Codes & Tiny HousesAn Intro for Florida

Presented byJo-Anne Peck

FL CBC 1258207

CodesZoning

Design Review

BuildingAlso, check to see if your neighborhood has HOA restrictions

Zoning vs. Building Code

Zoning Code

Established locally

Varies from town to town, lot to lot

WHAT you can build (type)

Quality of Life

Looks may matter

Building Code

Established by state statute

Statewide

HOW to Build

Focuses on Life Safety Issues

Looks don’t matter

Zoning Code● Type/ Use

○ Residential, multi-family, commercial, industrial, etc.

● Siting○ Lot size○ Setbacks○ Lot Coverage○ Parking requirements

● Size constraints○ Minimum Size○ Maximum size○ Height

● Accessory Dwelling Units (ADU)○ Kitchen/ other requirements

● Tiny Houses on Wheels (THOW)○ RV regulations○ Mobile home

● Variances

Building Code● Set by State and adopted by Local Government● Patterned after ICC Code but modified for FL● Updated every 3 years (June 2015 last update)● Code Books

○ 2010 Florida Building Code: Building ○ 2010 Florida Building Code: Residential ○ 2010 Florida Building Code: Existing Building ○ 2010 Florida Building Code: Plumbing ○ 2010 Florida Building Code: Fuel Gas ○ 2010 Florida Building Code: Mechanical ○ 2010 Florida Building Code: Test Protocols ○ 2010 Florida Building Code: Accessibility ○ 2010 Florida Building Code: Energy Conservation

● AVAILABLE ONLINE or buy the books/ subscription

Building Code● Establishes Building Departments

○ Building Official○ Permits○ Inspections

● Life Safety issues○ Structural

■ Foundation■ Structural System■ Wind Loads

○ Egress○ Fire Spread/ Noxious Fumes○ Health

■ Light■ Ventilation■ Sanitation

PermitsWho can pull a permit?

Homeowner

Licensed & Insured Contractor with WC coverage

What you need for a permit?

Application Form

Drawings: site plan, floor plan, elevations, sections, floor and roof framing, foundation, electrical, plumbing, AC

The purpose of drawings is to show code compliance

Anyone can draw residential plans

Engineered or Prescriptive Design

Energy Calcs

Owner Builder Affidavit

Notice of Commencement

Fees

Good for 180 days (6 months), then extended each time an inspection passes

Inspections at each phase, different from town to town

Design Items● Structure

○ Meet wind load requirements■ Wind Speed Map■ Continuous Load Path

○ Support Dead Loads○ Support Live Loads

● Materials○ Florida Product Approvals○ Size of members, spacing of reinforcing○ Siding, sheathing, exterior materials, window and doors

■ Components and cladding○ Salvaged materials○ Interior finishes - structural and flame spread

SIZE and Building Code● Room Dimensions - Total size not given

○ One habitable room 120 sf■ Baths, closets, hallways & utility rooms not

habitable○ Other habitable rooms 70 sf min., no dimension

less than 7’■ Exception - kitchen can be 50 sf

SIZE and Building Code● Square footage doesn’t count if sloped ceiling area

less than 5’ in height● 7’ minimum ceiling height in habitable rooms● Bathroom minimum 6’-8” ceiling height over

fixtures, hallways, laundry rooms○ Obstructions (pipes, ducts, beams) no lower

than 6’-4”

Stairs

● Max 7-¾” high riser

● Min 10” tread depth

● Minimum 6’-8” headroom

● Minimum 3’ wide

● Landing at top and bottom (3’x3’)

● No taller than 12’ without a landing

● Light switch at top and bottom

● Handrails/ guardrails required

● No open treads

Plumbing Code● Kitchen Sink, Toilet,

Lavatory, Tub/ Shower Req’d● Must be attached to

approved water supply & disposal

● Must have hot and cold● Must meet minimum fixture

clearances

Egress32” wide clear door opening, 6’-6” minimum height

Must have a landing=width of door x 36”Exception for under 400 sf from width and height

requirements

Bedroom Emergency Escape ExitWindow or doors with clear opening min. 5.7 sf opening directly to

exteriorMin. 24” high, min width 20” openingSill no more than 44” above floorNo bars unless easy to open from interior

Other ItemsNatural LightVentilationInsulationHVACSmoke AlarmsSafety GlazingHurricane ShuttersTermite Treatment

The Building Official has the Final Say