HomeMy WebLinkAboutResidential Building Plan Review Guidelines
‘
County of Hawaii
Department of Public Works
Building Division
101 Pauahi Street, Suite 107
Hilo, HI 96720
Phone:
(808) 961-8331 (Hilo) (808) 323-4720 (Kona)
RESIDENTIAL BUILDING PLAN REVIEW GUIDELINE
Application Number: Owner:
Hawaii County Code Chapter 5 (HCC)
‘
2006 International Residential Code,
(Chapters 1-10, 12-23, Appendix G & H)
The numbered items on the following pages are associated with the above referenced codes, as
adopted and amended by the County of Hawai‘i . This checklist is intended to provide basic, helpful
information only, and shall not be construed as an all-inclusive list of code requirements.
In order to aid with the transition from the 1991 Uniform Building Code to the 2006 International
Residential Code, substantial code changes or differences between the 1991 UBC and the 2006
IRC codes are in contained within .. The State & County of Hawai‘i amendments to the codes may
be found at www.Hawaii county.gov. The Energy Code and resources may be researched at the
Hawai‘i County Code Section 5-84 and http://publicecodes.cyberregs.com/icod/iecc/index.htm.
The issuance or granting of a permit or approval of plans, specifications and computations shall not
be construed to be a permit for, or an approval of, any violation of any of the provisions of the
County of Hawaii Building Code or any other ordinance of the County of Hawai‘i . Structural elements
‘
not conforming to this code shall be designed in accordance with accepted engineering practice. The
extent of such design need only demonstrate compliance of nonconventional elements with other
applicable provisions and shall be compatible with the performance of the conventional framed system.
Permits presuming to give authority to violate or cancel the provisions of the codes and ordinances of
the County of Hawai‘i shall not be valid. See HCC Chapter 5-19 for exceptions.
Counter hours are from 7:45 a.m. to 3:30 p.m. Monday through Friday (Clerical staff do not accept
applications Wednesday afternoons in Hilo or Thursday afternoons in Kona). Meetings may be
scheduled by appointment with plans examiners from 7:45 a.m. to 4:30 p.m. to answer
permit or code related questions. Additional information will be made available at
the Online Public Portal at www.papaaukahi.Hawaii county.gov.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 1 Tel: (808) 323-4720
22. GARAGE/DWELLING SEPARATION
CONTENTS
GARAGE FLOOR: IRC Section R309.2
1. ROOM IDENTIFICATION: HCC Sec 5-20
23. SEPARATION BETWEEN DWELLING
UNITS: IRC Section R317
2. EGRESS WINDOWS:
24. FIRE-RESISTANCE OF EXTERIOR
IRC Section R310.1. HCC 5-71 310.3.4
WALLS:
3. SMOKE ALARMS:
IRC Section R302.1 Table R302.1.
IRC Section R313 & HCC 5-71 310.3.10.
25. FLOOR AREA: IRC Section R304 &
HCC 5-71 Sec 310.3.7 & 310.3.8
4. SAFETY GLAZING:
26. MINIMUM CEILING HEIGHTS: HCC
IRC Section R308.4 & Table R308.3
Sect 5-71, 310.3.7 & 310.3.8
5. NATURAL LIGHT & VENTILATION
27. ATTIC ACCESS: IRC Section R807.1
HCC 5-71 Sec 310.3.5.
28. DOORS & EXITS: IRC Section R311.2
6. EXHAUST FANS: IRC Section M1507
29. LANDINGS: IRC Section R311.3
7. CLOTHES DRYERS:
IRC Section M1502, & G2439.5
30. GUARDS: IRC Section R312 & R613.2
8. RANGE HOOD: IRC Section M1503,
31. HANDRAILS: IRC Section R311.7.7,
M1901 & HCC Sec 5-71, 310.3.12
311.8.3
9. WATER CLOSET CLEARANCES:
32. STAIRWAYS: IRC Section R311.7
HCC Sec 5-71, 310.3.5(d).
33. STAIR RISE & RUN:
10. SHOWER AREAS: IRC P2708
IRC Section 311.7.4
11. CHIMNEYS & FIREPLACES:
34. STAIRWAY ILLUMINATION
R311.7.8,R303.6.1
IRC Chapter 10
35. USABLE SPACE UNDER STAIRS:
12. FIREPLACE HEARTH EXTENSION: IRC
IRC Section R302.7
Section
1001.10
36. WINDING STAIRWAYS: IBC 1009.3.1
13. CLEARANCE TO COMBUSTIBLES:
IRC Section 1003.18, 1001.11
37. SPIRAL STAIRWAYS: IRC Section
311.7.9.1
14. COMBUSTION AIR: IRC Section M1701.1
15. APPLIANCE LOCATIONS:
IRC Section G2406.2
16. PROTECTION OF APPLIANCES:
IRC Section M1307.3
17. WATER HEATER: IRC Section M1307.2
18. L.P.G. (PROPANE) APPLIANCES:
Appendix A
19. MANUFACTURER’S SPECS:
IRC M1307.1
20. BACKFLOW PREVENTORS:
UPC Section 603.4.7
21. GARAGE / DWELLING DOOR:
IRC Section R302.5.1
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 2 Tel: (808) 323-4720
71 (30)
STRUCTURAL
21. UNDER-FLOOR ACCESS: IRC
1. MIN. CONCRETE FOOTING SIZE; IRC Section 408.4
Section R403.1, R403.1.3
22. WALL FRAMING: IRC Sections
602.3.1, 602.3.2, 602.3.3, 602.3.4,
2. MIN. CONCRETE FOOTING
602.6 & 602.9
REINFORCEMENT: IRC Section 403.1.3
23. WALL BRACING: IRC Section 602.10
3. MIN. CONCRETE FOUNDATION WALL
SIZE: IRC Section 404.1.4.2
24. OPENINGS IN EXTERIOR & INTERIOR
WALLS (HEADERS): IRC Section
4. MIN CONCRETE FOUNDATION
R602.7
REINFORCE-MENT: IRC Section R404
25. FIRE-BLOCKS & DRAFT-STOPS: IRC
5. MINIMUM FOOTING DEPTH: IRC
Sections R602.8, R502.12
Section R403.1.4
26. SIDING TYPE IRC Section R703.3,
6. SLAB ON GRADE FLOOR: IRC
R703.4, R703.5, R703.8, R703.9,
R403.1.3.2 IRC R309.1
R703.10, Table R703.4
7. FOUNDATION ANCHORAGE: IRC
27. WEATHER RESISTIVE BARRIER:
Section R403.1.6 & R602.11.1
IRC Sections R701.2, R703.2,
8. DAMP-PROOF FOUNDATION WALLS:
R703.4 R703.8, R703.9.1
IRC Section
R406
28. ANCHORED STONE AND MASONRY
9. PIER PADS & COLUMNS: IRC Section
VENEER: IRC Section R301.2.2.3.2
R407.3
29. SIDING/EARTH SEPARATION: IRC
10. FOOTING/PIER SETBACK FROM
Section R317
SLOPE: IRC Section R403.1.7
30. DECKS & EXTERIOR STAIRS: IRC
11. CHIMNEY FOUNDATION: IRC Section
Section R317, R502.2.2
R1001.2 and R1003
31. WOOD TRUSSES: IRC Section
12. FOUNDATION VENTILATION:IRC Section
R502.11, R802.10
R408.2
32. RAFTERS: IRC Section R802.3,
13. PROTECTION AGAINST DECAY: IRC
R802.8
Section R317.1, R317.3.1
33. RAFTER OPENINGS: IRC Section
14. POSTS, POLES AND COLUMNS:
R802.9
IRC Section R317.1.2, R317.1.4
34. CEILING JOISTS: IRC Sections
15. GIRDERS ENTERING MASONRY OR
R802.4, R802.8, and R802.8.1
CONCRETE WALL: IRC Section
35. ROOF SHEATHING: IRC Section
R317.1(4)
R803
16. POST-BEAM
36. ROOF DRAINAGE & COVERING
CONNECTIONS/FASTENING: IRC
IRC Section R801.3, R903, R904,
R301, R407.3, R502.9
R905
17. SPECIFY WOOD SPECIES &
37. ATTIC VENTILATION: IRC Section
GRADES: IRC Sections R502.1, R602.1
R806
18. FLOOR FRAMING: IRC Sections
38. CHIMNEY HEIGHT: IRC R1003.9,
R502.3, R502.6, R502.6.1, R502.7
R1003.2
19. BEARING PARTITIONS: IRC Section
502.4
20. UNDER-FLOOR CLEARANCE: HCC 5-
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 3 Tel: (808) 323-4720
GENERAL
1. PREMISES IDENTIFICATION: IRC
Section R319.1
SWIMMING POOLS,
2. APPROVED PLANS: HCC Section 5-19
Floor live load (Table R301.5) ____ psf
SPAS AND HOT TUBS
Roof live load (Table R301.6)____ _psf
Effective wind speed ____________mph
1. Barrier Requirements: Appendix G
Wind exposure category (R301.2.1.4)
B, C, D
High wind design criteria applicable
(R301.2.1.1)
Seismic design category (SDC) Figure
R301.2(2) (D1,D2,E)
3. HEATING: IRC R303.8. Omitted
4. SKYLIGHTS: IRC R308.6
5. INTERIOR FINISH: IRC R302.9,
R702.3.8, R702.4.2, and R702.5
6. GYPSUM WALLBOARD FASTENING:
IRC 702.3.6 & Table R702.3.5
7. NUMBER OF BUILDING STORIES: IRC
Sections R202
8. HEIGHT OF BUILDING / GRADE
PLANE: IRC Section 202
9.
