International Building Code
Encyclopedia
The International Building Code (IBC) is a model building code
developed by the International Code Council
(ICC). It has been adopted throughout most of the United States
.
was based on model building code
s developed by three regional model code groups. The codes developed by the Building Officials Code Administrators International (BOCA) were used on the East Coast
and throughout the Midwest of the United States, while the codes from the Southern Building Code Congress International (SBCCI) were used in the Southeast
and the codes published by the International Conference of Building Officials (ICBO) covered the West Coast and across to most of the Midwest. Although regional code development has been effective and responsive to the regulatory needs of the local jurisdictions, by early 1990s it became obvious that the country needed a single coordinated set of national model building code
s. The nation’s three model code groups decided to combine their efforts and in 1994 formed the International Code Council
(ICC) to develop codes that would have no regional limitations.
After three years of extensive research and development, the first edition of the International Building Code was published in 1997. The code was patterned on three legacy codes previously developed by the organizations that constitute ICC. By the year 2000, ICC had completed the International Codes series and ceased development of the legacy codes in favor of their national successor.
, initially, joined ICC in a collective effort to develop the International Fire Code (IFC). This effort however fell apart at the completion of the first draft of the document. Subsequent efforts by ICC and NFPA to reach agreement on this and other documents were unsuccessful, resulting in a series of disputes between the two organizations. After several failed attempts to find common ground with the ICC, NFPA withdrew from participation in development of the International Codes and joined with International Association of Plumbing and Mechanical Officials (IAPMO), American Society of Heating, Refrigerating and Air-Conditioning Engineers
(ASHRAE) and the Western Fire Chiefs Association to create an alternative set of codes. First published in 2002, the code set named the Comprehensive Consensus Codes, or C3, includes the NFPA 5000 building code as its centerpiece and the companion codes such as the National Electrical Code, NFPA 101 Life Safety Code, UPC, UMC, and NFPA 1. Unlike the IBC, the NFPA 5000 conformed to ANSI
-established policies and procedures for the development of voluntary consensus standards.
The NFPA's move to introduce a competing building standard received strong opposition from powerful trade groups such as the American Institute of Architects
(AIA), BOMA International and National Association of Home Builders
(NAHB). Subsequent to unsuccessful attempts to encourage peaceful cooperation and resolution between NFPA and ICC on their codes disputes, a number of organizations, including AIA
, BOMA and two dozen commercial real estate associations, founded the Get It Together coalition, which repeatedly urged NFPA to abandon code development related to NFPA 5000 and to work with ICC to integrate the other NFPA codes and standards into the ICC family of codes.
Initially, California
adopted the NFPA 5000 codes as a baseline for the future California Building Code, but later rescinded the decision when Gov. Daviswas recalled from office and Gov Schwarzenegger was elected. Upon his election, Gov. Schwarzenegger rescinded directive to use NFPA 5000, and California adopted the IBC. Adopting NFPA 5000 would cause a disparity between California and the majority of other states which had adopted IBC; not to mention, the legacy ICBO started in California and was headquartered in Whittier, CA.
. It differs from the related International Fire Code in that the IBC addresses fire prevention in regard to construction and design and the fire code addresses fire prevention in regard to the operation of a completed and occupied building. For example, the building code sets criteria for the number, size and location of exits in the design of a building while the fire code requires the exits of a completed and occupied building to be unblocked. The building code also deals with access for the disabled and structural stability (including earthquakes). The International Building Code applies to all structures in areas where it is adopted, except for one and two family dwellings (see International Residential Code).
Parts of the code reference other codes including the International Plumbing Code
, the International Mechanical Code
, the National Electric Code, and various National Fire Protection Association
standards. Therefore, if a municipality adopts the International Building Code, it also adopts those parts of other codes referenced by the IBC. Often, the plumbing, mechanical, and electric codes are adopted along with the building code.
