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Is There a Maximum Number of Bedrooms Allowed?

fj80

fj80

Sawhorse
Joined
Jan 18, 2016
Messages
230
Location
Virginia
2015 IRC

Does the IRC limit the number of bedrooms allowed in a single-family home?

We are proposing to expand an existing single-family home to become a Bed and Breakfast with 10 bedrooms, which is allowed by the local zoning code by way of a minor special exception. But in the special exception application meeting the local AHJ told us that the building code requires a 10 bedroom house to fall under the commercial code. Is this actually stated in the IRC or IBC anywhere? I've looked and don't see anything to that respect.
 
Your AHJ is right. Probably will require sprinklers and accessibility.

310.3 Residential Group R-1 occupancies
containing sleeping units where the occupants are
primarily transient in nature, including:
Boarding houses (transient) with more than 10 occupants
Congregate living facilities (transient) with more than 10
occupants
Hotels (transient)
Motels (transient)
 
No....But there is a limit to the scoping of the IRC.....We amend this, but check yours

R101.2 Scope. The provisions of the International Residential
Code for One- and Two-family Dwellings shall apply to
the construction, alteration, movement, enlargement,
replacement, repair, equipment, use and occupancy, location,
removal and demolition of detached one- and two-family
dwellings and townhouses not more than three stories above
grade plane in height with a separate means of egress and
their accessory structures not more than three stories above
grade plane in height.
Exceptions:
1. Live/work units located in townhouses and complying
with the requirements of Section 419 of the
International Building Code shall be permitted to be
constructed in accordance with the International
Residential Code for One- and Two-Family Dwellings.
Fire suppression required by Section 419.5 of
the International Building Code where constructed
under the International Residential Code for Oneand
Two-family Dwellings shall conform to Section
P2904.
2. Owner-occupied lodging houses with five or fewer
guestrooms shall be permitted to be constructed in
accordance with the International Residential Code
for One- and Two-family Dwellings where equipped
with a fire sprinkler system in accordance with Section
P2904.
 
steveray said:
No....But there is a limit to the scoping of the IRC.....We amend this, but check yours

R101.2 Scope. The provisions of the International Residential
Code for One- and Two-family Dwellings shall apply to
the construction, alteration, movement, enlargement,
replacement, repair, equipment, use and occupancy, location,
removal and demolition of detached one- and two-family
dwellings and townhouses not more than three stories above
grade plane in height with a separate means of egress and
their accessory structures not more than three stories above
grade plane in height.
Exceptions:
1. Live/work units located in townhouses and complying
with the requirements of Section 419 of the
International Building Code shall be permitted to be
constructed in accordance with the International
Residential Code for One- and Two-Family Dwellings.
Fire suppression required by Section 419.5 of
the International Building Code where constructed
under the International Residential Code for Oneand
Two-family Dwellings shall conform to Section
P2904.
2. Owner-occupied lodging houses with five or fewer
guestrooms shall be permitted to be constructed in
accordance with the International Residential Code
for One- and Two-family Dwellings where equipped
with a fire sprinkler system in accordance with Section
P2904.
Click to expand...
Yeah, however, The code section you're quoting is from the IRC, but we are using the Virginia Residential Code which has no such wording under the scoping section that limits the number of bedrooms or guestrooms.
 
ICC is a "model" code, it can be accepted all or in part as accepted by local authorities.
 
Its not a SINGLE FAMILY DWELLING when your renting rooms to make money. This becomes a business which would make it a commercial application having 10 or more rooms for rent. IBC. JMHO

In some state this would also have other rules and requirement just like a motel or hotel.
 
Virginia code states the same!! unless you are no longer in the 2015
R101.2 Scope

The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures not more than three stories above grade plane in height.


