CondoHotels R1 or R2

[steveray]

Section 310.2 doesn’t mention dwelling units in R-1, so it seems like that makes them R-2. Can dwelling units be R-1?

If I understand the term correctly (had to look it up), a condotel has a front desk, hotel staff, housekeeping, etc. If it’s a central operation using the residences as inventory that is going to be an important ADA issue.

Fixed in 2024 much to the chagrin of the short-term rental community:

 

[Jay Smith]

Fixed in 2024:

View attachment 13050

That’s much clearer.

 

[Yankee Chronicler]

Section 310.2 doesn’t mention dwelling units in R-1, so it seems like that makes them R-2. Can dwelling units be R-1?

Apparently so. The language of 310.2 includes "sleeping units," which is italicized. The definition of "sleeping unit" in chapter 2 says they can have kitchen OR sanitation facilities, but not both. So if an "accommodation" (for want of a better term) includes both kitchen and bathroom, it's not an R-1. But the discussion of R-2 in 310.3 includes both sleeping units and dwelling units, but R-2 is for occupancies "where the occupants are primarily permanent in nature."

Strictly speaking, then, the IBC overlooks all-suites hotels, where the occupants are transient but the suites include both kitchen and sanitation facilities. That said, since R-2 is specifically limited to non-transient occupants, I think the logical classification for a condo hotel, like an all-suites hotel, is still R-1. The IBC Commentary for R-1 seems to agree:

The key characteristic of Group R-1 occupancies that
differentiates it from other Group R occupancies is that
the occupants are considered transient in nature (i.e.,
those whose length of stay is not more than 30 days).
There is an expectation that the occupants are not as
familiar with the building as those residents in nontransient
facilities such as apartment buildings (Group R-2)
and single-family dwellings (Group R-3). If occupants
are unfamiliar with their surroundings, they may not recognize
potential hazards or be able to use the means of
egress effectively.
The most common building types classified in Group
R-1 are hotels and motels. Facilities classified as Group
R-1 occupancies may include dwelling units, sleeping
units or a combination of both. A standard guestroom,
with its associated bathroom, is considered a sleeping
unit. Some hotels offer a style of rooms that can include
spaces similar to a living room and kitchenette. When a
unit is not equipped with a kitchen with full cooking facilities
(i.e., range), it does not meet the definition of a
“dwelling unit” in Section 202. Where this occurs, such
units are treated as sleeping units for the application of
code provisions (see Commentary Figure 310.2). A
recent trend in development is the construction of
“extended-stay hotels”. While these units may have all
of the characteristics of a typical dwelling unit (i.e.,
cooking, living, sleeping, eating, sanitation), the length
of stay is still typically not more than 30 days. As such,
these buildings would still be classified as Group R-1. If
the length of stay is more than 30 days, these buildings
would be classified as Group R-2. If a hotel offers rooms
for short-term housing (i.e., more than 30 days), the
facility must comply with the provisions for both Groups
R-1 and R-2 (see Section 302.1).

 

[steveray]

Apparently so. The language of 310.2 includes "sleeping units," which is italicized. The definition of "sleeping unit" in chapter 2 says they can have kitchen OR sanitation facilities, but not both. So if an "accommodation" (for want of a better term) includes both kitchen and bathroom, it's not an R-1. But the discussion of R-2 in 310.3 includes both sleeping units and dwelling units, but R-2 is for occupancies "where the occupants are primarily permanent in nature."

Strictly speaking, then, the IBC overlooks all-suites hotels, where the occupants are transient but the suites include both kitchen and sanitation facilities. That said, since R-2 is specifically limited to non-transient occupants, I think the logical classification for a condo hotel, like an all-suites hotel, is still R-1. The IBC Commentary for R-1 seems to agree:

Which is why it was fixed in 2024

 

[Joe.B]

No one wants to weigh in in the idea of it being both?

 

[jar546]

Which is why it was fixed in 2024

Yes, which now gives us intent. They did not change the code, they clarified the intent with verbiage changes. This now gives the AHJ the ability to exercise her/his authority to interpret the code based on the clarified intent regardless of what code cycle you are on.

 

[steveray]

Yes, which now gives us intent. They did not change the code, they clarified the intent with verbiage changes. This now gives the AHJ the ability to exercise her/his authority to interpret the code based on the clarified intent regardless of what code cycle you are on.

Well...they "changed it" back to what it said in 2003 (sorta) which was focusing on the transient nature more so than the unit....Someone tried to make it clearer which actually screwed it up, which is happening a lot these days...

 

[mtlogcabin]

Most timeshare properties are a transient use of less than 30 days by the way they are marketed and operated. Yet the code classifies them as an R-2. What is the intent for them being an R-2 and not an R-1?

2009 IBC

R-2 Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature, including:

Apartment houses
Boarding houses (nontransient)
Convents
Dormitories
Fraternities and sororities
Hotels (nontransient)
Live/work units
Monasteries
Motels (nontransient)
Vacation timeshare properties

 

[steveray]

Most timeshare properties are a transient use of less than 30 days by the way they are marketed and operated. Yet the code classifies them as an R-2. What is the intent for them being an R-2 and not an R-1?

2009 IBC

R-2 Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature, including:

Apartment houses
Boarding houses (nontransient)
Convents
Dormitories
Fraternities and sororities
Hotels (nontransient)
Live/work units
Monasteries
Motels (nontransient)
Vacation timeshare properties

Guessing that was when you went back to the same place year after year so there was more familiarity?.....Now that everyone trades weeks, not so much...

 

[mtlogcabin]

Still in the 2021 code. The biggest code differences between an R-1 and an R-2 is notification requirements and accessibility requirements.

....Now that everyone trades weeks, not so much...

The 4 or 5 presentations I sat in on where marketed that you could use (trade) for any location that was in their portfolio.