RETAINING WALLS: IBC 1806.1,
IRC R105.2, R404
MECHANICAL
10. EXHAUST FANS: IRC Section M1507
11. WHOLE HOUSE FAN: IRC Section
M1508
12. WHOLE HOUSE VENTILATION SYSTEM
CONTROLS: IRC Section M1508
13. VENTILATION DUCTS: IRC Section
M1507.3.3, M1508.5.3, M1508.7.3. Table
M1508.6.2
14. WINDOW OR WALL PORTS: IRC
Section M1508.4.5
15. DISTRIBUTION: IRC M1508.4.5
16. MAKE-UP THROUGH FURNACE: IRC
M1508.5.1
17. CONDENSATE DISPOSAL AND DRAIN
SYSTEMS: IRC Section M1411.3
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 4 Tel: (808) 323-4720
PERMITS
The window shall have a finished sill height at 44" or
less above the floor. Emergency escape and rescue
openings shall be operational from the inside of the
Refer to the Residential Building Permit Guidelines or
room without the use of keys, tools, or special
Section 5-19 of the Hawai‘i County Code. Contact a
knowledge. Window wells shall be provided when
Building Division office to answer any questions 961-8331
egress windows have a finished sill height below the
(Hilo) or 323-4720 (Kona).
adjacent ground elevation. The well shall allow the
window to be fully opened and provide a minimum
FLOOR PLAN
accessible net clear opening of 9 square feet,
with a minimum dimension of 36". Window wells
with a vertical depth of more than 44" shall be
equipped with a permanent ladder or steps. See
ROOM IDENTIFICATION:
1. HCC Sec 5-20
Page 25, Emergency Egress/Rescue Opening, for
Each room and its intended use must be clearly
additional information.
shown, labeled, and dimensioned by the applicant on
the plans for plan review purposes.
SMOKE ALARMS:
3. IRC Section R313 &
A. Dwellings must indicate provisions for living,
HCC 5-71 310.3.10. A smoke alarm listed in
sleeping / bedroom, eating / dining, cooking /
accordance with UL217 shall be installed in each
kitchen and sanitation / bathroom. (R202
sleeping room, including each bedroom, bonus
Definitions)
,
room, habitable attic or loftand other habitable
Efficiency Dwelling Units are defined in HCC
rooms that could potentially be sleeping rooms
Sec. 310.3.8.
that contain an intervening door that can be
B. Accessory Spaces such as decks, lanai,
closed to separate the room from areas
carport/garage should be labeled and areas
otherwise provided with smoke alarms, as well as
summarized separately from living spaces.
outside each separate sleeping area in the
C. Bathrooms must contain a water closet,
immediate vicinity of the bedrooms, and each
lavatory and either a bathtub or shower.
additional story of the dwelling including basements
D. Detached portions should be labeled by use
(but excluding crawl spaces and uninhabitable
(bathroom, bedroom, etc.). Note that access to
attics.) In dwelling units with split levels and without
a bathroom or water closet is not allowed by
an intervening door between the adjacent levels, a
going through another sleeping room when
smoke alarm installed on the upper level shall
more than one sleeping room is provided.
suffice for the adjacent lower level provided that the
Similarly, a bedroom cannot be accessed by
lower level is less than one full story below the
only going through a bathroom or water closet
upper level. When more than one smoke alarm is
compartment.
required to be installed within an individual dwelling
E. An office established in a dwelling for other
unit, the alarm devices shall be interconnected in
than personal use may be restricted by the
such a manner that the actuation of one alarm will
Zoning Code. Please consult the Planning
activate all of the alarms in the individual unit.
Department when establishing an office in a
Alterations, repairs and additions shall be
residence.
equipped with smoke alarms located as required
for new dwellings, except work performed only
EGRESS WINDOWS:
2. IRC Section R310.1.
on the outside, or plumbing or mechanical work
HCC 5-71 310.3.4 Basements, habitableattics, and
only. Interconnection and hardwiring is not
every sleeping room shall have at least one operable
required in existing buildings if the alterations
emergency escape and rescue opening. (Habitable attic
do not result in the removal of wall or ceiling
is an attic area with an occupiable floor area of 70
finishes unless there is a basement, attic, or
square feet and ceiling height of at least 7 feet over
crawl space which could provide access for
minimum area of 35 square feet.) Windows shall
hardwiring and interconnection without
have a minimum net clear open able area of 5.7
removing the interior finish.
square feet, or, minimum of 5.0 square feet for grade
Note: Habitable rooms such as dens, libraries and
Exceptions: Glass jalousie blade
floor openings.
home offices that are provided with built in features that
windows may be used for emergency escape or
establish the specific use of the room as something other
rescue.
The minimum clear opening height shall be
than for sleeping, and do not contain clothes closets,
24", and the minimum clear opening width shall be 20".
need not be considered a sleeping room.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 5 Tel: (808) 323-4720
SAFETY GLAZING:
4. IRC Section R308.4 & Table
surface of the glass is less than 60 inches
R308.3 All glass located in an area considered (1524 mm) above the nose of the tread.
hazardous must be safety glazed: Exceptions: Guardrail or handrail complies with
R312 and the glass is more than 18” from the
1. Glazing in swinging doors except jalousies.
railing, or a solid wall or panel extends 34” to
2. Glazing in fixed and sliding panels of sliding door
36” above walking surface and top of wall can
assemblies and panels in sliding and bifold closet
withstand same forces as a guard.
door assemblies.
NATURAL LIGHT & VENTILATION HCC
5. 5-
3. Glazing in storm doors.
71 Sec 310.3.5. All habitable rooms shall be
4. Glazing in all unframed swinging doors.
provided with aggregate-glazing area of not
5. Glazing in doors and enclosures for hot tubs,
less than ten percent (10%) of the floor area of
whirlpools, saunas, steam rooms, bathtubs and
such rooms, except for rooms which have
showers. Glazing in any part of a building wall
artificial light capable of average illumination of
enclosing these compartments where the bottom
6 foot-candles at a height of 30” above floor
exposed edge of the glazing is less than 60 inches
level. An adjoining room may be considered
(1524 mm) measured vertically above any
under certain conditions of R303.2. Ventilation
standing or walking surface.
shall be provided by openings of not less than
6. Glazing, in an individual fixed or operable panel
five percent (5%) (5 sq. ft. min.) f the floor area
adjacent to a door where the nearest vertical edge
or whole house ventilation systems designed
is within a 24-inch (610 mm) arc of the door in a
and installed as specified in Sections M1507 or
closed position and whose bottom edge is less
310.3.5(c). Bathrooms, water closet
than 60 inches (1524 mm) above the floor or
compartments, laundry rooms and similar rooms
walking surface.
shall be provided with natural ventilation by
7. Glazing in an individual fixed or operable panel,
means of openable exterior openings not less
other than those locations described in Items 5
than 1-1/2 square feet. See Items 90-97.
and 6 above, that meets all of the following
conditions:
EXHAUST FANS:
6. IRC Section M1507, Source
7.1. Exposed area of an individual pane larger than 9
specific exhaust ventilation is required in each
2
square feet (0.836 m).
kitchen, bathroom, water closet, laundry room,
7.2. Bottom edge less than 18 inches (457 mm) above
indoor swimming pool, spa, and other rooms where
the floor.
water vapor or cooking odor is produced. Exhaust
7.3. Top edge more than 36 inches (914 mm) above
fans providing source specific ventilation shall have
the floor.
a minimum fan flow rating not less than 50 cfm at
7.4. One or more walking surfaces within 36 inches
0.25 inches water gauge for bathrooms, laundries,
(914 mm) horizontally of the glazing.
or similar rooms and 100 cfm at 0.25 inches water
8. All glazing in railings regardless of an area or
gauge for kitchens. The air removed by every
height above a walking surface. Included are
mechanical exhaust system shall be discharged
structural baluster panels and nonstructural infill
outdoors. Air shall not be exhausted into an attic,
panels.
soffit, ridge vent, or crawl space.
