealed by the design engineer and returned to the jurisdiction, indicating compliance.

Tom: While it seems the process is daunting, the special inspectors are typically quite flexible and can respond in a timelier fashion than building departments because of staffing and their already hectic schedules.

Sandy: The system has evolved in the last 30 or so years and has become quite commonplace. It helps the local jurisdictions who are short on staffing, and it helps contractors who are always seeking ways to keep on schedule. It is a very efficient system.

Our goal here is to keep our readers informed on all things construction. Special inspections are not a common topic of conversation, and I sure hope our readers found this column useful.

Tom: To end our column, special inspectors play a crucial role in construction projects by ensuring that specific aspects of the work meet required standards and codes.

Sandy: Tom, special inspectors have a very important role – and one is quality assurance. Special inspectors provide an additional layer of oversight to verify that the materials and workmanship adhere to the project’s design specifications, building codes and safety standards. This helps prevent defects and ensures that the construction is durable and safe.

Tom: Right on Sandy, that is critical. And another critical component is their requirements for documentation and reporting: Special inspectors provide detailed reports that document the compliance of various construction elements. This documentation is essential for project records and can be critical if disputes arise or if the project is subject to future inspections or audits.

Sandy: Special Inspectors are independent professionals and they offer an unbiased assessment of the construction work, providing peace of mind to project owners, engineers and architects that the project is being built to the highest standards.

The majority of calls I receive for special inspectors are for reinforcement in a construction project.    Mostly they are needed for metal buildings, to verify the correct anchor placement and spacing to ensure proper reinforcement to verify the structural integrity and load-bearing capacity of the building.

Tom: We have a plethora of great special inspectors in our community, and we give a big thank you to all of them for what they do.

Thanks for stopping in and reading “At Home with Tom and Sandy.”    You’re in good company and we love sharing educational, fun and important information with you.  QCBN

Tom Reilly, Architect.

Sandy Griffis, Executive Director, Yavapai County Contractors Association 928-778-0040.

Tom Reilly, Architect, 928-445-8506

Sandy Griffis, Executive Director, Yavapai County Contractors Association. 928-778-0040.

Sandy: Summertime, summertime, sum-sum-summertime! Warm, then hot, then blistering hot, and hotter. And let the monsoons pour!

Tom: Sounds counterintuitive, but I agree, let’s hope the monsoons, as our summer rains are known, make a long-lasting appearance this year.

Sandy: Everything is so dry. This might be a good time to remind our readers about being Firewise. To our readers, please check with our local fire departments to find out what the fire regulations are. And when towing a trailer, make sure those tow chains do not drag. It is so easy to cause a brush fire with those dragging chains and the sparks they create.

Tom: Great point. What will we talk about this month? What are your most frequent calls these days?

Sandy: Well Tom, I receive all kinds of calls. The cutest call I received last week was from an elderly woman. She wanted to adopt a doggie and wanted my help on where to go to find one. Her current dog was 17 years old and is in failing health. She wanted a new medium-sized dog to bring into the home before her current doggie crosses the rainbow bridge. The Yavapai County Humane Society only had small dogs, so I told her I would make a few phone calls on her behalf. Other than the dog adoption call, I have had numerous calls from homeowners, the elderly, precious seniors, who are trying to decide if they should stay in their home as they age. It is a dilemma and can be pretty daunting if they don’t have good information.

Tom: So very true. As an architect, I have spent quite a bit of time using the Americans with Disabilities Act information as part of what we can apply to what the industry calls “aging in place.” There are two questions folks need to ask themselves regarding staying in their home or moving to other locations.

Sandy: I bet the first questions should be: “Are they comfortable where they are currently living? Do they know the neighborhood and the neighbors? Are they close to services?” Things like that.

Tom: Spot on, Sandy. Those are the key first questions. If the answer is no here, then moving to an incorporated, all-encompassing living facility that can better support their needs makes sense.

Tom: If the answer is yes, well then, we suggest looking around to see what changes or improvements might be needed in order to make aging at home a bit simpler and easier and less stressful.

Sandy: I would venture to say that changes in the bathroom would be first and foremost for ease and convenience and, of course, safety. I receive so many calls to remove the bathtubs and install walk-in showers with shower seats and grab bars. Many families want showers without curbs to support wheelchairs. Getting in and out of a tub can certainly be a challenge for folks with mobility issues. What is some of your sage advice here?

Tom: Yup. That’s a great place to start, as that room ranks as the most accident-prone space in the home and the most dangerous part of this room is the tub/shower.

In an ideal situation, we would remove the tub and replace it with a zero-entry shower. That is a shower that has no curbs.

