Discussion at the Bradley County Commission work session Monday centered on building codes. The state of Tennessee requires that building codes be updated every seven years. Options that the county has are to either adopt international building codes, suggested by the state, or to opt out and create their own codes. If that option is chosen, the local codes must be approved by the state.
Building codes are needed to assure good, safe homes and to offer protection from bad builders, officials noted.
Construction in the county currently operates under codes that were last updated in 2006 and implemented in 2007. Vice Chairman Jeff Yarbor said the fear is that this may be the last chance to opt out of using the International codes. What changes will be made to them in the future is unknown and he said that, when they change, codes only get stricter. He said if the county established its own, the regulations could be based upon a national code.
Commissioner Dan Rawls said the only way to maintain local control is to opt out and create codes of their own. In response to the question “Do you think we build sound homes using the 2006 codes?” asked by Commissioner Rawls, Bradley County Building Inspector Don Wyatt answered “yes.” Mr. Rawls’ suggestion was to keep the building inspector along with the current existing codes that are sufficient. He also emphasized his belief that new requirements would cause a large increase in the cost of building a house.
The amount it will cost a builder to adhere to stricter codes varied greatly from information Mr. Rawls got from the Internet and costs that a local builder quoted. A representative from the homebuilders association, who spoke at the meeting, was in favor of using the new building requirements as a way to prevent the shoddy workmanship and unsafe building he said was taking place in other Tennessee counties that have no codes at all.
Differing views were also offered as to how codes would affect potential buyers. The homebuilders noted that to qualify for a FHA loan, a home must have been built using nationally recognized building codes. If Bradley County does not do that, homebuyers would go elsewhere.
Mr. Rawls said that the increase in prices necessitated by the adhering to the requirements in the new IBC codes would reduce the pool of buyers.
Commissioner Charlotte Peak clarified some misconceptions she had heard about the 2012 International Building Codes. She said that state law exempts a license for remodels less than $25,000. However, a building permit must be obtained for all electrical and plumbing work. She also said that sprinklers are not required for one- or two-bedroom family dwellings and existing homes do not have to be brought up to code.
Commissioner Terry Caywood added that there are many large homes in the county, and those of 5,000 square feet or greater would be required to have a sprinkler system. He said some of the items required in the IBC might be safer, but some are overkill.
Commissioner Bill Winters said he would listen to what the people who make their livelihood from homebuilding want. They say the codes will offer them protection.
During communication from the audience, former Bradley County Commissioner Adam Lowe told the current commissioners that it will take some level of discomfort to deal with what is needed to rebuild Lake Forest Middle School. He said that sale of property is available for funding the project. A wheel tax referendum has already failed as did increasing the property tax. Commissioner Mike Blake responded that the previous commission did not allocate money for the project. When the next budget is done, priorities may need to change, he said.
Vice Chairman Yarber reported that at the past building and land committee meeting a motion to defer any action on the Peerless Road Property at this time had been made. Discussion took place at the last commission meeting about selling the county-owned land to help pay for the school project. Mr. Yarber said the cost of relocating the buildings that are currently on the site would make any money from the sale of the property a wash.
The finance committee met following the work session to further consider options for raising money. Financial consultant Joe Ayers said the county is looking at a $20 million bond issue which would raise the county’s debt from the current $69.2 million to $89.2 million. County Mayor Gary Davis told the committee members that of the $20 million, $2 million has been added for projects other than building the school. Mr. Ayers did a presentation to show the pros and cons of issuing either variable or fixed rate bonds or a mixture of the two.