9. Glazing in walls and fences enclosing indoor and
CLOTHES DRYERS:
7. IRC Sections M1502,
outdoor swimming pools, hot tubs and spas where
439.3 & G2439.5. Clothes dryer exhaust
the bottom edge of the glazing is less than 60
ducts shall terminate outside the building at least
inches (1524 mm) above a walking surface and
3 feet away from any openings and be equipped
within 60 inches (1524 mm) horizontally of the
with a backdraft damper. Exhaust ducts shall
water’s edge. This shall apply to single glazing and
be constructed of minimum 0.016-inch-thick
all panes in multiple glazing.
rigid metal ducts, having smooth interior surfaces
10. Glazing adjacent to stairways, landings and ramps
with joints running in the direction of air flow. Ducts
within 36 inches (914 mm) horizontally of a
shall not be connected with sheet metal screws or
walking surface when the exposed surface of the
other fasteners which could obstruct the flow.
glass is less than 60 inches (1524 mm) above the
Exhaust ducts shall be supported at 4’
plane of the adjacent walking surface.
intervals and secured in place. (UL
Approved
11. Glazing adjacent to stairways within 60 inches
2158A)
transition duct of not more than 8’ in
(1524 mm) horizontally of the bottom tread of a
length may be used within a dwelling, provided
stairway in any direction when the exposed
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 6 Tel: (808) 323-4720
they are not concealed within construction. Duct opening, and at least 6’-8” clearance above the
length shall not exceed a total combined vertical and shower floor or tub. A non-absorbent wall finish
from the connection of the
horizontal length of 25’
shall be provided to a height of not less than 6
transition duct from the dryer to the outlet
feet above the shower floor.
terminalCHIMNEYS & FIREPLACES:
. The maximum length of the duct shall be 11. IRC Chapter
in accordance with 1502.6 or the
reduced
10. Factory-built chimneys and fireplaces shall be
manufacturer’s instructions may prevail if the
tested in accordance with UL 127, listed and
instructions are provided to the inspector at the
labeled, and shall be installed and terminated in
time of the framing inspection.
No screens shall be
accordance with the manufacturer’s installation
Where the duct is
installed at the duct termination.
instructions. Masonry or concrete fireplaces shall
concealed within the building construction, the
be constructed in accordance with IRC Chapter
equivalent length of the exhaust duct shall be
10.
identified on a permanent label or tag located FIREPLACE HEARTH EXTENSION:
12. IRC
within 6’ of the exhaust duct connection.
Section
1001.10. An approved noncombustible
M1502.6 Dryer Exhaust Duct Fitting extend at least 16” from the front of,
hearth must
Equivalent Per ASHRAE
and at least 8” beyond each side of the fireplace
Lengthper
Exhaust Duct Fitting TypeEquivalent Length
opening. Where the fireplace opening is 6 square
o
4” radius mitered 45elbow2’ 6”
feet or larger, the hearth extension shall extend at
o
4” radius mitered 90elbow5’
o least 20” in front of, and at least 12” beyond each
6” radius smooth 45elbow1’
o
6” radius smooth 90elbow1’ 9”
side of the fireplace opening.
o
8” radius smooth 45elbow1 ‘
CLEARANCE TO COMBUSTIBLES:
13.
o
8” radius smooth 90elbow1’ 7”
IRC Section 1003.18, 1001.11. When masonry
o
10” radius smooth 45elbow9 ‘
chimneys are built within a structure, a 2”
o
10” radius smooth 90elbow1’ 6”
clearance to combustible material is required.
RANGE HOOD:
8. IRC Section M1503, M1901 &
When a chimney is placed on the exterior of the
HCC Sec 5-71, 310.3.12. The vertical distance
structure, a 1” clearance is allowed. Combustible
between the cooking top of a domestic range and
material shall not be placed within 6” of fireplace
unprotected combustible material shall be 30” or
opening. No combustible material placed within
more. Reduced clearances may be permitted in
12” of the fireplace opening (such as mantles or
accordance with the listing and labeling of the range
decorative fireplace surrounds) shall project
hoods or appliances. Commercial cooking equipment
more than 1/8” of each 1” clearance from the
shall not be installed within dwelling units; cooking
opening. See IRC Chapter 10 for additional
appliances shall be listed and labeled as household-
requirements.
type appliances for domestic use.
COMBUSTION AIR:
14. IRC Section M1701.1.
Solid-fuel- burning appliances shall be provided
WATER CLOSET CLEARANCES:
9. HCC Sec 5-
with combustion air in accordance with the
71, 310.3.5(d). Water closets shall be located in a
appliance manufacturer's installation
clear space not less than 30” in width, and not
instructions. Oil-fired appliances shall be
closer than 15” from the center of the fixture to a
provided with combustion air in accordance with
wall or other side barrier such as a tub. The clear
NFPA 31. The requirements for combustion
space in front of the water closet shall be at least
and dilution air for gas-fired appliances shall be
24”. The ceiling height at the front of the water closet
in accordance with Chapter 24. Fireplaces shall
the ceiling height
shall be at least 6’8” high, and
comply with Section 1001.
above the fixture shall be such that the fixture is
APPLIANCE LOCATIONS:
15. IRC Section
capable of being used for its intended purpose.
G2406.2. Fuel burning appliances shall not be
When a dwelling contains two or more bedrooms,
installed in a sleeping room, bathroom, toilet
access to or from a common bathroom (or water
room, or closet. Exception: direct vent
closet compartment), shall be arranged such that it is
appliances (see IRC Section G2406.2 for
not necessary to travel thru another bedroom to a
additional exceptions).
bathroom nor access to bedrooms thru a bathroom
PROTECTION OF APPLIANCES:
16. IRC Section
(or water closet compartment).
M1307.3. Appliances located in a garage or
SHOWER AREAS:
10. IRC P2708.
carport or any other location subject to vehicle
Showers shall have a minimum dimension of 32”x
damage shall be protected by approved barriers.
32” minimum clearance and 24” in front of the
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 7 Tel: (808) 323-4720
Appliances having an ignition source shall be inspection.
BACKFLOW PREVENTORS:
20. UPC Section
elevated so that the source of ignition is at least 18”
above the floor in garages and in any room that 603.4.7.Potable water outlets with hose
opens to the garage. Appliances designed to be attachments other than water heater drains and
fixed in position shall be fastened or anchored in an clothes washer connections shall be protected by
approved method. a listed non-removable hose bibb type backflow
WATER HEATER:
17. IRC Section M1307.2. Water
preventer, or atmospheric vacuum breaker. All
heaters shall be anchored or strapped to resist cross connections between potable water sources
horizontal displacement due to earthquake motion. and other systems, such as landscape irrigation
Strapping shall be at points within the upper one-systems, hydronic-radiant heating systems,
third and lower one-third of the appliance and shall swimming pools, etc. shall be equipped with
be at least 4” away from the controls. Where water backflow preventers in accordance with UPC
heaters are installed in locations where leakage of Section 603.
GARAGE / DWELLING DOOR:
21. IRC Section
the tank or connections can cause damage, a
watertight pan of corrosion-resistant materials shall R302.5.1. Openings from a private garage
be installed beneath the water heater with a directly into a room used for sleeping purposes
minimum ¾” diameter drain to an approved shall not be permitted. Other openings between
location. Temperature and pressure relief valves the garage and residence shall be equipped
shall be drained to outside, except that replacement with solid wood doors not less that 1-3/8 inches
water heaters shall only be required to provide in thickness, solid or honeycomb core steel doors
a drain pointing downward from the relief valve to not less than 1-3/8 inches thick, or 20-minute fire-
extend between 2’ and 6” from the floor with no rated doors.
