2-4 FAMILY

[Suresh]

Hello Everyone,
I have a question about occupancy type of a 2-4 family house. The building has four apartments and is two story. I understand that two family comes under the scope of residential code and IBC is used for other multifamily. As this is 4 family but two stories, I think its an R-2 Occupancy and will come under the scope of NJ IRC. Please advice.
Thx,

 

[classicT]

IBC R-2. Units would be considered as apartments.

 

[Suresh]

Ty J,

Thank you.

 

[cda]

Welcome

Why the question

Are you on the enforcement side?



Or design

 

[fatboy]

Agreed, four units with two story's equals IBC, unless they qualified as townhouses, assuming stacked.

 

[Suresh]

Hello CDA
Design side..trying to learn code.
Thanks everyone for your input. Just to make it clear, the building in question is an existing house with two apartments on the first floor and same on the second floor. The apartments are mirror image of each other on a single lot.
Thx,

 

[fatboy]

Welcome, you have come to the right place!

 

[Suresh]

Hello Everyone,
Please advice
A 2 family house more than 2 story comes under the scope of residential code or IBC? What type of sprinkler system will be required?
Thx,

 

[classicT]

Hello Everyone,
Please advice
A 2 family house more than 2 story comes under the scope of residential code or IBC? What type of sprinkler system will be required?
Thx,

Suresh, I am getting a feeling you may not be so real...

As detailed above, your in the world of the IBC. NFPA 13R system

 

[Suresh]

Suresh, I am getting a feeling you may not be so real...

As detailed above, your in the world of the IBC. NFPA 13R system

Hello Ty J,
That means a two family home with two story is designed as per residential code and more than 2 as per IBC. Sometimes buildings also have habitable attic. Is that attic considered an extra story?

 

[Suresh]

I was just looking at section 310.7 of NJ IRC 2015. As per the section, Group R-5 occupancies shall include all detached one and two family dwellings not more than three stories in height with a separate means of egress. Can we consider a two family, three story with a common stair lobby as R-5 and provide nfpa 13D sprinkler system?

 

[classicT]

A two family home is designed per the IRC. If you go to (3), we enter the realm of townhomes which must be open on two sides and to the sky (no split level apartments), but can still be designed per the IRC, although may require a design professional for 4+ units.

As you do not comply with either, follow the IBC as an R-2 occupancy.

 

[ADAguy]

Are we talking potential Air B n B's here? Are they approved in your city?