Building Code Basics: ResidentialBased on the 2009 International Residential Code®

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Building Code Basics: ResidentialBased on the 2009 International Residential Code®

International Code CouncilStephen A. Van Note, CBO

Australia • Brazil • Japan • Korea • Mexico • Singapore • Spain • United Kingdom • United States

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Building Code Basics: Residential, Based on the 2009 International Residential Code®

Stephen A. Van Note

Vice President, Technology and Trades Professional Business Unit: Gregory L. Clayton

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Printed in the United States of America1 2 3 4 5 XX 11 10 09

Notice to the ReaderPublisher does not warrant or guarantee any of the products described herein or perform any independent analysis in connection with any of the product information contained herein. Publisher does not assume, and expressly disclaims, any obligation to obtain and include information other than that provided to it by the manufacturer. The reader is expressly warned to consider and adopt all safety precautions that might be indicated by the activities described herein and to avoid all potential hazards. By following the instructions contained herein, the reader willingly assumes all risks in connection with such instructions. The publisher makes no representations or warranties of any kind, including but not limited to, the warranties of fitness for particular purpose or merchantability, nor are any such representations implied with respect to the material set forth herein, and the publisher takes no responsibility with respect to such material. The publisher shall not be liable for any special, consequential, or exemplary damages resulting, in whole or part, from the readers’ use of, or reliance upon, this material.

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CONTENTS Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xiiiAbout the International Residential Code . . . . . . . . . . . . . . . . . . . xivAcknowledgments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xivAbout the Author . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xv

PART I: CODE ADMINISTRATION AND ENFORCEMENTChapter 1: Introduction to Building Codes . . . . . . . . . . . . . . . . . .2

Code Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3Th e Building Codes: Scope and Limitations . . . . . . . . . . . . . . . . . . 3

International Building Code (IBC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4International Mechanical Code (IMC). . . . . . . . . . . . . . . . . . . . . . . . . 4International Fuel Gas Code (IFGC) . . . . . . . . . . . . . . . . . . . . . . . . . . 4International Plumbing Code (IPC) . . . . . . . . . . . . . . . . . . . . . . . . . . . 5International Fire Code (IFC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5International Property Maintenance Code (IPMC). . . . . . . . . . . . . . 5International Existing Building Code (IEBC) . . . . . . . . . . . . . . . . . . . 5International Energy Conservation Code (IECC). . . . . . . . . . . . . . . . 6

International Residential Code (IRC) . . . . . . . . . . . . . . . . . . . . . . . . 6Dwellings and townhouses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Manufactured homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9Accessory buildings and structures . . . . . . . . . . . . . . . . . . . . . . . . . .10Existing structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10

Chapter 2: Legal Aspects, Permits, and Inspections . . . . . . . . . .12Code Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Adoption of the IRC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13Amending the IRC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Appendices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Local and state laws . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14

Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15Authority and duties of the building offi cial . . . . . . . . . . . . . . . . . .15Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16Alternative methods and materials and evaluation service

reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16

Permit application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18Plans and specifi cations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18Permit issuance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18

Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22Required inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23Other inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23Certifi cate of occupancy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23

Board of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25

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PART II: SITE DEVELOPMENTChapter 3: Site Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30

Location on Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31Fire separation distance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31

– Separation distance from lot line . . . . . . . . . . . . . . . . . . . . . . . .31Location of foundations adjacent to slopes . . . . . . . . . . . . . . . . . . .34

Site Preparation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34General requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35Soil properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37

Storm Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37Flood Hazard Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40

PART III: STRUCTURALChapter 4: Structural Design Criteria . . . . . . . . . . . . . . . . . . . . .42

Prescriptive and Performance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43Basic Loads (Live and Dead) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44

Live loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44Dead loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46Defl ection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46

Wind, Snow, Seismic, and Flood Loads. . . . . . . . . . . . . . . . . . . . . .47Wind . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48

– Exposure category. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48– Hurricanes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49– Tornadoes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50– Storm shelters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50

Snow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52Earthquake . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52Floods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55

Chapter 5: Foundations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57

Concrete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57Footings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58

Depth, bearing, and slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58Sizing concrete footings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .60Seismic reinforcing for footings . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65Foundation anchorage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .66

Masonry and Concrete Foundation Walls . . . . . . . . . . . . . . . . . . .70Wall height and thickness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70Seismic requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73Height above fi nished grade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74

Moisture Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75Foundation drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75

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Dampproofi ng and waterproofi ng . . . . . . . . . . . . . . . . . . . . . . . . . . .75Underfl oor Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .76

Chapter 6: Framing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .78Grade Marks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .79Engineered Wood Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80Trusses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80Wood Treatment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82Cutting, Boring, and Notching . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82Fireblocking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86Draftstopping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .87Floors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .88