GARAGE/DWELLING SEPARATION GARAGE
22.
additional floor drain. Drain may not be trapped
FLOOR:
IRC Section R309.2 The garage shall
and must terminate no more than 2’ or less than 6”
from the ground and shall not be threaded. . All be separated from the residence and its attic area
electric hot water heaters shall be placed on an R-by not less than ½” gypsum board applied to
10 pad when located in an unheated space or on a the garage side, including garages located
concrete floor. A thermal expansion (compression) less than 3’ from a dwelling unit on the same lot.
tank shall be installed on water heater tanks. Garages beneath habitable rooms shall be
18. separated from all habitable rooms above by not
L.P.G. (PROPANE) APPLIANCES:
IRC Appendix A
prohibits appliances from being installed in a
less than 5/8” Type X gypsum board. Structural
hazardous location, which is any location considered
members supporting the horizontal separation
to be a fire hazard for flammable vapors, dust,
shall be protected by minimum ½” gypsum board
combustible fibers or other highly combustible
(this includes all bearing walls, posts, columns,
substances. L.P.G. (heavier than air) containers
etc.). Ducts in the garage and ducts penetrating
shall not be installed in a basement, cellar, pit,
the walls or ceilings separating the dwelling from
under-floor space, below grade or similar location
the garage shall be constructed of a minimum
where heavier-than-air gas might collect. L.P.G.
No.26 gage sheet steel or other approved
tanks shall be installed in accordance with NFPA 58
material and shall have no openings in the
and Chapter 38 of the 2006 International Fire Code.
garage. Openings around vents, pipes, ducts,
L.P.G. standard shall be NFPA 58.
cables, and wires shall be fireblocked with an
Typical LPG Tank Setbacks
approved material to resist the passage of
Required Setback from Buildings
L.P.G. Tank Size (gal
flame and products of combustion. The garage
and property lines
floor shall be of concrete or other approved
< 125zero, with conditions*
noncombustible material, and shall be
125 to 50010 feet
sloped to facilitate the movement of liquids to
500 to 200025 feet
a drain or toward the main vehicle entry
*Minimum 5 feet to property lines; building openings; sources of
doorway. A carport (open on at least 2 sides) may
ignition; ventilation air intakes; openings into direct-vent
have a floor surface of asphalt.
appliances.
SEPARATION BETWEEN DWELLING UNITS:
23.
IRC Section R317 Walls and floors separating
MANUFACTURER’S SPECS:
19. IRC M1307.1. The
dwelling units in two-family dwellings shall not be
manufacturer’s operating and installation instructions
less than 1-hr fire-resistance construction when
shall remain attached to the appliance until final
tested in accordance with ASTM E 119 or UL
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 8 Tel: (808) 323-4720
263. Fire- resistant-rated floor-ceiling and wall Attics which exceed 30 square feet and have
assemblies shall extend to and be tight against the a vertical height of 30” or more as measured
exterior walls, and wall assemblies shall extend from from the top of the ceiling framing member to
the foundation to the underside of the roof sheathing. the underside of the roof framing members
Wall assemblies need not extend through attic must be provided with an access opening of
spaces when the ceiling is protected by 5/8” Type X not less than 22” x 30” and located in a
gypsum board, an attic draft stop is provided above hallway, corridor, or readily accessible location.
When the access is located in the ceiling,
and along the wall assembly, and the structural
minimum unobstructed headroom in the attic
frame supporting the ceiling is protected by not less
space shall be 30” at some point above the
than ½” gypsum board. Townhouses shall be
access measured vertically from the bottom
separated by either a 1-hour fire- resistance-rated
of the ceiling framing members. Attics
wall assembly at each townhouse, or a common 2-
containing appliances shall be provided with
hour fire-resistance-rated wall assembly between
an opening and a clear and unobstructed
townhouses, with no plumbing, ducts, or vents in
passageway large enough to allow removal of
the cavity, tested in accordance with E119 or UL
the largest appliance and with an opening
263. See R302 for details of fire-resistant-rated
with a minimum dimension of 20” by 30” and
construction.
FIRE-RESISTANCE OF EXTERIOR WALLS: maximum passageway of 20’ long measured
24.
1-hr fire-from the opening to the appliance. See
IRC Section R302.1 Table R302.1.
resistive construction is required within 5 feet of M1305.1.3 for additional details.
property lines. Openings are not permitted at DOORS & EXITS: At
28. IRC Section R311.2.
less than 3’ and are limited between 3’ and 5’. least one egress door shall be provided in
Projections are allowed to be protected with 1-each dwelling unit. The egress door shall be a
hour fire-resistance rated construction on the minimum clear width of 32” when measured
underside when the projection is between 2’ and between the face of the door and the stop
5’ from the property line.
Unprotected, detached
(usually a 36” door) and clear height of 78”, and
garages shall be at least 3 feet away from other that can be opened without the use of a key, tool
residential or accessory buildings. or special knowledge.
FLOOR AREA: LANDINGS:
25. IRC Section R304 & HCC 5071, 29. IRC Section R311.3. There shall
310.3.7 & 310.3.8. Dwelling units shall have at least be a floor or landing on each side of exterior
one habitable room with not less than 120 square doors with dimensions of at least 36” measured in
feet of floor area. Other habitable rooms except the direction of travel, and at least the width of the
kitchens shall have an area of not less than 70 door served. The floor or landing shall be not
square feet with a minimum dimension of 7’ in one more than 1.5” lower than the threshold of the
direction. doorway, except doors may have the landing up
MINIMUM CEILING HEIGHTS:
26. HCC Sect 5-71,
to 7 ¾” below the level of the threshold provided
the door does not swing over the landing (except
310.3.7 & 310.3.8. Habitable spaces shall have a
that screen and storm doors may); OR, a landing
ceiling height of not less than 7 feet 6 inches.
Beams and girders spaced not less than 4 feet on is not required if the door is not the main exit and
there are two or fewer risers. An interior door
center may project not more than 6 inches below the
required ceiling height. Ceilings in Kitchens, halls, may open at the top of a flight of stairs provided
bathrooms, toilet compartments, and basements the door does not swing over the top step.
without habitable spaces may have a ceiling height
Exterior balconies may have a landing less than
of 7’-0” with beams projecting to within 6’-6” of the
36” when the balcony is less than 60 s.f. and only
finished floor. Bathrooms shall have minimum
accessible from a door. Exterior landings may
ceiling height of 7’-0” at the front clearance areas of
have a slope not to exceed 2% (1” in 48”). There
fixtures. If any room in a building has a sloping
shall be a floor or landing at the top and bottom of
ceiling, the prescribed ceiling height for the room is
each stairway, except that a floor or landing is not
required in only on half of the area thereof. No
required at the top of an interior flight of stairs if
portion of the room measuring less than 5 feet from
a door does not swing out over the stairs. The
the finished floor to the finished ceiling shall be
width of the landing shall be the same width as
included in any computation of the minimum area
the stairs and 36” long.
thereof.
GUARDS:
30. IRC Section R312 & R613.2.
ATTIC ACCESS:
27. IRC Section R807.1.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 9 Tel: (808) 323-4720
Porches, balconies or raised floor surfaces located
STAIRWAY ILLUMINATION
34. R311.7.8, R303.6.1.
more than 30” above the floor or grade below shall
have guards not less than 36” in height, including All interior and exterior stairways shall be provided
with a means to illuminate the stairs, including the
areas enclosed with insect screening, except where
landings and treads. Interior stairways shall be
guards are required at the open side of stairs, the
provided with a light located in the immediate
height may be reduced to 34” above the stair nosing.
vicinity of each landing of the stairway that
Guardrails shall be designed such that a sphere 4” in
provides at least 1 foot candle of illumination
diameter cannot pass through, except the triangular
measured at the center of treads and landings. A
opening between a riser, tread and the bottom rail
wall switch shall be provided at each floor level
of the guard may be of such size that a sphere 6”
where the stairway has six or more risers. Exterior
cannot pass through.
stairways shall be provided with an artificial light
HANDRAILS:
31. IRC Section R311.7.7 & 311.8.3.
source located in the immediate vicinity of the top
All stairways with 4 or more risers and ramps with
landing of the stairway. Exterior stairways
exceeding a slope of 1:12 (8.33%) shall have at least
providing access to a basement from the outside
one handrail. Such handrails shall be placed not
grade level shall be provided with an artificial light
less than 34” or more than 38” above the nosing of
source located in the immediate vicinity of the
the treads. Handrails for stairways shall be
bottom landing of the stairway. The illumination of
continuous for the full length of the flight from a
exterior stairways shall be controlled from inside
point directly above the top riser to a point directly
the dwelling unit.
above the lowest riser of the flight or the full length
USABLE SPACE UNDER STAIRS:
35. IRC
of a ramp. The handgrip portion of the handrail shall
Section R302.7. The walls and soffits of enclosed
not be less than 1-1/4” or more than 2-1/4”
usable space under stairs shall be protected
(maximum 2” if circular) in cross- sectional
on the enclosed side by not less than 1 layer of
dimension, and shall be of a “graspable” shape. (see
½” gypsum board.