The code book itself (2000 edition) totals over 700 pages and chapters include:
Alterations and additions to an existing building must usually comply with all new requirements applicable to their scope as related to the intended use of the building as defined by the adopted code (e.g., Section 101.2 Scope, International Building Code, any version). Some changes in the use of a building often expose the entire building to the requirement to comply fully with provisions of the code applicable to the new use because the applicability of the code is use-specific. A change in use usually changes the applicability of code requirements and as such, will subject the building to review for compliance with the currently applicable codes (refer to Section 3408, Change of Occupancy, International Building Code - 2009). The applicability of codes and/or specific requirements of the codes are subject to potential amendments as specified by the authority that adopts the code (refer to Section 104, International Building Code, any version). Some jurisdictions limit such application to matters of fire safety, disabled access or structural integrity, others apply an economic feasibility or practicality test, and still others exempt buildings of special use or architectural or historic significance.
Existing buildings are not exempt from new requirements, especially those considered essential to achieve health, safety or general welfare objectives of the adopting jurisdiction, even when they are not otherwise subject to alteration, addition, change in use, or demolition. Such requirements typically remedy existing conditions, considered in hindsight, inimical to safety, such as the lack of automatic fire sprinklers in certain places of assembly, as became a major concern after the Station nightclub fire
in 2003 killed 100 people.
Although such remedial enactments address existing conditions, they do not violate the United States Constitution's ban on the adoption of ex post facto law
, as they do not criminalize or seek to punish past conduct. Such requirements merely prohibit the maintenance or continuance of conditions that would prove injurious to a member of the public or the broader public interest.
Assertions by property rights advocates in the United States that such requirements violate the "takings clause" of the Fifth Amendment to the United States Constitution
, have generally failed on grounds that compliance with such requirements increases rather than decreases the capital value of the property concerned.
Some states, especially those that delegate their adoption and enforcement authority to subordinate local jurisdictions, may exempt their own buildings from compliance with local building codes or local amendments to a statewide building code. Similarly, property owned by the United States Government is considered exempt from state and local enactments, although such properties are generally not exempt from inspection by state or local authorities, except on grounds of protecting national defense
or national security
. In lieu of submitting themselves to compliance with the requirements of other government jurisdictions, most state and federal agencies adopt construction and maintenance requirements that either reference model building codes or model their provisions on their requirements.
Some jurisdictions have enacted requirements to bring certain types or uses of existing buildings into compliance with new requirements, such as the installation of smoke alarms in households or dwelling units, at the time of sale. Some safety advocates have suggested a similar approach to encourage remedial application of other requirements, but few jurisdictions have found it economical or equitable to disincentivise property transactions in this way.
Many jurisdictions have found the application of new requirements to old, particularly historic buildings, challenging. New Jersey, for example, has adopted specific state amendments (see New Jersey's Rehabilitation Subcode)to provide a means of code compliance to existing structures without forcing the owner to comply with rigid requirements of the currently adopted Building Codes where it may be technically infeasible to do so. California has also enacted a specific historic building code (see 2001 California Historic Building Code). Other states require compliance with building and fire codes, subject to reservations, limitations, or jurisdictional discretion to protect historic building stock as a condition of nominating or listing a building for preservation or landmark status, especially where such status attracts tax credits, investment of public money, or other incentives.
The listing of a building on the National Register of Historic Places
does not exempt it from compliance with state or local building code requirements.
Changes in parts of the reference standard can result in disconnection between the corresponding editions of the reference standards.
In the wake of the Federal copyright case Veeck v. Southern Building Code Congress Int'l, Inc., the organization Public Resource has published a substantial portion of the enacted building codes on-line, and they are available as PDFs.
Model building code
A model building code is a building code that is developed and maintained by a standards organization independent of the jurisdiction responsible for enacting the building code. A local government can choose to adopt a model building code as their own. This saves local governments the expense and...
developed by the International Code Council
International code council
The International Code Council , a membership association dedicated to building safety, fire prevention and energy efficiency, develops the codes used to construct residential and commercial buildings, including homes and schools. Most U.S. cities, counties and states that adopt codes choose the...
