Intro to Building Codes
Building Codes exist as a set of parameters to help guide a building’s design when it comes to the Health, Safety, and Welfare of those who benefit from the resulting building. An Architect’s obligation is to design projects that uphold the intent of the Codes—protection.
Q: What are Building Codes and how can Architects best utilize them in order to design safe and user-friendly experiences for everyone involved?
Disclaimer: For everyone’s sake, please take Building Codes seriously. They exist for a reason. If you’re not sure about whether the ones discussed here apply to your own project, go find out. It’s important.
Building Codes. Why did it have to be Building Codes?
At first, Building Codes may sound a little bit scary. To be fair though, they should.
Any Architect who doesn't respect Building Codes is probably not doing their job.
So what are Building Codes exactly? And why do we need to make sure that Architects understand them?
Because trust me—you do.
Codes may seem like one of the steps to gloss over when you’re trying to make your next design masterpiece. But they’re important for one, simple reason: they protect those who use the very buildings you design.
Building Code 101
While there may have been some oversight within the construction industry to combat poor construction, construction hazards, and construction mishaps in the past, the first Building Codes weren’t formally adopted until the 1800’s.
The world saw rising growth in both industry and technology. As they continued to thrive, the potential for new hazards such as sweeping fires became far more common. The increased quantity and new types of construction caused the potential for buildings to become increasingly dangerous for those used them.
And so, Building Codes were established in order to protect the Health, Safety, and Welfare of those our buildings serve.
Jurisdictions
Originally, Building Codes weren’t very pretty.
In fact, when Building Codes were first established, they varied greatly and held much different priorities from one another. Over time, Model Building Codes (MBCs) were developed. They attempted to capture universal requirements of safety to protect the public. They brought together professionals from different regions with experience in different construction methods. Through collaborative effort, Model Building Codes became one method to unify the ways in which buildings are designed for a variety of different functions and in different construction types.
Today in the United States, you’re far more likely to come across a situation that is treated in a familiar way across state boundaries because of the adoption of the International Building Code.
That said, Model Building Codes aren’t always perfect because they attempt to capture many scenarios all at once. Because of that, many States in the U.S. adopt MBCs such as the International Building Code (IBC) and then make modifications based on their specific political and regional priorities. For example, California is more likely to strengthen Building Codes related to earthquakes and seismic activity than a state like Vermont. A portion of the Code related to foundations in New York State may look very different than those in Nevada.
As an Architect, it’s our basic responsibility to identify what Code applies to our projects and who is the Authority Having Jurisdiction (AHJ). The AHJ will have the final interpretation on the Building Code for your project and will be able to enforce the Code in kind.
Building Codes are modeled at the widest-reaching level and are adopted at the Federal, State, and Local levels based upon what makes sense for each tier.
When it comes to the final building, local of jurisdictions (Town, City, etc.) often have final say because they are the governing bodies who know the most nuanced information about their climate, common construction types, and any other special considerations that may affect construction and the life of the building.
Navigating the Code
Every time I sit down to perform a Code Review, I am reminded of a common thread: No Code Review is ever the same.
When I review the Code for a project, I follow a series of basic steps to help me look at every project with consistency and clarity. Whether you review the Code as I do or have another method of your own, skipping steps is not advised. Playing fast and loose with the Code can result in both design and construction headaches.
Not reviewing the Code properly could result in missing key information. Without such knowledge, you may find yourself backtracking late in the stages of design or needing to make costly change orders during construction.
The Steps:
Occupancy Classification
Sprinkler Systems
Construction Type
Allowable Floor Area
Building Height and Number of Stories
Location on Property
Means of Egress
Step 1 — Occupancy Classification
The first thing you need to know about a given project is what the project will be used for. It sounds simple, right?
But do you know what the difference between an S-1 and S-2 Occupancy Classification is? Do you know when to classify an educational project as a Business (B) Occupancy over an Educational (E) Occupancy?
I’m not saying that you should be able to rattle off the answers to these questions from the top of your head. The point is that you should check to see if your project requires an Occupancy type regardless if you’ve done a hundred projects before just like it.