Page 27 for handrails) There shall be a space of not
WINDING STAIRWAYS:
36. IBC 1009.3.1 Winding
less than 1-1/2” between the wall and the handrail;
stairways shall have minimum tread depth of 6”
however, the handrail shall not project more than 4-
and a minimum tread depth of 10” measured
1/2” into the required stair width. Handrail ends shall
between the vertical planes of the foremost
be returned or shall terminate in a newel post or
projection of adjacent treads at the intersections
safety terminals.
with the walk line.
STAIRWAYS:
32. IRC Section R311.7. Private
SPIRALSTAIRWAYS:
37. IRC Section 311.7.9.1.
dwelling stairways shall not be less than 36” in width
Spiral stairs must provide a clear walking area
and shall have a headroom clearance of not less
measuring at least 26” from the outer edge of the
than 6 feet 8 inches measured vertically from the
supporting column to the inner edge of the
sloped plane adjoining the tread nosing, or landing
handrail. The tread run must be at least 7 ½” at
surfaces. (See Item 39 for spiral stairways.)
the point 12” from where the tread is the
STAIR RISE & RUN:
33. IRC Section narrowest. The rise must be sufficient to provide
6’-6” headroom, and each riser shall not exceed
311.7.4.
9 ½ inches.
Maximum riser height shall be 7-¾ inches and the
minimum tread depth shall be 10 inches. The greatest
riser height may not exceed the smallest by more than
3/8 inch. The radius curvature at the leading edge of
the tread shall be no greater than 9/16 inch. A nosing
not less than ¾ inch but not more than 1-¼ inches
nosing shall be provided on stairways with solid risers.
The greatest nosing projection shall not exceed
the smallest nosing projection by more than 3/8 inch
between two stories, including the nosing at the level
floors and landings. Exception: A nosing is not required
where the tread depth is a minimum of 11 inches.
Open risers are permitted, provided that the opening
between treads does not permit the passage of
a 4-inch diameter sphere.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 10 Tel: (808) 323-4720
Requirements, for additional information. Garage
or carport floor surfaces shall be sloped to a drain
or toward the main vehicle entry doorway.
STRUCTURAL
FOUNDATION ANCHORAGE:
7. IRC Section
R403.1.6 & R602.11. Anchor bolts shall be not
MIN. CONCRETE FOOTING SIZE;
1. IRC Section
less than ½” diameter, embedded at least 7”, and
R403.1, R403.1.3.
spaced no more than 6’ apart. (4’ if over 2
Supporting 1 floor: minimum 6” by 12”.
stories). There shall be a minimum of 2 bolts per
Supporting 2 floors: minimum 6” x 15”.
piece (sill plate), with a bolt located within 12” of
Supporting 3 floors: minimum 8” x 23”.
each end of each piece. 3” x 3” x 0.229” thick hot
All exterior walls shall be supported on continuous
dipped galvanized plate washers, and nuts shall
footings or other approved structural systems of
be tightened on each bolt to the plate. If
sufficient design to accommodate all loads and to
foundation anchor straps are used instead of
transmit the resulting loads to the supporting soil within
anchor bolts, they shall be spaced no more than
the limitations determined from the characteristics of
4’ apart (3’ if over 2 stories).
the soil. Footings shall be supported on undisturbed
DAMP-PROOF FOUNDATION WALLS:
8. IRC
natural soil or engineered fill. As a minimum standard,
Section
R406 Exterior foundation walls that retain
see Prescriptive Foundation Requirements, on Page
enclose habitable or usable spaces
17.
earth and
located below grade shall be damp-proofed in
MIN. CONCRETE FOOTING REINFORCEMENT:
2.
accordance with IRC R406.1 or waterproofed in
IRC Section 403.1.3. At least two #4 bars are
accordance with IRC 406.2, from the top of the
required for all continuous concrete footings. As a
footing to the finished grade by approved methods
minimum standard, see Prescriptive Foundation
and materials. All joints in membrane waterproofing
(Vertical bars shall be
Requirements on Page 17.
shall be lapped and sealed with an adhesive
tied in place at the time of the footing inspection.
compatible with the membrane.
Wet setting of vertical bars will not be approved.)
PIER PADS & COLUMNS:
9. IRC Section
MIN. CONCRETE FOUNDATION WALL SIZE:
3.
R407.3. Concrete pier footings shall have a depth to
8
IRC Section 404.1.2, Walls that exceed feet in height
width ratio not to exceed 2:1, or, shall have #4 bars
or have more than 4 feet of unbalanced fill and no
located each direction spaced not more than 12” on
permanent lateral support at the top of the wall,
center. (Rebar must be in place upon inspection.)
must be designed, signed and sealed by a Licensed
Positive connections shall be provided to prevent
State of Hawai‘i Design Professional.
lateral displacement at both the top and bottom of
MIN CONCRETE FOUNDATION REINFORCE-columns.
4.
MENT: Steel reinforcement
IRC Section R404.
FOOTING/PIER SETBACK FROM SLOPE:
10. IRC
shall have minimum yield strength of 60,000 psi
Section R403.1.7 The placement of buildings and
(Grade 60).
As a minimum standard, see Prescriptive
structures on or adjacent to slopes steeper than 1
Foundation Requirements on Page 19.
unit vertical in 3 units horizontal (33.3%) slope shall
MINIMUM FOOTING DEPTH:
5. IRC Section conform to Sections R403.1.7.1 through R403.1.7.4.
R403.1.4. All exterior footings shall be placed at least (See also IRC Figure R403.1.7.1) Footings must be
12“below the undisturbed ground. Interior footings embedded in material sufficient to provide vertical
supporting bearing or bracing walls and cast and lateral support for the footing without detrimental
settlement.
monolithically with a slab on grade shall extend to a
depth of not less than 12” below the top of slab.
CHIMNEY FOUNDATION:
11. IRC Section R1001.2
SLAB ON GRADE FLOOR:
6. IRC R403.1.3.2 and R1003 Masonry chimneys shall be supported on
foundations of solid masonry or concrete at least 12
IRC R309.3. Foundations must extend at least 6”
inches thick, at least 6 inches beyond each side of
above finish grade. Monolithic foundations shall
the exterior dimensions of the chimney, be at least
have footings at least 12” wide, be at least 12” below
grade, extend at least 6” above finish grade, and shall 12” below grade, and on natural undisturbed earth or
have at least two #4 bars at the bottom of the engineered fill. Reinforcement shall conform to the
footing and one #4 bar located within 7 inches of requirements set forth in Table R1003.2 and IRC
the top of the slab. See Page 19, Foundation
Figure R1001.1.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 11 Tel: (808) 323-4720
FOUNDATION VENTILATION:
12. IRC Section
(and 6” above exposed earth) and shall be
R408.2. Minimum net area of ventilation openings separated by an approved impervious moisture
shall not be less than 1 square foot for each 300 barrier, or must be of pressure treated
square feet of under-floor space area. One such wood, or wood of natural resistance to decay.
ventilating opening shall be within 3 feet of each Posts or columns in enclosed crawl spaces
corner of the building except one side of the building located within the periphery of the building,
is permitted to have no ventilation openings. supported by concrete piers or metal pedestals
Ventilation openings shall be covered for their shall be greater than 8 inches from exposed
height and width with materials identified in IRC ground and must be separated by a moisture
R408.2 such that the openings are not larger than ¼ barrier or be of pressure treated wood.
inch.
GIRDERS ENTERING MASONRY OR
15.