(ICC). It has been adopted throughout most of the United States
United States
The United States of America is a federal constitutional republic comprising fifty states and a federal district...
.
History
Since the early 1900s, the system of building regulations in the United StatesUnited States
The United States of America is a federal constitutional republic comprising fifty states and a federal district...
was based on model building code
Model building code
A model building code is a building code that is developed and maintained by a standards organization independent of the jurisdiction responsible for enacting the building code. A local government can choose to adopt a model building code as their own. This saves local governments the expense and...
s developed by three regional model code groups. The codes developed by the Building Officials Code Administrators International (BOCA) were used on the East Coast
East Coast of the United States
The East Coast of the United States, also known as the Eastern Seaboard, refers to the easternmost coastal states in the United States, which touch the Atlantic Ocean and stretch up to Canada. The term includes the U.S...
and throughout the Midwest of the United States, while the codes from the Southern Building Code Congress International (SBCCI) were used in the Southeast
Southeastern United States
The Southeastern United States, colloquially referred to as the Southeast, is the eastern portion of the Southern United States. It is one of the most populous regions in the United States of America....
and the codes published by the International Conference of Building Officials (ICBO) covered the West Coast and across to most of the Midwest. Although regional code development has been effective and responsive to the regulatory needs of the local jurisdictions, by early 1990s it became obvious that the country needed a single coordinated set of national model building code
Model building code
A model building code is a building code that is developed and maintained by a standards organization independent of the jurisdiction responsible for enacting the building code. A local government can choose to adopt a model building code as their own. This saves local governments the expense and...
s. The nation’s three model code groups decided to combine their efforts and in 1994 formed the International Code Council
International code council
The International Code Council , a membership association dedicated to building safety, fire prevention and energy efficiency, develops the codes used to construct residential and commercial buildings, including homes and schools. Most U.S. cities, counties and states that adopt codes choose the...
(ICC) to develop codes that would have no regional limitations.
After three years of extensive research and development, the first edition of the International Building Code was published in 1997. The code was patterned on three legacy codes previously developed by the organizations that constitute ICC. By the year 2000, ICC had completed the International Codes series and ceased development of the legacy codes in favor of their national successor.
Legacy codes
- BOCA National Building Code (BOCA/NBC) by the Building Officials Code Administrators International (BOCA)
- Uniform Building Code (UBC)Uniform Building CodeThe Uniform Building Code was a building code used primarily in the western United States.- History :The UBC was first published in 1927 by the International Council of Building Officials...
by the International Conference of Building Officials (ICBO) - Standard Building Code (SBC) by the Southern Building Code Congress International (SBCCI)
Competing codes and final adoption
The National Fire Protection AssociationNational Fire Protection Association
The National Fire Protection Association is a United States trade association that creates and maintains private, copywrited, standards and codes for usage and adoption by local governments...
, initially, joined ICC in a collective effort to develop the International Fire Code (IFC). This effort however fell apart at the completion of the first draft of the document. Subsequent efforts by ICC and NFPA to reach agreement on this and other documents were unsuccessful, resulting in a series of disputes between the two organizations. After several failed attempts to find common ground with the ICC, NFPA withdrew from participation in development of the International Codes and joined with International Association of Plumbing and Mechanical Officials (IAPMO), American Society of Heating, Refrigerating and Air-Conditioning Engineers
American Society of Heating, Refrigerating and Air-Conditioning Engineers
The American Society of Heating, Refrigerating and Air Conditioning Engineers is an international technical society for all individuals and organizations interested in heating, ventilation, air-conditioning, and refrigeration...
(ASHRAE) and the Western Fire Chiefs Association to create an alternative set of codes. First published in 2002, the code set named the Comprehensive Consensus Codes, or C3, includes the NFPA 5000 building code as its centerpiece and the companion codes such as the National Electrical Code, NFPA 101 Life Safety Code, UPC, UMC, and NFPA 1. Unlike the IBC, the NFPA 5000 conformed to ANSI
American National Standards Institute
The American National Standards Institute is a private non-profit organization that oversees the development of voluntary consensus standards for products, services, processes, systems, and personnel in the United States. The organization also coordinates U.S. standards with international...