Sandy: No tub, no curbs, that certainly reduces a major tripping hazard. With a seat in the shower and a handheld faucet, many issues could be solved.

Tom: We also recommend having a floor surface that is non-slip. While mats can help that, they can also move.

Sandy: What if someone want to keep their tub? Can you install grab bars to help?

Tom: Yes. We would install at least three. One vertical bar at the entry point to help stabilize the movement over the tub’s edge. A second would typically be on a 45-degree angle along the long wall of the tub. This facilitates sitting down, and if you are standing, the angle helps catch you if you fall. The third one is horizontal just above the faucet or tub filler. This helps sitting up and preparing to stand.

Sandy: What other modifications do you see most often when converting a bath for the elderly or, for that matter, someone who is in a wheelchair or has health challenges?

Tom: The vanity sink faucets could be replaced from the turning type to a paddle design.

Sandy: The ease of the on and off is pretty apparent. I would think this would apply to the kitchen sink as well.

Tom: Yes, and door handles. But one more item in the bathroom before we move on: the toilet. At least trade out for what is known as a “Comfort Height” water closet if not an outright handicapped height. The increased height is what helps. Grab bars in this area help as well.

Sandy: So that could be four or five grab bars in a single bathroom, and I know they are worth their weight in gold the one time you need them and those that get used every day for safety assistance.

Tom: Yes, they are.

Sandy: So, move us on to the rest of the house. What room is next?

Tom: Let’s talk kitchen. You mentioned the paddle handles for the sink. That is important. The other aspect of the kitchen’s usability are the cabinets.

Sandy: Upper shelves can be hard to reach and keeping the most used items on the lower shelves is the smart thing to do here. Heck, I already do that, and pull-out shelving is awesome!

Tom: Great! We like to recommend installing pull out drawer shelves for the lower cabinets. Sandy, we are on the same page. Often a good cabinet shop can retrofit your existing cabinets with these back-saving devices.

Sandy: How about counter space? Moving pots and pans around can be difficult if the counters are too far from the cooking surfaces or the refrigerator.

Tom: Yes. A couple of things here: One, there should be a minimum 18” to 24” of counter on each side of a cooking surface; and two, there should be at least one counter near the refrigerator and pantry. The other back-saving modification would be to have the oven with its racks about counter height and the same with the microwave.

Sandy: Lifting in and out of those necessary appliances can be an issue. There are other household simple modifications that can be made to help stay in your home – things like area or throw rugs are tripping hazards and lighting needs to be brighter. That could be as simple as changing a bulb.

Tom: You are correct. There are a lot of the things that can be done to make your home safe and comfy for years to come.

Sandy: And a lot of those things can be DIY! How cool is that, Mr. Renovations?

The vast majority of Americans aged 65 and older, about 90%, say they want to continue to live in their own homes as they gain in years. Many seniors are worried about their financial futures. Approximately 15% of seniors surveyed by the AARP say they are not confident their finances will last through their retirement years and 8% have no financial plan for retirement. The good news that we shared with you in our column this month is that these changes that make your home safe will not break the bank.

Tom: For our readers, Sandy, while it seems simple to remain in their home, it is possible that homeowners will need to make some adjustments to their daily routine or even make some modifications to their home as they age, such as the modifications we discussed. With some research and helpful resources, anyone can find ways to make aging in place safer and more convenient.

Thanks, readers, for stopping in and reading “At Home with Tom and Sandy.” You’re in good company and we love sharing educational, fun and important information with you.

Until next month! QCBN

Tom Reilly, Architect, 928-445-8506

Sandy Griffis, Executive Director, Yavapai County Contractors Association. 928-778-0040.

Tom: Hey Sandy, are you going nuts yet? Are you working yourself into the annual frenzy that is the annual YCCA Home and Garden Show?

Sandy: Busy is what I am normally and is what I love. This time of year, it is such a worthwhile and fulfilling craziness putting together the Annual YCCA Home and Garden Show.

Tom: Since the efforts of you and your team are taking up your valuable time, let me interview you this month so all you need to do is answer questions.

Sandy: That works, Tom – so go easy with me on the questions.

Tom: The YCCA Home and Garden Show has become an annual staple in our community. What do you see as the biggest benefits offered through this event?

Sandy: First and foremost Tom, this year, 2024, is the 44th annual YCCA Home and Garden Show. We missed a year with COVID. Now, to answer your question: What we see year after year is a tremendous opportunity for our community to meet and talk one-on-one with professional contractors, tradesfolk, suppliers and several of our government organizations such as City of Prescott Police and Fire departments, Town of Prescott Valley Development Services, City of Prescott Development Services, Yavapai FireWise, Yavapai County Development Services and Yavapai County Assessors Office, to name just a few.

