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residential

  1. N

    Non Separated Occ. Hotel A-2, R1

    Hello all and thank you for this website. This is my first post and I am hoping to get some help. Building a hotel VA construction, 4 stories sprinklered. Bearing walls are to be 1HR rating. 1st floor to have all the hotel amenities when you enter (assembly), and then from the lobby there will...
  2. S

    Where am I required to install light switches?

    I am not an electrician, nor a builder, but rather I am a low-voltage systems designer for an AV installation company. I am being told that there are requirements for light switch placement, but Google is vaguely telling me otherwise. I am revising an electrician's electrical floor plan with the...
    • stevemk
    • Thread
    • electrical code light controls lighting residential
    • Replies: 26
    • Forum: Electrical Codes
  3. G

    Maximum Occupancy in a Studio Apartment?

    Is there anything in the California Building Code ( or other regulations) that would limit the amount of tenants in a Studio apartment? Our building has more than 10 units on two levels, R2 occupancy, and the studios are 500 square feet +/-, no interior walls (except at the bathroom). Wondering...
  4. K

    Elevator threshold tolerance

    I was wondering if anyone can tell me what the allowable difference in height between the finished floor and the elevator cab floor can be? I'm specifically looking for info on an elevator in a residential building. For example, if the cab stops, doors open, and you have to step up or down more...
    • kpdqueens
    • Thread
    • elevator residential threshold tripping hazard
    • Replies: 8
    • Forum: Elevators
  5. eyan50495

    Occ. Load of Residential Terrace?

    NYS IBC 2018: R-2 Multifamily Apartment Building. So the principal at my firm keeps saying that the a recreational residential roof terrace cannot be greater than 750 SF without 2 means of egress. Looking at IBC I can only get this 750 number if I classify the terrace as an Assembly. I also...
  6. JimmyTreeX

    When an owner calls Code on their tenants

    Just looking for opinions on how you handle a landlord or property manager calling code enforcement on their own tenants? So technically, calling on theirselves. I know there are certain circumstances where it is acceptable, like when the tenants are living without power or in squalor, but we...
  7. JimmyTreeX

    Code violations in owner-occupied, single or two-family

    Just looking for your take on what is allowed when a property is owner occupied, either a single or two family. Meaning, how much jurisdiction does code have inside the owners dwelling? I’ve always treated it the same as if they were a renter, but I know others who say “you can’t tell someone...
  8. JimmyTreeX

    1 egress/2nd floor unit/2-4 Family Bldg

    Just double checking when it’s acceptable to only have one egress out of a 2nd floor unit (no sprinkler system)? Thank you.
  9. JimmyTreeX

    Fire rated entry door: 1-2 Family Residential (existing)

    I am a code inspector in upstate New York and I’ve been trying to get a definitive answer on entry doors in a 1 and/or 2 family needing to be fire rated (20 min)? When I started 14 years ago I was trained by my supervisor to enforce that. At this point in my career I like to make sure...
  10. T

    Distance between buildings on the same lot - Hollywood, FL

    What is the minimum distance between 2 residential buildings (single homes) on the same lot to maintain fire codes without having to make additional fire rating to buildings? Lot is in Hollywood, Florida. Adding new house next to existing one. Thanks
    • tonyflux
    • Thread
    • distance between buildings fire code distance between buildings houses on same lot residential
    • Replies: 5
    • Forum: Fire Codes IBC / IRC
  11. H

    Unheated Porch Ceiling Insulation?

    I have an inspector that wants me to insulate the area in the attic above an unheated front porch. He says that the because it is "one attic" that the insulation must be over the entire ceiling to maintain the thermal envelope. The insulation that is currently there covers the heated area but...
  12. B

    Unprotected Openings in Residential Buildings (R2) -exterior wall horizontal distance

    Hi All, I have a question regarding unprotected openings on an exterior wall, for a residential building of many suites (R2). What is the horizontal separation distance between the openings of a suite. Keep in mind, between a suite, no firewall is needed. Simply a fire partition. Lets assume...
  13. eyan50495

    High Voltage Transmission Lines Over Building?

    Hi, A contractor I've worked with on a previous project just asked me if I know anything about this subject. I haven't encountered it but I can't find anything on it from a building code or fire code point of view (just OSHA). A multifamily mid-story building in NYS is being constructed...
  14. R

    STORIES WITH ONE EXIT

    Hello, I'm doing the feasibility study for a new residential building in Miami Beach. It's a small building, for apartments with a total of 7,500sf. The maximum number of stories by the zoning code is 5 levels. I'm placing parking spaces on the ground floor + 4 residential floors, so, 5 floors...
  15. T-Bird

    IS MIXED-USE COMMERCIAL OR RESIDENTIAL?

    I'm starting work on a new project that is located in a flood way. My state does not allow new residential construction in a flood way. My client wants to propose a mixed-use building with commercial use (Group B) on the main floor and residential apartments (Group R-2) above. Should this be...
  16. S

    Check my DYI wall framing

    My first DYI project that I’ll need to get a permit for. I’m enclosing my porch by replacing a screen with a new 22’ wall. The porch is already enclosed on three sides. My assumption is that the opening is not load bearing since, well, there is just a screen there now. My wall framing plan is...
  17. C

    ORSC 2017 Table M1309.4 has missing footnotes?

    In the Oregon Residential Specialty Code I can't seem to find these footnotes in the table, does anyone know the story here? only footnote a is at the bottom. Page 480 Table M1309.4 https://codes.iccsafe.org/content/document/1018?site_type=public
  18. S

    B & R3 separation & sprinkler

    Please post any conflicting interpretations and comments...most helpful.
  19. SIDNEYAULDS

    OCCUPANCY LOAD IN RENOVATION

    All, I am working on a renovation project of an existing 2 story building. The new use of the building will be (2) food + drink tenant improvement shells on the ground level and 8 units of R-2 apartments on levels 2 and new level 3. The building currently has 1 egress stair located in the...
  20. J

    Ceiling Height exceptions

    I am working with the Florida Building Code, 2014 edition (copied below): The ceiling height for non-basement habitable space seems to be required to be 7' min. in most cases. I see an exception for basement beam and ducts where they can be as low as 6'4". I don't see a similar exception for...
  21. S

    A way to make a 42" spiral work rather than 60"?

    Hello - we are adding a second story above our single-car garage. The lot is very tiny and we have a very tight building envelope due to setbacks and other requirements. The garage and the new space above it will become one living unit for a total of 302sf. We had it designed with a 42" diam...
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