I’ve performed many Code Reviews before. I’ve also been caught off guard because I started a project assuming one occupancy type when (due to nuances of the new project) another was actually the one that governed everything.
As a good friend always reminds me, “Don’t Assume, you’ll just make an ‘Ass’ out of ‘You’ and ‘Me.’” Lame, I know. But effective.
In some ways, the Occupancy Classification dictates everything. You’ll treat every move you make differently based on what types of activities will take place throughout the project.
To think of it another way, a hospital has different needs than an industrial factory. A school uses different programs than a big-box retailer. There are different levels of hazards at each. Some are less hazardous than others. Some are more dangerous and have to be dealt with appropriately.
As such, Occupancy is the key to determining almost every other piece of information in the Code Review.
Step 2 — Sprinkler Systems
I’m not a plumber and I don’t imagine I’ll ever be one.
But damn if I don’t appreciate how much easier a good Sprinkler System makes my life as an Architect.
Anyone who has ever performed a Code Review will tell you the same thing: Sprinklers are magic.
Sprinkler Systems, while not always required per Code, will often reduce several of the construction restrictions and requirements of your project.
The Building Code is primarily concerned with safely protecting the users of a building. But it also has a secondary preoccupation with protecting property. Because sprinkler systems will be more likely to protect the integrity of a building in the event of a fire, Insurance Companies will often lower an owner’s insurance rates if the project incorporates them.
Let’s make no mistake here, sprinkler systems cost money. Depending on the type of fire suppression you’re using, they can be expensive beyond the overall cost of doing a project in the first place. They also tend to be an item that some Owners shy away from because it’s not something they see active value from. Why buy a sprinkler system when the main lobby can have terrazzo floors?
Regardless, they make an Architect’s job easier, a lot easier. Sprinkler systems can reduce the requirements for fire-rated wall, ceiling, and floor assemblies, or in some instances, negate them altogether.
I remember working on one project where the building was just on the edge of needing a sprinkler system. It wasn’t a mandatory requirement, but the owner ultimately decided to incorporate one. This was because the offset in all of the labor to properly rate the associated corridors throughout was worth it. The sprinkler took all requirements down by an hour of fire-rating, essentially negating the need for fire-rated assemblies in 80% of the building.
No need for special wall systems. No need for additional specifications. I love sprinkler systems. They are indeed magic.
Step 3 — Construction Type
Did you know that there’s actually MORE than one way to construct a building?! Stop the presses! Anyway...
Yes, indeed. There are a variety of ways to build a building. But according to the International Building Code, there are technically only 5 types of construction.
A bit confusing, but it’s straightforward when you think about it. Each Construction Type assumes not only an inherent set of potential materials that can be used, but also how flammable those materials are.
On about 90% of the projects I’ve ever worked on (in New York State), Type IIB Construction has been used because it provides a common palette of non- flammable materials to select from. As a result, it’s also able to bring many Fire-Rating Requirements down to 0. On the one hand, you’ll be paying a premium to use materials that are more flame-resistant, but you’ll gain the freedom to use them in a much more liberal way.
Step 4 — Allowable Floor Area
Alright, I’m going to get real with you. We’re into the less exciting portions of Code Review. Now that we’ve made the big decisions about who will use the building and how it will be built, we get to talk about area calculations. I know, I’m not getting ready to party about it either. But bear with me. It’s still important. Remember what I said about not skipping steps.
Allowable Floor Area is the maximum amount of square footage the Building Code allows each Floor Plate of a Building to be built to. There are charts that tell you this number based on (you guessed it) the occupancy and construction type. An included sprinkler system may extend the allowable floor area as can a building’s proximity to property lines.
Basically, is your building too big based on who is anticipated to use it?
Step 5 — Building Height and # of Stories
Another part of the Code that will truly knock your socks off is Allowable Building Height and Allowable Number of Stories your Building can be built to. You’ll find that, like Allowable Floor Area, a Building’s Height is dictated primarily by Occupancy and Construction Type.
