Zoning Information
All buildings and structures shall be constructed in accordance with the Michigan Residential Code or Michigan Building Code.
Below is a listing of the most common code violations found in residential construction during various building inspection phases. This list by no means contains the only types of violations found, nor does it include electric, plumbing and heat systems. However, these very common violations can cause delays in your construction and money to correct. If you have any questions about this list, please ask!
Common Code Violations
Foundations
- Failure to stake property lines and set foundation within required setbacks.
- Failure to provide 2''/6'' bottom/top of gravel cover over perimeter drain tile.
- Failure to use filter membrane over drain tile ''sock tile''.
- Failure to provide sill tie downs (bolts or straps).
- Failure to brace foundation walls before backfill.
- Failure to provide crack controls in concrete floors when in excess of 30 feet in any direction. Such control may be standard continuous control joints, saw cuts, 6 x 6 wire or fiber impregnated concrete.
- Failure to provide minimum 4'' of compacted clean sand or gravel sub base for basement, garage and or porch floors.
- Failure to install 6-mill visqueen vapor barrier lapped 6'' under concrete basement floor.
- Failure to maintain a minimum 6'' to 8'' clearance from finished grade to foundation sill. Including walkouts.
Framing
- Failure to provide adequate tread depth on stairs - minimum 9''. With 3/4 to 1 1/4'' nose, measured nose to nose, or exceeding riser height maximum 8 1/4'' high.
- Failure to provide adequate headroom over stair systems - minimum 6'8''.
- Failure to replace or repair joists overbored or notched for electric, plumbing and heat lines - see building code for requirements.
- Failure to install required roof venting (no such thing as to much roof venting).
- Failure to have fireplace installed or constructed at time of rough inspection.
- Failure to provide roof sheating clips or blocking as required by lumber grade and thickness of sheating.
- Failure to install ice and water shield.
- Failure to provide roof underlayment on all roof systems regardless of slope, see code for required material.
- Failure to provide emergency egress windows in bedrooms.
- Failure to provide engineering data approving the alteration of designed framing systems such as roof trusses, floor trusses, etc.
Insulation
- Failure to provide required draft or flow through baffles from soffit to attic space.
- Failure to tuck and roll or over cut insulation in wall cavities: Often insulation is cut too short in the wall cavities. Top or bottom.
- Failure to provide vapor barrier over all insulation.
Final Building
- Failure to provide handrails on all stair systems minimum/maximum height 34'' - 38''. Handrails cannot have a cross sectional grip exceeding 2'' and ends shall return to walls or posts. The handrail requirement includes deck stair systems.
- Failure to seal fire separation wall between garage and home.
- Failure to secure walkouts to prevent opening when decking, landings and or stairs are not constructed.
- Failure to establish required drainage slopes away from foundation walls during finish grade land balancing.
Grading Information
The Brandon Township Zoning Ordinance prohibits the disruption of all existing man made or natural drainage courses and retention areas.
Mass gradings prior to or after construction including driveway construction shall not cause water retention or detention on adjacent properties or an increase in water run-off flow rates without approval by the Brandon Township Building Department.
Well Information
Recently, Oakland County Environmental Health Services confirmed arsenic levels in some drinking water supplies in Brandon Township.
This condition is apparent in deep wells running to the 300-foot depth or bedrock levels, but may also be detected in shallow wells. The amount of arsenic in these wells may exceed safe drinking water standards.
We strongly encourage all home building contractors and property owners to discuss this matter with their well drilling contractors and the Oakland County Health Department prior to drilling any wells.
For additional information, please contact the Oakland County Health Department at (248) 858-1312.
Accessory Buildings
Thinking about a new garage, pole building or shed? Below is the square footage formula to follow to find out what size accessory building would be permitted on your property. But easier yet, call the Planning and Building Department; we will calculate the allotted square footage for you.
Square footage formula for all accessory buildings such as pole barns, garages and sheds.
The total area of any combination of attached and detached accessory buildings in R-1A and R-1B Zoning Districts shall not exceed on thousand (1000) square feet.
Detached accessory buildings in R-1A and R-1B Zoning Districts shall cover no more than ten (10%) percent of the total area of the rear yard, even if the area in paragraph above has to be less than 100 square feet.
The total area of any combination of attached and detached accessory buildings in the RE District shall not exceed the total square footage of the living area of the principal building or 1200 square feet, which ever is greater. The square footage of finished or unfinished basements shall not be considered when determining accessory building area. The area of detached accessory buildings may be increased by 400 square feet for each acre over 2.5 acres where such additional acreage is part of a single lot or parcel. Restriction: Additional acreage used to increase the size of accessory structures in an RE District cannot be split off from the acres upon which the principal building is located.
Additional Requirements For Rural Estates Zone District
Accessory buildings cannot be located in front of the home.
Minimum 10-foot separation from any other building.
25-foot minimum set back to side and rear property lines.
If barn is to house animal's minimum set back from all residential homes is 150 feet.
R1-A and R1-B Residential Zone Districts
Accessory buildings cannot be located in front of the home.
Minimum 10-foot separation from any other buildings.
5-foot minimum set back to side and rear property lines.
Maximum height for all buildings and structures in RE Residential Districts is 20 feet. Maximum height for all buildings and structures in R1-A and R1-B residential district is 14 feet. Height is measured to the mid point of the rise gable on a garage roof or to the first ridge line on a gamble roof.
Basic Requirements For Deck Construction
Permits are not required for grade level decks 29'' or less in height from finished grade.
All construction to be with approved treated materials.
All decks to be constructed in compliance with the Michigan Residential Building Code.
Minimum loading criteria of 60 pounds per square foot.
All decks 30'' or more in height to have guard rail systems a minimum of 36'' in height
Guardrails must be constructed to withstand 200-pound load in any direction with minimum deflection.
Guardrail balusters to be placed a maximum 4'' apart.
Hand/grab rails are required on deck stair systems with 4 or more risers. Grab rails must return to a wall or post. Open ends not permitted, minimum/maximum height 34'' - 38''.
Open back risers for deck stairs shall not exceed 4'' in height.
All handrails must be graspable with a minimum/maximum cross-section dimension of 1 1/2'' to 2''.
