Florida Definition of Townhouse - [Different Than Others]

[jar546]

If you are relocating to Florida and want to attempt to get your inspector/plans examiner or CBO licenses transferred, you will have to remember that things are a little different so you will have to read most everything all over again, right down to definitions such as Townhouse. The IBC and IRC does not have the same verbiage.

[A] TOWNHOUSE. A single-family dwelling unit not exceeding three stories in height constructed in a group of two or more attached units with property lines separating such units in which each unit extends from the foundation to roof and with a yard or public way on not less than two sides.

 

[classicT]

Including base IRC language for purposes of comparison.

2021 IRC
[RB] TOWNHOUSE. A building that contains three or more attached townhouse units.
[RB] TOWNHOUSE UNIT. A single-family dwelling unit in a townhouse that extends from foundation to roof and that has a yard or public way on not less than two sides.

 

[Joe.B]

If you are relocating to Florida and want to attempt to get your inspector/plans examiner or CBO licenses transferred, you will have to remember that things are a little different so you will have to read most everything all over again, right down to definitions such as Townhouse. The IBC and IRC does not have the same verbiage.

[A] TOWNHOUSE. A single-family dwelling unit not exceeding three stories in height constructed in a group of two or more attached units with property lines separating such units in which each unit extends from the foundation to roof and with a yard or public way on not less than two sides.

If I remember correctly I think you said that Florida doesn't adopt any IRC stuff, IBC only with amendments right?

[A] TOWNHOUSE. A single-family dwelling unit constructed in a group of three or more attached units in which each unit extends from the foundation to roof and with open space on at least two sides.

 

[classicT]

If I remember correctly I think you said that Florida doesn't adopt any IRC stuff, IBC only with amendments right?

I remember that thread... and I think the discussion therein was only related to the Ch. 1 administration provisions.

 

[jar546]

If I remember correctly I think you said that Florida doesn't adopt any IRC stuff, IBC only with amendments right?

We have our own version of the IBC & IRC that uses them as a base with changes specific to Florida.

For example
FBC Building = IBC
FBC Residential = IRC
FBC Plumbing = IPC
etc
etc

 

[jar546]

Just as a reminder. I wanted to bump this thread.
Does your state have a similar definition that brings property lines into play?

 

[jar546]

Here is an example. Here are 3 "townhouse" style buildings on one lot.
Because they are not on their own lot, they do not meet the definition of a Townhouse, therefore the IRC does not apply. These can be apartment buildings of they can be condominiums. In this case they are recognized as condos because each unit has an owner. In order to to this, they had to create a condo association because of the common areas.

 

[steveray]

Playing off of the "condo" thing.....How is enforcement handled for the common areas? Is there anything that prevents them from dissolving the association and essentially leaving no one responsible?

 

[mtlogcabin]

Does your state have a similar definition that brings property lines into play?

No but our zoning code does require property lines between units.

 

[Yankee Chronicler]

Just as a reminder. I wanted to bump this thread.
Does your state have a similar definition that brings property lines into play?

My state uses the IRC (and IBC) definition of "Townhouse" without amendment:

[RB] TOWNHOUSE. A single-family dwelling unit constructed
in a group of three or more attached units in which
each unit extends from foundation to roof and with a yard or
public way on not less than two sides.

For unknown reasons, however, in adopting the IBC and IRC this state removed from both the ICC definition of 'Townhouse Unit."

[RB] TOWNHOUSE UNIT. A single-family dwelling unit in
a townhouse that extends from foundation to roof and that has
a yard or public way on not less than two sides.

 

[jar546]

No but our zoning code does require property lines between units.

Interesting.

 

[mtlogcabin]

It is left over from the CABO and UBC definitions
Cabo 1995 notice there is no minimum number of units required so we have mostly 2 unit townhome buildings here.

 

[Paul Sweet]

A condo would have property lines between each unit and between the units and the common space. An apartment usually wouldn't have any internal property lines.