Getting to ask questions of all the vendors, and getting information firsthand from so many different resources is the heart and purpose of the Home Show.

Tom: As a vendor in previous Home Shows, I found folks engaging us in conversation with questions and comments, and personal one-on-one conversation when they may not otherwise be able to do so.

Sandy: Exactly, we love seeing people visiting vendors and getting information on services and products they otherwise would not be exposed to. It is exciting for me to see the thousands and thousands of interactions taking place with every vendor. As I walk up and down the aisles, I rarely see a vendor sitting idle at their booth. There are always folks walking around looking, talking and learning.

Tom: Seeing that level of interaction happening must make you and your team feel as though the effort is well worth it.

Sandy: It certainly does, and my heart is so proud of the community and the support of the vendors.

Tom: Let’s talk about your team. Just getting the event set up must take an effort.

Sandy: Well, yes. There are three different phases of setup. And, of course, there are the vendors outside and indoor vendors. All the booths, their locations, power setup for the indoor vendors and pipe and drape. First is the electrical setup, coordinating the power box layout for the booths and the power cables for the spas. This is done prior to the pipe and drape setup. Elan Electric is our local company that does that for us. They are top-notch and can set up the electricity with their eyes closed.

The second phase of setup is the pipe and drape. Our vendor from Phoenix comes in with the layout, pipe and drape and they set up the booths per our booth layout. That process takes all day and what a show it is to watch that take place. It is like magic! On Thursday before the show, we are ready for the vendors. We stagger the move-in times for the vendors to set up their spaces both inside and outside vendors. This is an all-day process and I have a team of wonderful guys to assist. Earth Resources Corporation and their team manage the parking lot, unloading, bringing in the set-up displays and booth items via forklifts.

Tom: And that is where the real craziness begins. A good many vendors have quite elaborate setups. From landscapers creating a beautiful environment to the pool vendors with their pools set up full of water, it’s an active day!

Sandy: “Active” is not a robust enough word to describe the process. Even though vendors and helpers all have their hair on fire, the process runs more smoothly than you might think.

Tom: Tell our readers about your team.

Sandy: Golly, I love talking about how great, supportive and hard-working our event workers are. The team really consists of our board of directors for move-in and move-out. We have volunteers that are greeters who hand out bags to the visitors. We hire off-duty Town of Prescott Valley police officers to be watchful and mingle with the community. Last year was the first time we brought in officers and how the community loves that.

Tom: It’s impressive to see all the volunteers making this event come together. This year we have Prescott Regulators and their Shady Ladies once again assisting. A lot of different organizations and people come together to make the Home Show successful. For years, you have made this event free for people to attend.

Sandy: Well as you know, vendors pay a nominal fee to YCCA for their booth space. I am so proud of YCCA because we have maintained a low price to make this a community event. Non-members of course pay a higher fee for the booth. Most booths are 10’ x 10’ and several vendors will take two or three spaces for their displays. There is the rental cost of Findlay Toyota Center and the set up of the pipe and drape.

Tom: Our readers need to know that this year is no different. It is free to attend.

Sandy: Findlay Toyota Center and the team have been wonderful – we could not ask for a better venue. We honestly believe that the overwhelming success of the show is partly because of the no admission fees.

Tom: The thousands of attendees are a testament to that, I am sure.

With all the folks milling about, have you ever been able to discern a pattern of the people flow? By that, I am asking if there is a route you take to cover the whole show and not pass the same vendors booth twice? It’s not important, I’m just simply curious.

Sandy: LOL, Tom, I am so busy walking around with my hair on fire during the three days of the event, I never even thought about that. I just see the attendees circulating and covering all areas and looking at every single booth.

Tom: I believe that. It seems like you and your team are everywhere all the time. Trading efficient movement for ubiquitous visibility.

Sandy: There are always hundreds of issues that need to be addressed. Problems crop up regarding electrical power and internet connectivity and spills and messes that need to be cleaned up. The show days always find me wanting to curl up on the couch with a bottle of wine close by.

Tom: OK, Sandy, give us the dates and times for our readers.

Sandy: Awesome! The Home Show runs from 9 a.m. to 5 p.m., Friday and Saturday, May 17 and18, and 9 a.m. to 3 p.m., Sunday, May 19, at the Findlay Toyota Center in the heart of Prescott Valley. Be there or be square! QCBN

Tom Reilly, Architect, 928-445-8506

Sandy Griffis, Executive Director, Yavapai County Contractors Association. 928-778-0040.