Author: Chuck Busch
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Understanding of the building code is essential for all architects. Knowing where to look for the answers to conflicts or opportunities is often the most time-consuming or frustrating part of the job if you don’t have a good understanding. We as Architects need to be very familiar with the building codes as a competent professional for the owner, as well as discussing with the plan’s examiners in each jurisdiction. I probably should have started off with “this Blog applies to most states other than California”, in which California has incorporated the accessible code into their building code. Other states may have their own accessibility code that they have adopted which is different than ADA or ANSI. For example, Massachusetts, Texas and Florida all have their own accessible building codes that they have adopted and enforce, all of which align but might be slightly different than either ADA or ANSI. In most cases they will be more stringent than any Accessibility Code.
To simplify the building code will scope the quantities or numbers of what is required and the accessibility codes whether it’s ADA or ANSI A117.1 will detail or describe the locations or dimensions of the required elements. So, you use both the building code and the accessibility code as you’re designing your building. For example, the building code may tell you you’re required to have (8) water closets and (6) lavatories then you would refer to ADA or ANSI for how those water closets and lavatories are to be dimension in your contract documents. The building code will take precedent over the accessible codes for quantities and for required elements within the building. The accessibility codes will indicate how to make an element or object accessible, however it doesn’t indicate whether they’re required per code to be in your building.
Most jurisdictions have adopted the International Building Code as the basis code. Some states or jurisdictions will modify sections based on locality or for any reason they deem necessary for their jurisdiction. The code the jurisdiction uses to enforce takes precedent over any other building code. Some states will use NFPA 101 the life safety code over the building code. So, a good understanding of this code is advised. The NFPA 101 can contradict The ADA or ANSI accessibility codes. So doing some due diligence to understand which building code and year the jurisdiction and forces is well worth the effort. I have found a simple phone call to verify is well worth the time as many websites are not updated as to what their current year or code is being enforced.
We discussed a little bit how about the building code specifying or scoping items that are required let’s dig into that a little more. There are several sections in the building code which impact your design more than others. Obviously, some of the first sections will determine the allowable building height and area but chapters 10 and 11 may impact the design more than the building area. Chapter 10 includes all means of egress and Chapter 11 includes accessibility. These two chapters will overlap and reference ADA or ANSI throughout. Chapter 10 will discuss how many means of egress are required, the separation of exits and number of occupants for each space for example which all will relate to ADA and accessibility. For a door to be a means of egress door it must meet the requirements as indicated in the building code and the accessible codes. It must be a swing door, must be a certain width, and is required to have a particular type of hardware, so you’re continuously going from the building code to the accessibility code. If your building has stairs, the building code may indicate by occupant load the width of the stairs that’s required but the accessibility code will specify the stair rise and run, guardrails and handrails, handrail extensions, spacing of guardrail pickets. Chapter 11 is a little more straight forward especially with the new IBC that is a little closer to the accessibility codes as far as sections, so it’s a little easier to go from section to section from the building code to the accessible code.
I have found that understanding the building code as well as the accessibility codes help my ability to design faster and easier. The building codes are a minimum standard that we need to design towards so, understanding these codes is essential for health safety and welfare of everyone that enters and uses the building. Most buildings designed will go through a value engineering exercise so, having a thorough knowledge during this process of the building codes as an added benefit to the contractor and the owner. Being able to discuss issues with your design with the plans examiners or building departments has also become a critical in the most recent years post COVID. You cannot rely on the building department to do your own code review. As a professional this is your responsibility. The building code is always evolving as updates are made to reflect changes in our society and changes due to catastrophes, however the basics of the building code has remained consistent for the last several decades. Umm
My suggestion if you’re just starting to learn the building code, would be to start with chapters 10 and 11. These two chapters alone will benefit your designs more than any other chapters.