Beams and girders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .88Joists . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .88Deck attachment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .88

Walls. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .92Studs and plates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .92Headers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .95Wall bracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96

Ceiling and Roof . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98Ceiling joist . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .100Rafters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .100Attic ventilation and access. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .101

PART IV: FINISHES AND WEATHER PROTECTIONChapter 7: Interior and Exterior Finishes and Weather

Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .104Interior Finishes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .105

Gypsum board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .105Backing for ceramic tile and other nonabsorbent fi nishes. . . . . .105

Exterior Wall Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .105Water and moisture management . . . . . . . . . . . . . . . . . . . . . . . . . .106Flashing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .107Masonry and stone veneer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .108

– Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .108– Veneer anchoring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .109

Siding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .110Exterior insulation fi nish system (EIFS) . . . . . . . . . . . . . . . . . . . .111Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .112

Roof Covering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .113Underlayment and ice barrier. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .113Flashing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .114Asphalt shingles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .116Wood shingles and wood shakes . . . . . . . . . . . . . . . . . . . . . . . . . . .116Reroofi ng . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .119

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PART V: HEALTH AND SAFETYChapter 8: Home Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .122

Room Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .123Ceiling Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .123Means of Egress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .123

Doors and landings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .125Stairs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .125

– Winders. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .125– Spiral stairways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .125– Stair landings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .126

Handrails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .127Protection from Falls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .128

Guards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .128Window-sill height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .135

Emergency Escape and Rescue Openings. . . . . . . . . . . . . . . . . . .136Window wells . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .139

Safety Glass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .139 Chapter 9: Fire Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .143

Smoke Alarms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .144Smoke alarms in existing dwellings . . . . . . . . . . . . . . . . . . . . . . . . .145

Fire Sprinkler Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .145Separation Between Dwelling Units . . . . . . . . . . . . . . . . . . . . . . .147

Two-family dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .147Townhouses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .147Fire resistance rated assemblies . . . . . . . . . . . . . . . . . . . . . . . . . . . .149Penetrations of fi re resistance rated assemblies . . . . . . . . . . . . . .151

Dwelling Separation from Garage . . . . . . . . . . . . . . . . . . . . . . . . .153Foam Plastic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .156

Chapter 10: Healthy Living Environment . . . . . . . . . . . . . . . . . .158Natural and Artifi cial Light . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .159

Stairway illumination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .159Natural and Mechanical Ventilation . . . . . . . . . . . . . . . . . . . . . . .160Carbon Monoxide Alarms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .161Heating and Cooling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .162Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .163

Toilet and bathing facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .163Cooking and cleaning facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . .165

Chapter 11: Chimneys and Fireplaces . . . . . . . . . . . . . . . . . . . .166Exterior Air Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .167Masonry Chimneys and Fireplaces . . . . . . . . . . . . . . . . . . . . . . . .168

Footings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168Seismic requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168Masonry fi replace details. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .169Hearth and hearth extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .170Clearance to combustibles and fi reblocking . . . . . . . . . . . . . . . . . .171Chimney dimensions and lining. . . . . . . . . . . . . . . . . . . . . . . . . . . .173Chimney termination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .173

Manufactured Chimneys and Fireplaces . . . . . . . . . . . . . . . . . . .175

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PART VI: BUILDING UTILITIESChapter 12: Mechanical and Fuel-Gas . . . . . . . . . . . . . . . . . . . .178

Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .179Appliance installation and location . . . . . . . . . . . . . . . . . . . . . . . . .179

– Clearances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .180– Location limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .180– Appliances in garages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .181– Protection from impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .181– Exterior installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .181

Access to appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .181– Appliances in attics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .181

Condensate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .183Exhaust Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .183

Clothes dryer exhaust systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . .183Kitchen range hoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .184Bathrooms and toilet rooms with mechanical ventilation. . . . . .185

Duct Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .185Return Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .187Combustion Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .187

Calculating the net free area of vents or grilles . . . . . . . . . . . . . . .188Combustion air from inside the building . . . . . . . . . . . . . . . . . . . .188Combustion air from outdoors. . . . . . . . . . . . . . . . . . . . . . . . . . . . .189

– Outdoor combustion air obtained through two openings or ducts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .189

– Outdoor combustion air obtained through single opening or duct. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .190

Vents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .191Vent installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .191Gas vent roof termination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .191Direct-vent appliance vent termination . . . . . . . . . . . . . . . . . . . . .193

Fuel-Gas Piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .194Pipe sizing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .194Piping materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .195Piping system prohibited locations . . . . . . . . . . . . . . . . . . . . . . . . .195Other installation requirements . . . . . . . . . . . . . . . . . . . . . . . . . . .195Appliance connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .195Shutoff valve . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .195Sediment trap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .197Piping support. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .197

Chapter 13: Plumbing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .198 Piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .199