-established policies and procedures for the development of voluntary consensus standards.
The NFPA's move to introduce a competing building standard received strong opposition from powerful trade groups such as the American Institute of Architects
American Institute of Architects
The American Institute of Architects is a professional organization for architects in the United States. Headquartered in Washington, D.C., the AIA offers education, government advocacy, community redevelopment, and public outreach to support the architecture profession and improve its public image...
(AIA), BOMA International and National Association of Home Builders
National Association of Home Builders
The National Association of Home Builders is one of the largest trade associations in the United States. Headquartered in Washington, DC, NAHB's mission is "to enhance the climate for housing and the building industry...
(NAHB). Subsequent to unsuccessful attempts to encourage peaceful cooperation and resolution between NFPA and ICC on their codes disputes, a number of organizations, including AIA
American Institute of Architects
The American Institute of Architects is a professional organization for architects in the United States. Headquartered in Washington, D.C., the AIA offers education, government advocacy, community redevelopment, and public outreach to support the architecture profession and improve its public image...
, BOMA and two dozen commercial real estate associations, founded the Get It Together coalition, which repeatedly urged NFPA to abandon code development related to NFPA 5000 and to work with ICC to integrate the other NFPA codes and standards into the ICC family of codes.
Initially, California
California
California is a state located on the West Coast of the United States. It is by far the most populous U.S. state, and the third-largest by land area...
adopted the NFPA 5000 codes as a baseline for the future California Building Code, but later rescinded the decision when Gov. Daviswas recalled from office and Gov Schwarzenegger was elected. Upon his election, Gov. Schwarzenegger rescinded directive to use NFPA 5000, and California adopted the IBC. Adopting NFPA 5000 would cause a disparity between California and the majority of other states which had adopted IBC; not to mention, the legacy ICBO started in California and was headquartered in Whittier, CA.
Overview
A large portion of the International Building Code deals with fire preventionFire prevention
Fire Prevention is a function of many fire departments. The goal of fire prevention is to educate the public to take precautions to prevent fires, and be educated about surviving them. It is a proactive method of reducing emergencies and the damage caused by them. Many fire departments have a Fire...
. It differs from the related International Fire Code in that the IBC addresses fire prevention in regard to construction and design and the fire code addresses fire prevention in regard to the operation of a completed and occupied building. For example, the building code sets criteria for the number, size and location of exits in the design of a building while the fire code requires the exits of a completed and occupied building to be unblocked. The building code also deals with access for the disabled and structural stability (including earthquakes). The International Building Code applies to all structures in areas where it is adopted, except for one and two family dwellings (see International Residential Code).
Parts of the code reference other codes including the International Plumbing Code
International Plumbing Code
The International Plumbing Code is a plumbing code and standard which sets minimum requirements for plumbing systems in their design and function, and which sets out rules for the acceptances of new plumbing-related technologies...
, the International Mechanical Code
International Mechanical Code
The International Mechanical Code is published by the International Code Council ] through the governmental consensus process and is updated on a three year cycle to include the latest advances in technology and safest mechanical practices. The current version of this code is the with the 2012...
, the National Electric Code, and various National Fire Protection Association
National Fire Protection Association
The National Fire Protection Association is a United States trade association that creates and maintains private, copywrited, standards and codes for usage and adoption by local governments...
standards. Therefore, if a municipality adopts the International Building Code, it also adopts those parts of other codes referenced by the IBC. Often, the plumbing, mechanical, and electric codes are adopted along with the building code.
The code book itself (2000 edition) totals over 700 pages and chapters include:
- Building occupancy classificationsBuilding occupancy classificationsBuilding occupancy classifications refer to categorizing structures based on their usage and are primarily used for building and fire code enforcement. They are usually defined by model building codes, and vary, somewhat, among them. Often, many of them are subdivided...