Exceptions:
  1. Live/work units located in townhouses and complying with the requirements of Section 419 of the International Building Code shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-Family Dwellings. Fire suppression required by Section 419.5 of the International Building Code where constructed under the International Residential Code for One- and Two-family Dwellings shall conform to Section P2904.
  2. Owner-occupied lodging houses with five or fewer guestrooms shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-family Dwellings where equipped with a fire sprinkler system in accordance with Section P2904.
 
DMartin said:
Virginia code states the same!! unless you are no longer in the 2015
R101.2 Scope

The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures not more than three stories above grade plane in height.


Exceptions:
  1. Live/work units located in townhouses and complying with the requirements of Section 419 of the International Building Code shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-Family Dwellings. Fire suppression required by Section 419.5 of the International Building Code where constructed under the International Residential Code for One- and Two-family Dwellings shall conform to Section P2904.
  2. Owner-occupied lodging houses with five or fewer guestrooms shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-family Dwellings where equipped with a fire sprinkler system in accordance with Section P2904.
Click to expand...
Because you are making this a business establishment I believe you are going to have to contend with using the IBC. there is not exact maximum bedroom in the residential code but since they are rented out (transient in nature) then it causes a problem. No longer falls under the scope of the IRC. IMO!
 
another one out of the Virginia RC you may have to contend with
R320.1 Scope

Where there are four or more dwelling units or sleeping units in a single structure, the provisions of Chapter 11 of the International Building Code for Group R-3 shall apply.

R320.1.1 Guestrooms

A dwelling with guestrooms shall comply with the provisions of Chapter 11 of the International Building Code for Group R-3. For the purpose of applying the requirements of Chapter 11 of the International Building Code, guestrooms shall be considered to be sleeping units.

Exception: Owner-occupied lodging houses with five or fewer guestrooms constructed in accordance with the International Residential Code are not required to be accessible.
 
How would it play out if the project had been built without divulging the fact that it will be used as a short term rental? What is the hump to get over if you have an existing ten room house and want to list it with AirB&B?

I don't think that we ask about the future when issuing a permit. I currently have several being built....one with 12 bedrooms and 14 bathrooms....huge great rooms. Another that will be used for tourists from China. Opulent fits.

Most are single family dwellings. I just spent a week staying in a AirB&B in Tucson. Four bedroom, three bath, 2191 sq.ft. Six people. It is just another house in another neighborhood. There were no exit signs but I did notice a fire extinguisher. At times there was near twenty people and I'm sure the neighbors heard the singing (The Lemon sisters are great).

So the Tucson city government allows this for probably a tax with a promise to behave. The tax is substantial for a week that came to $3365.00. We could have heated the pool for another $200.00
 
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How many months a year must the owners live/reside in their B n B's? Can they claim a deduction on them if it is licensed as a business, in which case it isn't their home, is it? If they own more than one it is income property isn't it?
Similar scam to buying houses and converting them to group homes in residential neighborhoods.
Creates a real conumdrum.
 
ICE said:
How would it play out if the project had been built without divulging the fact that it will be used as a short term rental? What is the hump to get over if you have an existing ten room house and want to list it with AirB&B?

I don't think that we ask about the future when issuing a permit. I currently have several being built....one with 12 bedrooms and 14 bathrooms....huge great rooms. Another that will be used for tourists from China. Opulent fits.

Most are single family dwellings. I just spent a week staying in a AirB&B in Tucson. Four bedroom, three bath, 2191 sq.ft. Six people. It is just another house in another neighborhood. There were no exit signs but I did notice a fire extinguisher. At times there was near twenty people and I'm sure the neighbors heard the singing (The Lemon sisters are great).

So the Tucson city government allows this for probably a tax with a promise to behave. The tax is substantial for a week that came to $3365.00. We could have heated the pool for another $200.00
Click to expand...
Well as long as zoning allows an air Band B I guess nothing. But if the city is not involved could be asking for a headache when the neighbors complain LOL. A lot of jurisdictions now have accessory short term rentals put into their zoning to allow Air B&Bs
 
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