Protection from damage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .199Piping support. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .200Testing of piping systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .200

Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .200Water service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .201Water supply system design criteria . . . . . . . . . . . . . . . . . . . . . . . .201Valves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .201

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Dwelling Unit Fire Sprinkler Systems . . . . . . . . . . . . . . . . . . . . . . .202Water supply protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .202

Sanitary Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .202Connections and fi ttings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .203Cleanouts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .203Minimum slope for horizontal drainage piping. . . . . . . . . . . . . . .205Drain pipe sizing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .205

Venting Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .206Vent connections and grades . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .207Fixture vents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .207Wet venting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .207Island fi xture venting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .208Vent pipe sizing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .208Vent termination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .208Air admittance valves. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .209

Plumbing Fixtures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .210Laundry standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .210Dishwashers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .210Protection against scalding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .211Showers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .211Whirlpool bathtubs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .212

Fixture Traps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .212Water Heaters. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .212

Chapter 14: Electrical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .214 Electrical Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .215

Equipment location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .215Electrical service size and rating . . . . . . . . . . . . . . . . . . . . . . . . . . .216Service conductor size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .216

Grounding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .217Grounding electrode system . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .217Bonding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .218

– Bonding for other systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . .220Branch Circuits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .220

Branch circuit ratings and conductor size. . . . . . . . . . . . . . . . . . . .220Conductor sizing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .220Overcurrent protection required . . . . . . . . . . . . . . . . . . . . . . . . . . .221

– Location of overcurrent devices . . . . . . . . . . . . . . . . . . . . . . . .221Required branch circuits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .222

Wire and Terminal Identifi cation . . . . . . . . . . . . . . . . . . . . . . . . .222Grounded (neutral) conductors and terminals . . . . . . . . . . . . . . .222Grounding conductors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .222Ungrounded (hot) conductors . . . . . . . . . . . . . . . . . . . . . . . . . . . . .223

Wiring Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .223Type NM cable. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .223Underground installation requirements . . . . . . . . . . . . . . . . . . . . .225Boxes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .225Grounding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .226

Power Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .226Receptacle outlet locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .226

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Lighting outlets. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .229Ground-fault circuit interrupter (GFCI) protection . . . . . . . . . . .229Arc-fault circuit interrupter (AFCI) protection . . . . . . . . . . . . . . .229

Receptacles and Luminaires. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .231Receptacles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .231Tamper resistant receptacles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .231Luminaires . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .231

– Recessed luminaire installation and clearance . . . . . . . . . . . .231– Bathtub and shower areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . .231– Luminaires in clothes closets . . . . . . . . . . . . . . . . . . . . . . . . . .231

PART VII: ENERGY CONSERVATIONChapter 15: Energy Effi ciency . . . . . . . . . . . . . . . . . . . . . . . . . .236

Building Insulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .237Insulation identifi cation and verifi cation . . . . . . . . . . . . . . . . . . . .237Insulation requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .238

– Slab-on-grade fl oors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .239– Crawl space walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .240

Windows and Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .241Sealing Against Air Leakage and Infi ltration . . . . . . . . . . . . . .242Duct Insulation and Sealing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .243Energy Certifi cate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .244

PART VIII: PROTECTION FROM OTHER HAZARDSChapter 16: Other Hazards of the Built Environment . . . . . . . .246

Termite Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .247Termite control methods. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .247Foam plastic protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .248

Swimming Pools and Hot Tubs . . . . . . . . . . . . . . . . . . . . . . . . . . . .248Barriers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .248Entrapment protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .250

Radon Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .251Lead . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .252Asbestos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .254

Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .255

Index. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .259

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PREFACE Construction of residential buildings routinely consists of con-ventional practices, those tried-and-true methods that have performed well over the years and have long been recognized by

the building code. With the introduction of new technology, materials, and methods, improved understanding of safe and healthy living envi-ronments, and innovation in dwelling designs, residential construction and the codes that regulate it have become increasingly complex. Such complexity is necessary to afford flexibility in design and construction. Reference publications intending to explain the provisions regulating residential construction may overwhelm the reader with a broad range of topics and alternatives, may provide superficial coverage of all require-ments, or may focus on the details of a limited number of provisions.

Building Code Basics: Residential—Based on the 2009 International Resi-dential Code® was specifi cally developed to address the need for an illus-trated text explaining the basics of the residential code—those provisions essential to understanding the application of the code to the most com-monly encountered building practices. Th e text is presented and organized in a user-friendly manner with an emphasis on technical accuracy and clear non-code language. Th e content is directed to readers with a basic understanding of conventional dwelling construction but a less than com-plete knowledge of the International Residential Code® (IRC).