- Building heights and areas
- Interior finishes
- Foundation, wall, and roof construction
- Fire protection systems (sprinkler system requirements and design)
- Materials used in construction
- Elevators and escalators
- Already existing structures
- Means of egress (see below)
Means of Egress
The phrase "means of egress" refers to the ability to exit the structure, primarily in the event of an emergency, such as a fire. Specifically, a means of egress is broken into three parts: the path of travel to an exit, the exit itself, and the exit discharge (the path to a safe area outside). The code also address the number of exits required for a structure based on its intended occupancy use and the number of people who could be in the place at one time as well as their relative locations. It also deals with special needs, such as hospitals, nursing homes, and prisons where evacuating people may have special requirements. In some instances, requirements are made based on possible hazards (such as in industries) where flammable or toxic chemicals will be in use.Accessibility
"Accessibility" refers to the accommodation of physically challenged people in structures. This includes building entry, parking spaces, elevators, and restrooms.Existing structures
Building code requirements generally apply to the construction of new buildings and alterations or additions to existing buildings, changes in the use of buildings, and the demolition of buildings or portions of buildings at the ends of their useful or economic lives. As such, building codes obtain their effect from the voluntary decisions of property owners to erect, alter, add to, or demolish a building in a jurisdiction where a building code applies, because these circumstances routinely require a permit. The plans are subject to review for compliance with current building codes as part of the permit application process. Generally, building codes are not otherwise retroactive except to correct an iminent hazard. However, accessibility standards - similar to those referenced in the model building codes - may be retroactive subject to the applicability of the Americans with Disabilities Act (ADA) which is a federal civil rights requirement.Alterations and additions to an existing building must usually comply with all new requirements applicable to their scope as related to the intended use of the building as defined by the adopted code (e.g., Section 101.2 Scope, International Building Code, any version). Some changes in the use of a building often expose the entire building to the requirement to comply fully with provisions of the code applicable to the new use because the applicability of the code is use-specific. A change in use usually changes the applicability of code requirements and as such, will subject the building to review for compliance with the currently applicable codes (refer to Section 3408, Change of Occupancy, International Building Code - 2009). The applicability of codes and/or specific requirements of the codes are subject to potential amendments as specified by the authority that adopts the code (refer to Section 104, International Building Code, any version). Some jurisdictions limit such application to matters of fire safety, disabled access or structural integrity, others apply an economic feasibility or practicality test, and still others exempt buildings of special use or architectural or historic significance.
Existing buildings are not exempt from new requirements, especially those considered essential to achieve health, safety or general welfare objectives of the adopting jurisdiction, even when they are not otherwise subject to alteration, addition, change in use, or demolition. Such requirements typically remedy existing conditions, considered in hindsight, inimical to safety, such as the lack of automatic fire sprinklers in certain places of assembly, as became a major concern after the Station nightclub fire
The Station nightclub fire
The Station nightclub fire was the fourth deadliest nightclub fire in American history, killing 100 people. The fire began at 11:07 PM EST, on Thursday, February 20, 2003, at The Station, a glam metal and rock n roll themed nightclub located at 211 Cowesett Avenue in West Warwick, Rhode Island.The...
in 2003 killed 100 people.
Although such remedial enactments address existing conditions, they do not violate the United States Constitution's ban on the adoption of ex post facto law
Ex post facto law
An ex post facto law or retroactive law is a law that retroactively changes the legal consequences of actions committed or relationships that existed prior to the enactment of the law...
, as they do not criminalize or seek to punish past conduct. Such requirements merely prohibit the maintenance or continuance of conditions that would prove injurious to a member of the public or the broader public interest.
Assertions by property rights advocates in the United States that such requirements violate the "takings clause" of the Fifth Amendment to the United States Constitution
Fifth Amendment to the United States Constitution
The Fifth Amendment to the United States Constitution, which is part of the Bill of Rights, protects against abuse of government authority in a legal procedure. Its guarantees stem from English common law which traces back to the Magna Carta in 1215...