PROTECTION AGAINST DECAY:
13. IRC Section 402 CONCRETE WALL:
IRC Section R319.1(4)
& HCC 5-71 (28) Amending the 2006 IBC Section Ends of wood girders entering concrete or
2303.1.8 & (30) Amending the 2006 IBC Section masonry walls must have a minimum clearance
2304.11 Where required by this section, of ½ inch on tops, sides and ends, or shall be
of an approved species and grade of
protection from decay and termites shall be
lumber pressure treated or decay resistant
provided by the use of naturally durable or
heartwood of redwood, black locust, black
preservative-treated wood. Where structural lumber
walnut or cedars.
of wood frame buildings or structures are supported
directly on the ground by a concrete slab, or
POST-BEAM CONNECTIONS/FASTENING:
16.
concrete and/or masonry foundation Formosan
IRC R301, R407.3, R502.9. Where posts and
subterranean termite protection shall be provided by
beam or girder construction is used to support
either chemically treating the soil beneath and
framing, positive connections shall be provided
adjacent to the building or structure by a Hawai‘i
to ensure against uplift and lateral
licensed pest control operator, or stainless steel
displacement. The construction of buildings
termite barrier, or other termite protection measures
and structures shall result in a system that
approved by the Building Official. All soil treatment,
provides a complete load path capable of
stainless steel termite barrier, and termite protection
transferring all loads from their point of origin
measures shall be installed according to
through the load resisting elements to the
manufacturer’s recommendations for control of
foundation.
Formosan subterranean termites. Wood supporting
SPECIFY WOOD SPECIES & GRADES:
17.
permanent buildings and structures, which is in
direct soil contact or is embedded in concrete or IRC Sections R502.1, R602.1 Load-bearing
masonry in direct contact with earth shall be treated
dimension lumber for joists, beams, girders,
to the appropriate commodity specification of AWPA
studs, plates and headers shall be identified by
Standard U1.
a grade mark of a lumber grading or inspection
Wood in direct soil contact but not supporting any
agency that has been approved by an
permanent buildings or structures shall be treated to
accreditation body that complies with DOC
the appropriate commodity specification of AWPA
PS 20. In lieu of a grade mark, for wood locally
Standard U1 for ground contact. (Note: All fasteners milled, a certificate of inspection issued by a
used in pressure treated lumber [sills, joists to sill, lumber grading or inspection agency meeting
rim joist to sill, etc.] shall be hot dipped galvanized, the requirements of this section may be
stainless steel, silicon bronze or copper.)accepted.
POSTS, POLES AND COLUMNS:
14. IRC FLOOR FRAMING:
18. IRC Sections R502.3,
Section R319.1.2, R317.1.4. Columns and posts
R502.6, R502.6.1, R502.7 The ends of each
supporting permanent structures that are
joist, beam or girder shall have not less than 1-
embedded in concrete or in direct contact with the
1/2” of bearing on wood or metal or not less
ground or embedded in concrete exposed to the
than 3” on masonry or concrete. Joists framing
weather shall be approved pressure treated wood
from opposite sides over a bearing support
suitable for ground contact use. Posts or columns
shall lap a minimum of 3 inches and shall be
which are exposed to weather, or are located in
nailed together with a minimum three 10d face
basements or cellars, shall be supported by piers
nails. Joists shall be supported laterally at
or metal pedestals projecting 1 inch above the floor
each end and at each intermediate support
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 12 Tel: (808) 323-4720
by full-depth solid blocking not less than 2” space of at least 30” by 30” shall be provided at
nominal thickness; or by attachment to a header, the front or service side of the appliance. See
band, or rim joist; or shall be otherwise provided M1305.1.4 for details of mechanical equipment
with lateral support to prevent rotation. See IRC access.
Tables R502.3.1(1) & (2) for floor joist spans,
FRAMING:
22. IRC Sections 602.3.1, 602.3.2,
R502.5(1) & (2) for girder spans, and R502.3.3 (1)
602.3.3, 602.3.4, 602.6 & 602.9. Studs shall
& (2) for cantilever spans. A load path for lateral
be a minimum No. 3, standard or stud grade
forces shall be provided between floor framing and
lumber, except that utility studs may be used
braced wall panels located above or below a floor.
for bearing studs not supporting a floor
BEARING PARTITIONS:
19. IRC Section 502.4.
above or nonbearing studs. Utility grade
Joists under parallel bearing partitions shall be of studs shall not be spaced more than 16" on
adequate size (as a beam) to support the load. center, support more than a roof and ceiling, or
Double joists, sized to adequately support the load, exceed 8' in height for exterior and load bearing
that are separated to permit the installation of piping walls. The size, height, and spacing of all other
or vents shall be full-depth, solid-blocked with wood-framing studs shall be in accordance with
lumber not less than 2 inches in nominal thickness Table R602.3(5). (Maximum 10 feet in Seismic
spaced not more than 4 feet on center. Bearing
Design Category D.) Studs shall be placed
2
partitions perpendicular to joists shall not be offset
with their wide dimension perpendicular to the
from supporting girders, walls or partitions more
wall. Wood stud walls shall be capped with a
than the joist depth unless such joists are of
double top plate installed to provide
sufficient size to carry the additional load(s).
overlapping at corners and intersections with
bearing partitions. End joints shall be offset at
UNDER-FLOOR CLEARANCE:
20. HCC 5-71 (30)
least 24”. Studs shall have full bearing on a
When floor joists or the bottom of a wood structural
nominal 2” or larger plate or sill having a width
floor are located within 24" or wood girders are
at least equal to the width of the studs. Where
located within 18" to the exposed ground in crawl
joists, trusses, or rafters are spaced more
spaces or unexcavated area located within the
than 16” o.c. and the bearing studs are
periphery of the building foundation, all
spaced 24” o.c. such members shall bear within
components of the floor assembly shall be pressure
5” of the studs beneath.
treated wood or wood of natural resistance to decay,
Cutting and notching: May not exceed 25% of
including all posts, beams or girders, joists and
the stud width in bearing or exterior walls and
sub-floor. The under-floor grade shall be cleaned
may not exceed 40% of a single stud width in
of all vegetation and organic material. All wood
non-bearing partitions.
forms used for placing concrete and construction
Bored or drilled holes: The diameter of the
materials shall be removed before the building is
resulting hole may not exceed 40% of the stud
occupied
width, can be no closer than 5/8” to the edge
UNDER-FLOOR ACCESS:
21. IRC Section 408.4.
of the stud, and may not be located in the
& HCC 5-71 (30)
same section as a cut or notch. See IRC
Access shall be provided to all under-floor spaces. Section R602.6 for exceptions. See IRC
Access openings through the floor shall be a
Figures R602.6(1), R602.6.2(2), and R602.6.1
minimum of 18” x 24”. Openings through a
for additional details.
perimeter wall shall be at least 16” x 24”. When
Foundation Cripple walls, IRC Section R602.9:
any portion of the through wall access is below
Foundation cripple walls shall be framed of
grade, an areaway of not less than 16” x 24” shall
studs not less in size than the studding above.
be provided. The bottom of the areaway shall be
When exceeding 4’-0” in height, such walls
below the threshold of the access opening.
shall be framed of studs having the size
Through wall access openings shall not be
required for an additional story. Cripple walls
located under a door to the residence. Under-floor with a stud height less than 14” shall be
spaces containing appliances shall be provided with sheathed on at least one side with a wood
an unobstructed passageway large enough to structural panel that is fastened to both the top
remove the largest appliance but not less than 30” and bottom plates in accordance with Table
high by 22” wide, nor more than 20‘ long from
R602.3(1) or the cripple walls shall be
the opening to the appliance. A level service
constructed of solid blocking. Cripple walls in
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 13 Tel: (808) 323-4720
be provided over each opening in interior and
Seismic Design Category Dshall be supported
2
exterior bearing walls. Headers shall be sized
on continuous foundations.
to support the load above in accordance with
WALL BRACING:
23. IRC Section 602.10. All
IRC Tables R502.5(1) and R502.5(2), or as
braced walls and cripple wall bracing in Seismic
designed to support the loads as specified in IRC
Design Category Dshall be constructed in
2
Table R301.5. Alternately, wood structural box
accordance with IRC Table R602.10.1, (2), and
headers may be used in accordance with
(3) and Sections R602.10 and R602.11.
IRC Section R602.7.1, Table R602.7.2 and
Typically braced wall panels require nailing
Figure R602.7.2. Each end of all headers shall
patterns of 6” o.c. along all panel edges. All
have at least 1.5" of full-width bearing.
sheathing joints must be over studs (vertically) or
FIRE-BLOCKS & DRAFT-STOPS:
25. IRC
solid blocking (horizontally).