Anyone involved in the design, construction, or inspection of resi-dential buildings will benefi t from this book. Beginning and experienced inspectors, contractors, home builders, architects, designers, home in-spectors, and students of construction technology or related fi elds will gain a fundamental understanding and practical application of the fre-quently used provisions of the 2009 edition of the IRC.

Th e content of Building Code Basics: Residential is organized to corre-spond to the order of construction, beginning with sitework and founda-tions through completion of a safe, healthy, and energy-effi cient dwelling. Mechanical, fuel-gas, plumbing, and electrical provisions are placed in separate chapters. Th e advantage of this format to the reader is that it pulls related information together from various sections of the IRC into one convenient location of the text and provides a familiar frame of ref-erence to those with any construction experience. Th e book explains the diff erence between “prescriptive” and “performance” requirements. Prescriptive structural design requirements to resist the forces of wind, earthquake, and snow are described and illustrated in an easy to understand way. Structural topics include conventional footings and foundations (including the fundamentals of soil capacity), conventional wood fl oor, wall and roof framing, engineered wood products, and seismic reinforcing of masonry chimneys. Fire- and life-safety concerns are addressed with topics including means of egress, emergency escape, stairways, fall protection, smoke alarms, fi re sprinklers, and fi re resistant construction. Building Code Basics: Residential also covers the minimum interior environmental conditions for a healthy living environment, weather protection, and energy conservation measures.

xiii

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Correct and reasonable application of the code provisions is en-hanced by a basic understanding of the code development process, the scope, intent, and correlation of the family of International Codes, and the proper administration of those codes. Such fundamental informa-tion is provided in the opening chapters of this publication. Th e book also explains the interaction of a building code with other local and state regulations and includes discussion of common hazards of the built en-vironment that may be regulated by state or federal agencies.

Th is book does not intend to cover all provisions of the IRC or all of the accepted materials and methods of construction of residential build-ings. Focusing in some detail on the most common conventional con-struction provisions aff ords an opportunity to fully understand the basics without exploring every variable and alternative. Th is is not to say that information not covered is any less important or valid. Th is book is best used as a companion to the IRC, which should be referenced for more complete information.

Building Code Basics: Residential features full-color illustrations to as-sist the reader in visualizing the application of the code requirements. Practical examples, simplifi ed tables, and highlights of particularly use-ful information also aid in understanding the provisions and determin-ing code compliance. References to the applicable sections of the 2009 edition of the IRC are helpful in locating the corresponding code lan-guage and related topics in the code. A glossary of code and construction terms clarifi es the meaning of the technical provisions.

ABOUT THE INTERNATIONAL RESIDENTIAL CODETh e IRC is a comprehensive, stand-alone residential code that establishes minimum regulations for the construction of one- and two-family dwell-ings and townhouses up to three stories in height, including provisions for fi re and life safety, structural design, energy conservation, and me-chanical, fuel-gas, plumbing, and electrical systems. Th e IRC incorpo-rates prescriptive provisions for conventional construction as well as performance criteria that allow the use of new materials and new build-ing designs.

Th e IRC is one of the codes in the family of International Codes pub-lished by the International Code Council (ICC). All are maintained and updated through an open code development process and are available internationally for adoption by the governing authority to provide con-sistent enforceable regulations for the built environment.

ACKNOWLEDGMENTSBuilding Code Basics: Residential is the result of a collaborative eff ort, and the author is grateful for the valuable contributions by the following talented staff of ICC Product Development: Hamid Naderi, PE, Vice

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President, developed the concept for the book, provided direction throughout the process, and provided an in-depth review of the manu-script. A special thank-you goes to John Henry, PE, ICC Principal Staff Engineer, for his generous assistance and patient explanations relating to the structural provisions. Beyond his well-known expertise, John is above all a teacher, and we as students benefi t from his willingness to share. Scott Stookey, senior technical staff , provided welcome expertise on fi re resistance and fi re protection systems and related photographs. Th anks to Peter Kulczyk, senior technical staff , for his helpful comments and access to his photo library. Th anks also go to Doug Th ornburg, AIA, Technical Director of Product Development, for his usual expert direc-tion and advice. All contributed to the accuracy and quality of the fi n-ished product.

ABOUT THE AUTHORStephen A. Van Note, CBOInternational Code CouncilSenior Technical Staff , Product Development

Stephen A. Van Note is a member of the senior technical staff of the Inter-national Code Council (ICC), where, as part of the Product Development team, he is responsible for authoring technical resource materials in sup-port of the International Codes. His role also includes the management, review, and technical editing of publications authored by outside sources. Prior to joining ICC in 2009, Van Note was building offi cial for Linn County, Iowa. He has 15 years of experience in code administration and enforcement, and over 20 years of experience in the construction fi eld, including project planning and management for residential, commercial, and industrial buildings. A certifi ed building offi cial and plans examiner, Van Note also holds certifi cations in fi ve inspection categories.

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