, have generally failed on grounds that compliance with such requirements increases rather than decreases the capital value of the property concerned.
Some states, especially those that delegate their adoption and enforcement authority to subordinate local jurisdictions, may exempt their own buildings from compliance with local building codes or local amendments to a statewide building code. Similarly, property owned by the United States Government is considered exempt from state and local enactments, although such properties are generally not exempt from inspection by state or local authorities, except on grounds of protecting national defense
Defense (military)
Defense has several uses in the sphere of military application.Personal defense implies measures taken by individual soldiers in protecting themselves whether by use of protective materials such as armor, or field construction of trenches or a bunker, or by using weapons that prevent the enemy...
or national security
National security
National security is the requirement to maintain the survival of the state through the use of economic, diplomacy, power projection and political power. The concept developed mostly in the United States of America after World War II...
. In lieu of submitting themselves to compliance with the requirements of other government jurisdictions, most state and federal agencies adopt construction and maintenance requirements that either reference model building codes or model their provisions on their requirements.
Some jurisdictions have enacted requirements to bring certain types or uses of existing buildings into compliance with new requirements, such as the installation of smoke alarms in households or dwelling units, at the time of sale. Some safety advocates have suggested a similar approach to encourage remedial application of other requirements, but few jurisdictions have found it economical or equitable to disincentivise property transactions in this way.
Many jurisdictions have found the application of new requirements to old, particularly historic buildings, challenging. New Jersey, for example, has adopted specific state amendments (see New Jersey's Rehabilitation Subcode)to provide a means of code compliance to existing structures without forcing the owner to comply with rigid requirements of the currently adopted Building Codes where it may be technically infeasible to do so. California has also enacted a specific historic building code (see 2001 California Historic Building Code). Other states require compliance with building and fire codes, subject to reservations, limitations, or jurisdictional discretion to protect historic building stock as a condition of nominating or listing a building for preservation or landmark status, especially where such status attracts tax credits, investment of public money, or other incentives.
The listing of a building on the National Register of Historic Places
National Register of Historic Places
The National Register of Historic Places is the United States government's official list of districts, sites, buildings, structures, and objects deemed worthy of preservation...
does not exempt it from compliance with state or local building code requirements.
Updating Cycle
Updated editions of the IBC are published on a three year cycle (2000, 2003, 2006…). This fixed schedule has led other organizations, which produce referenced standards, to align their publishing schedule with that of the IBC.Referenced Standards
Model building codes rely heavily on referenced standards as published and promulgated by other standards organizations such as ASTM (ASTM International), ANSI (American National Standards Institute), and NFPA (National Fire Protection Association). The structural provisions rely heavily on referenced standards, such as the Minimum Design Loads for Buildings and Structures published by the American Society of Civil Engineers (ASCE-7).Changes in parts of the reference standard can result in disconnection between the corresponding editions of the reference standards.
Copyright Controversy
Most states or municipalities in the United States of America adopt the ICC family of codes and other reference standards and codes in whole or with local amendments. This has the effect of designating a copyrighted work as actual law, and, once enacted, that law enters the public domain. The model codes themselves, prior to their adoption as law, are not in the public domain and the ICC retains copyright on the model code itself.In the wake of the Federal copyright case Veeck v. Southern Building Code Congress Int'l, Inc., the organization Public Resource has published a substantial portion of the enacted building codes on-line, and they are available as PDFs.
ICC Building codes
- International Building Code
- International Residential Code
- International Fire Code
- International Plumbing Code
- International Mechanical Code
- International Fuel Gas Code
- International Energy Conservation Code
- ICC Performance Code
- International Wildland Urban Interface Code
- International Existing Building Code
- International Property Maintenance Code
- International Private Sewage Disposal Code
- International Zoning Code
- International Green Construction Code