Sections R602.8, R502.12. Fire-blocking &
Braced wall panels shall begin no more than
Draft-stopping shall be installed to cut off all
12’-6” from each end of a braced wall line. If the
concealed vertical and horizontal draft
braced wall panel is not located at the corner,
openings and shall form an effective fire barrier
then a 24” panel is required at the corner (in
between stories and between a top story and
addition to the 4’ BWP within 8’) or, a hold
the roof space. Fire-blocking shall be provided
down device is required at the end of the
in concealed spaces of wood stud walls and
braced wall panel end nearest the corner. See
partitions: vertically at the ceiling and floor
IRC R601.10.11.1
levels; horizontally at intervals not exceeding
Spacing of interior braced wall lines shall
10 feet; and at all interconnections between
not exceed 25 feet apart (except to
concealed vertical and horizontal spaces such
accommodate up to one room up to 900 square
as occur at soffits, drop ceilings and cove
feet, an increase to 35’ is allowed –
ceilings, as well as stair stringers at the top
adjustment factors will apply, See IRC
and bottom of the run and openings around
R602.10.11.1).
vents, pipes and ducts at ceiling and floor
Braced wall lines may have offsets, out of
levels. Fire-blocking materials shall consist
plane of up to 4’0”.
of materials listed in IRC Section R602.8.1.
In one-story buildings, braced wall panels
Loose-fill insulation material shall not be used
shall be supported on continuous foundations at
as a fire-block unless specifically tested in the
intervals not exceeding 50 feet. In two- story
form and manner intended. Fire-blocking of
buildings all interior braced wall panels shall
chimneys and fireplaces shall be in
be supported on continuous foundations.
accordance with IRC Section R1001.16.
(See exceptions in IRC Section R602.10.9.)
When there is usable space both above and
Interior braced wall panels shall be fastened
below a concealed space of a floor/ceiling
to both the floor and roof framing in
assembly, draft-stops shall be installed so that
accordance with Table R602.3(1) (typically 3-16d
the area of the concealed space does not
@ 16” o.c.)
exceed 1000 square feet. Draft-stopping
Cripple walls shall be braced as braced wall
materials shall consist of materials listed in
panels in accordance with IRC R602.10.11.4 and
Section R502.12.1. All fire-blocking and draft-
Tables R602.10.11.3. A cripple wall greater than
stopping shall be in place prior to requesting a
4’ shall be designated as the first story wall
framing inspection.
for purposes of designating the wall bracing
requirements (R602.10.6.1).
SIDING TYPE
26. IRC Section R703.3, R703.4,
Where “stepped foundations” occur, See IRC
R703.5, R703.8, R703.9, R703.10, Table
Section R602.11.3 for additional requirements
R703.4. Exterior wall coverings shall be
such as plate strapping, cripple wall height
installed, attached and flashed in accordance
limitations, etc.
with the provisions of IRC Section R703 and the
siding manufacturer’s installation instructions.
See the attached “Braced Wall Panel” and
Please note that masonry wall coverings
“Alternate Braced Wall Panel” details for typical
exceeding 3” in thickness require an
construction requirements.
engineered design in Seismic Design
OPENINGS IN EXTERIOR & INTERIOR WALLS
24.
Category DE
or (most of Hawai‘i County).
2
(HEADERS):
IRC Section R602.7. Headers shall
See #67
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 14 Tel: (808) 323-4720
Amending the 2006 IBC Section 2303.1.8 &
WEATHER RESISTIVE BARRIER:
27.
(30) Amending the 2006 IBC Section 2304.11
IRC Sections R701.2, R703.2, R703.4 R703.8,
Pressure treated wood shall be used for those
R703.9.1. Products sensitive to adverse weather
portions of exposed wood members subject to
shall not be installed until adequate weather
wind driven rain, such as within a covered
protection for the installation is provided. Exterior
porch, that form the structural supports of
sheathing shall be dry before applying exterior
buildings, balconies, porches or similar
cover. The exterior wall envelope shall be
appurtenances, including all joists, beams,
designed and constructed to provide a water-
girders, decking and posts, poles and columns.
resistant barrier behind the exterior veneer.
Treatment must be applied by manufacturer, see
Asphalt- saturated felt or other approved weather
item #13 of this check-list. Ledger boards
resistant material such as house wrap, shall be
fastened to a wall shall be properly flashed and
applied over the sheathing of all exterior walls
positively connected. Where supported by
except where panel siding with shiplap joints or
attachment to an exterior wall, decks shall be
other approved weather resistive methods are
positively anchored to the primary structure
used. Such felt or house wrap material shall be
and designed for both vertical and lateral loads
applied horizontally, with the upper layer lapped
as applicable. Such attachment shall not be
over the lower layer not less than 2”. Approved
accomplished by the use of toe nails or nails
corrosion-resistive flashing shall be provided in all
subject to withdrawal.
exterior walls in such a manner as to prevent
WOOD TRUSSES:
31. IRC Section R502.11,
entry of water into the wall or the building structural
R802.10. Wood trusses shall be designed in
framing components. The flashing shall extend to
accordance with approved engineering practice.
the surface of the exterior wall finish and shall be
Engineering data and installation specifications,
installed to prevent water from reentering the
including the type of roofing to be used, shall be
exterior wall envelope. Approved corrosion-
available on site at framing inspection. Trusses
resistant flashings shall be installed at exterior
shall be supported laterally at points of bearing
window and door openings; at the intersection of
by solid blocking to prevent rotation and
chimneys or other masonry construction, with
lateral displacement, and braced in
frame or stucco walls, with projecting lips on both
accordance with the individual truss design
sides under stucco copings; under and at the ends
drawings. Truss members shall not be cut,
of masonry, wood or metal copings and sills;
notched, drilled, spliced or otherwise altered in
continuously above all projecting wood trim; where
any way without the specific approval of a
exterior porches, decks or stairs attach to a
registered design professional (structural
wall or floor assembly of wood-frame construction;
calculations required). Alterations resulting in the
at wall and roof intersections; and at built-in
addition of load (e.g., HVAC equipment, water
gutters.
heaters, etc.) that exceed the design load shall
ANCHORED STONE AND MASONRY VENEER
28. :
not be permitted without specific engineering
ENGINEERING
IRC Section R301.2.2.3.2. *
justifying the design.
REQUIRED*
Buildings with anchored stone
RAFTERS:
32. IRC Section R802.3, R802.8
and masonry veneer shall be
designed in
Rafters shall be framed to ridge board or to each
practice
accordance with accepted engineering
other with a gusset plate as a tie. The ridge
except where the masonry veneer has a
board shall be at least 1” nominal thickness,
maximum actual thickness of 3 inches as
and all valley or hip rafters shall be at least 2”
permitted within the limitations of IRC Section
nominal thickness. Rafter ties shall be placed
R703.7, Exception 2.
not more than 4’ on center. See IRC Tables
SIDING / EARTH SEPARATION:
29. IRC Section
802.5.1(1) through 802.5.1(8) for allowable
R319. Wood siding, sheathing and wall framing on
spans. When the depth–to-thickness ratio
the exterior of the building used within 6" of earth
exceeds 5 to 1 the roof rafters and ceiling joists
shall be pressure treated wood or wood of natural
shall be provided lateral support at points of
resistance to decay as identified in item #13 of this
bearing to prevent rotation.
checklist.
DECKS & EXTERIOR STAIRS:
30. IRC
RAFTER OPENINGS:
33. IRC Section R802.9.
Section R319, R502.2.2. & HCC 5-71 (28)
When the header joist span does not exceed 4’,
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 15 Tel: (808) 323-4720
the header joist may be a single member the same galvanized sheet). Roof dead loads are limited
size as the ceiling joist or rafter. Single trimmer to a maximum of 15 pounds per square foot
joists may be used to carry a single header joist unless the additional bracing provisions of
that is located within 3’ of the trimmer joist R301.2.2.2.1 are provided.
bearing. Trimmer and header rafters shall be
ATTIC VENTILATION:
37. IRC Section R806,
doubled and of sufficient size to support all loads
HCC 5-71(15) Unvented Attic Spaces.
when the span of the header exceeds 4’. Approved
Enclosed attics and rafter spaces shall have
hangers shall be used when the span exceeds 6’.
cross ventilation. For each separate space, the
Tail joists over 12’ long shall be supported at the
total net free ventilating area shall not be less
header by framing anchors or on ledger strips not
than 1 to 150 of the area of the space
less than 2” x 2”.