Another factor that you have to consider is that many Buildings can be limited by real-world things like Fire Truck Ladders and other life safety equipment. There are obvious exceptions (I see you skyscrapers), but just keep in mind that many of the Code Requirements for Building Height can be lessened as other concessions are made such as Sprinkler Systems.
If you haven’t realized it yet, the Building Code exists to protect people and property. To a degree, it doesn’t care how you do it as long as you do it one way or another.
Step 6 — Location On Property
Ok. Now we’re back into the exciting stuff - Property Lines! Ahem. Ok, well I was excited.
Imagine two scenarios. The first - two, five-story mixed-use buildings in an urban environment that have a zero lot line, meaning they are literally right next to each other. The second - a large munitions facility in the middle of nowhere with ample amount of space between the building and its property line; hundreds and hundreds of feet. When I say nowhere, I mean the only thing nearby is open field as far as the eye can see.
Which is safer?
One could argue that the two urban buildings are safer because they’re not building things that explode.
But I’d actually argue in this case that the two urban buildings require more attention here in terms of their location. Maybe the munitions facility is fabricating hazardous products, but the two urban buildings are far more likely to endanger each other, causing injury to people or property.
The requirements for the separations between these buildings is much higher because the Building Code would require that they essentially protect themselves from each other.
If there was a fire in one building, the fire rated assemblies must be constructed in such a way as to prevent loss to the other structure.
In the case of the munitions facility, it’s removed enough from all other buildings that it could be argued to have a lower exterior fire rating based on property location alone.
Step 7 — Means of Egress
It’s not just enough to protect users from other buildings. Once the overall requirements for the building have been established by Steps 1 through 6, an Architect needs to properly map the Means of Egress (aka safe path out of the building).
It takes a significant amount of planning to ensure that, not only is there a proper path out of the building, but that the path is no greater in length than the maximum distance allowable AND that the path is protected at various stages to ensure safe passage.
If there are too many people calculated for a given space, you may even need a second means of egress from that space and out of the building.
I’ve found that determining the proper means of egress for all spaces in a project is often the place where I spend most of my time in a Code Review. Many of the previous criteria become readily apparent with experience (and a brief confirmation), but the Means of Egress is always different from project to project because the spaces area always different.
When in doubt, think about how many exits from a space are required, how far the Code will allow someone to travel before exiting the building, and how much the building has to protect their paths from where they start to the building exit.
With any luck, if you follow the seven steps above, you’ll have yourself the start of a Building Code Review.
Other Considerations
The Building Code is up to your interpretation as a Design Professional, but NEVER try to break the Building Code. Your design intent must always align with the Codes established to protect the Health, Safety, and Welfare of those who will use your built work.
I’ve noticed that sometimes younger staff (without knowing any better) will avoid having to research the technical standards required to execute the nuances of fire-rated construction or neglect to analyze each room for ADA (Americans with Disabilities Act) compliance.
It’s possible that you’ll miss something in your own Code Reviews. No one is perfect, but architecture and the responsibility we hold as Architects, is much more than most.
No offense intended when I say this, but if a graphic designer misspells something, it won’t accidentally kill someone. If a Candy Store manager doesn’t sell their quota in lollipops, the store won’t start on fire.
Final Thoughts
The Building Code can be frustrating to work with sometimes. It’s complex, but it ultimately means well.
Consider the following:
Even if you’re an expert with the Building Code, perform a new Building Code Review with every project.
Establish a consistent way of reviewing the Code that works for you.
Write down excerpts of the Code that apply to your project as you review it so you won’t forget they apply.
After you’re done with a Code Review, talk to a colleague unfamiliar with the project about your findings to make sure your review is sound.
No matter how you analyze the Building Code, make sure that you’re doing your due diligence to protect those people who rely on you to do your job. They have families. They have lives.
Building Codes are in place to make sure they keep on living them.
Additional Resources
(Website) Up.Codes
(Book) Building Codes Illustrated // Francis D.K. Ching
(Website) ICC — International Code Council
(Website) ADA — Americans with Disabilities Act
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