California Association of Building Energy Consultants

Save A Plan Check Comment or Two

I have noticed a repeated request for the following notes to be included on the plan sheets. Hopefully, this will save some time.

I. For All Residential Title 24 Projects

RE: Mandatory Measures

Incorporate the following Residential Mandatory Measures onto the plan notes near the Title 24 Report:

California Energy Code Residential Mandatory Measures

  1. Fenestration products (except field -fabricated windows) shall have a label listing the certified U-Factor, certified Solar Heat Gain Coefficient (SHGC), and infiltration that meets the requirements of §10-111(a)1.
  2. Exterior doors and windows are weather-stripped; all joints and penetrations are caulked and sealed.
  3. Minimum R-30 insulation in wood -frame roofs or ceilings.
  4. Minimum R-19 wall insulation in 2x6 inch framing or equivalent U-factor.
  5. Minimum R-19 insulation in raised wood-frame floor or equivalent U-factor.
  6. Masonry or factory-built fireplaces have a closable metal or glass door covering the entire opening of the firebox.
  7. Masonry or factory-built fireplaces have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper and/or a combustion-air control device.
  8. HVAC equipment, water heaters, showerheads, faucets and all other regulated appliance are certified by the Energy Commission.
  9. Continuously burning pilot lights are prohibited for natural gas fan-type central furnaces, household cooking appliances and pool and spa heaters.
  10. Heating and/or cooling loads are calculated in accordance with ASHRAE, SMACNA or ACCA.
  11. Heating systems are equipped with thermostats that meet the setback requirements of §110.2(c).
  12. The first 5 feet of hot and cold water pipes closest to the water heater tank for non-circulating systems, and the entire length of recirculation sections of hot water pipes, are insulated with minimum 1" pipe insulation.
  13. All hot water pipes ¾" and larger require pipe insulation.
  14. Cooling system piping (suction, chilled water, or brine lines) shall be insulated and protected from damage, including damage from sunlight.
  15. Supply-air and return-air ducts and plenums are insulated to a minimum installed level of R-6, or are enclosed entirely in conditioned space.
  16. Exhaust fan systems shall have back draft or automatic dampers.
  17. A minimum of 50 percent of the total rated wattage of permanently installed lighting in kitchens shall be high efficacy.
  18. A minimum of one high efficacy luminaire shall be installed in each bathroom. All other lighting installed in each bathroom shall be high efficacy or controlled by vacancy sensors.
  19. Lighting installed in attached and detached garages, laundry rooms and utility rooms shall be high efficacy luminaires and be controlled by vacancy sensors.
  20. Lighting installed in rooms or areas other than in kitchens, bathrooms, garages, laundry rooms and utility rooms shall be high efficacy or shall be controlled by either dimmers or vacancy sensors (exceptions: Luminaires in closets less than 70 sf. Luminaires in detached storage buildings less than 1000 sf).
  21. Recessed luminaires in ceilings shall be listed for zero clearance insulation contact, have a label that certifies the luminaire is air-tight and be sealed with a gasket or caulk between the luminaire housing and ceiling.
  22. Outdoor lighting permanently mounted to a residential building or other buildings on the same lot shall be high efficacy or shall be controlled by a manual ON and OFF switch with a motion sensor and a photo-control not having an override or bypass switch.
  23. Minimum 1" thick pipe insulation shall be installed on hot water pipes from the water heater to the kitchen fixtures.
  24. Solar Ready Measure: 250 square feet of solar ready zone on single family roofs in subdivisions.
  25. Air conditioning condensers are required to be located at least 5 feet from a clothes dryer vent outlet.
  26. Duct sealing and HERS field verification is a mandatory measure.
  27. Mandatory whole building ventilation requirement is a HERS verified measure.
  28. A 120-volt outlet shall be installed within 3 feet of all water heaters. The outlet shall be readily accessible.
  29. Water heaters shall be provided with a condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows gravity draining without pump assistance.
  30. Provide a gas supply line with a capacity to provide a minimum of 200,000 Btu/hr to the water heater location (¾" min.).
  31. If a water heater vent pipe makes bends through the building structure, then it shall be either a category III or IV vent pipe.

II. For All Residential Title 24 Projects that include a new HVAC System

RE: Mechanical Notes

Show the location of the furnace and add the following information as applicable:

III. For All Title 24 NEW HOME Residential Projects

RE: Hot Water Heater Notes

High Efficiency Water Heater Ready

In order to facilitate future installations of high efficiency equipment, the Standards has implemented the following requirements for systems using gas or propane water heaters to serve individual dwelling units. These requirements are for new constructions and additions, and they are not applicable to alterations.

These requirements make it easier for someone to retrofit high efficiency gas water heaters in the future. Virtually all high efficiency gas water heaters require an electrical connection and wiring during initial construction stage is much less costly than trying to retrofit it later.

Add these notes to plans:

  1. A 120 V electrical receptacle that is within three feet of the water heater and accessible to the water heater with no obstructions; and,
  2. A Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; and,
  3. A condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance, and,
  4. A gas supply line with a capacity of to provide at least 200,000 Btu/hr to the water heater.

As always, I am available to discuss the process of meeting the California Energy Code for any building project. Contact me …