ventilated, the total area is permitted to be
CEILING JOISTS:
34. IRC Sections R802.4, R802.8,
reduced to 1 to 300, provided at least 50% and
%
not more than 80of the required ventilating
and R802.8.1 Ceiling joist spans shall be in
accordance with IRC Tables R802.4(1) and area is located in the upper portion of the space
R802.4(2) or specifically designed for applied to be ventilated at least 3’ above eave or
loads. Rafters and ceiling joists having a cornice vents with the balance of the required
depth–to-thickness ratio exceeding 5 to 1 shall be ventilation provided by eave or cornice vents.
provided with lateral support at points of bearing Vent openings shall be provided with corrosion
to prevent rotation. Rafters and ceiling resistant wire mesh with 1/8” minimum to ¼”
joists having a depth-to-thickness ratio exceeding maximum openings. A minimum of 1-inch
6 to 1 shall be supported laterally by solid blocking, airspace must be maintained between the
diagonal bridging (wood or metal) or continuous 1” insulation and the roof sheathing at the
x 3” wood strip nailed across the rafter ceiling locations of the vents.
joists at intervals not exceeding 8’. IBC Sec. 1203.2.2 has been added to allow attic
space to be unvented when the design
ROOF SHEATHING:
35. IRC Section R803.
professional determines it would be beneficial to
Allowable spans for lumber used as roof sheathing
eliminate ventilation openings to reduce salt-
shall conform to Table R803.1 Spaced lumber
laden air and maintain relative humidity 60
sheathing (“skip sheathing”) is prohibited in
percent or lower to:
Seismic Design Categories D. and E. Wood
2
structural panels shall be identified by grade mark
(1) Avoid corrosion to steel components,
or certificate of inspection issued by an approved
(2) Avoid moisture condensation in the attic
agency and shall comply with the grades and
space, or
spans specified in Table R503.2.1.1(1).
(3) Minimize energy consumption for air
conditioning or ventilation by
ROOF DRAINAGE & COVERING
36.
maintaining satisfactory space
IRC Section R801.3, R903, R904, R905. All
conditions in both the attic and occupied
structures shall have a controlled method of water
space below.”
collection and/or disposal from roofs (typically
gutters). Water shall discharge to an approved
CHIMNEY HEIGHT:
38. IRC R1003.9,
collection or drainage system or to splash blocks
R1003.20.
where a drainage system is not required. Roofs
Chimneys shall extend at least 2’ higher than
that do not drain over edges shall have roof drains
any portion of a building within 10', but shall not
installed at the low point of the roof as well as
be less than 3’ above the highest point where
overflow drains. See IRC R903.4. Roof slope shall
the chimney passes through the roof.
be indicated on the plans and selected roof
Chimneys shall be provided with crickets
covering must be appropriate for the roof pitch.
when the dimension parallel to the ridgeline is
Roof coverings must be installed in accordance
greater than 30” and does not intersect the
with the manufacturer’s installation instructions.
ridgeline. The cricket and chimney shall be built
Flashing shall be installed at wall & roof
& flashed according to Figure R1003.20 and
intersections, at changes in roof slope or direction,
Table R1003.20.
and around roof openings. Where flashing is
metal, the metal shall be corrosion- resistant with a
minimum thickness of 0.019 inch (No. 26
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 16 Tel: (808) 323-4720
GENERAL
backers, or fiber-reinforced gypsum backers in
compliance with ASTM C 1288, C 1325, C 1178,
or C 1278 and installed in accordance with
manufacturers recommendations shall be used as
PREMISES IDENTIFICATION:
1. IRC Section R321.1.
backers for wall tile in tub & shower areas and wall
Addresses shall be provided in such a position as to be
panels in shower areas. Wood veneer paneling
plainly visible and legible from the street or road
and hardboard paneling shall be placed on wood
fronting the property. Numerals shall be at least 4” high
or cold- formed steel framing spaced not more
with ½” stroke and be conspicuously displayed on a
than 16” on center. Wood veneer and hardboard
contrasting background. If the building is not clearly
paneling less than ¼” nominal thickness shall
visible from a named way of travel, the numerical
have gypsum board backer at least 3/8” thick.
designation (address) shall also be displayed near the
Wood veneer paneling of at least ¼” nominal
main entrance to the property as well as at the
thickness shall conform to ANSI/HPVA HP-1,
driveway entrance that leads to the building. Property
and hardboard paneling shall conform to
addresses shall be posted prior to requesting any
CPA/ANSI A135.5.
inspections.
GYPSUM WALLBOARD FASTENING:
6. IRC
APPROVED PLANS:
2. HCC Section 5-19 When the
702.3.6 & Table R702.3.5.Screws for attaching
building official issues a permit, the construction
gypsum board to wood framing shall be type W or
documents shall be approved in writing, stamp, and
Type S in accordance with ASTM C 1002 and shall
signature. Work shall be done in accordance with the
penetrate the wood not less than 3/8”.
approved construction documents, any changes made
3/8" minimum from edge and ends for
during construction shall be resubmitted for approval.
nails or screws.
The building permit, inspection placard, and 1 set of
Fastening (nails): 7" o.c. max. ceiling, 8"
approved construction documents must remain on the
o.c. walls.
job site at all times until the completion of the project.
Fastening (screws): 12" o.c. ceiling, 16"
HEATING:
3. IRC R303.8. Omitted
o.c. walls when wall framing is 16" o.c.,
SKYLIGHTS:
4. IRC R308.6. The following types
12" when wall framing is 24" o.c.
Footnote e, Table R702.3.5: Type X gypsum
of glazing may be used: 1) Laminated glass with a
minimum .015” polyvinyl butyl interlayer for glass
wallboard for garage ceilings beneath habitable
panes 16 sq. ft. or less in area located such that the
rooms shall be installed perpendicular to the ceiling
highest point of the glass is not more than 12’ above
framing and shall be fastened at 6” o.c. by
a walking surface or other accessible area; for higher
minimum 1-7/8” 6d coated nails or equivalent
or larger sizes, the minimum interlayer thickness
drywall screws.
shall be .030”. 2) Fully tempered glass. 3) Heat-
NUMBER OF BUILDING STORIES:
7. IRC
strengthened glass. 4) Wired glass. 5) Approved rigid
Sections R202. In accordance with the scope of
plastics.
the 2006 International Residential Code, (IRC) any
INTERIOR FINISH:
5. IRC R315, R702.3.8, R702.4.2, building that exceeds 3 stories, must be built
and R702.5. Wall and ceiling finishes shall have a
in accordance with the 2006 International
flame-spread classification of not greater than 200
Building Code (IBC). A building story is that portion
and a smoke-developed index of not greater than of a building included between the upper surface
450, except for trims, handrails, door and window of a floor and the upper surface of the floor or roof
frames, and wallpaper. When gypsum is used as a next above. The first “Story Above Grade” is the
base for tile or wall panels for tub/shower enclosures, first story having its finished floor surface entirely
water- resistant gypsum conforming to ASTM C 1396, above grade, except that a basement shall be
C1178, or C1278 shall be used. Water resistant considered as a story above grade where the
gypsum wallboard may not be used over a Class I or finished surface of the floor above the basement is:
II vapor retarder in a shower or tub compartment, or 1) More than 6’ above grade plane; 2) More than
on ceilings where frame spacing exceeds 12” on
6’ above the finished ground level for more than
center for ½” or 16” for 5/8” gypsum board, or where
50% of the total building perimeter; or, 3) More than
there will be direct exposure to water, or in areas
12’ above the finished ground at any level. The
subject to continuous high humidity. Fiber-cement, number of stories is the sum of the first story
fiber-mat reinforced cement, glass mat gypsum above grade plane plus all of the stories above.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 17 Tel: (808) 323-4720
minimum of R-4. Terminal elements shall have
at least the equivalent net free area of the duct
HEIGHT OF BUILDING / GRADE PLANE:
8.
work. Terminal elements for exhaust fan duct
IRC Section 202. The building height is the vertical
systems shall be screened or otherwise
distance from grade plane to the average height
protected from entry by leaves or other
of the highest roof surface. The grade plane is a
material. All fans shall provide the required
reference plane representing the average of the
flow when tested at 0.25 water gauge. Fans
finished ground level adjoining the building at all
larger than the prescriptive sizes may be
exterior walls. Where the finished ground level
necessary to attain the required flow.
slopes away from the exterior walls, (which is
Table M1507.3 Minimum Required Exhaust
required) then the reference plane shall be
Rates
established by the lowest points within the area
between the building and the lot line, or, 6’ from the
Laundry rooms
Kitchens
or Bathrooms
building, whichever is less. See Chapter 25 of the
Intermittently
Hawai‘i County Code for height restrictions and
50 cfm100 cfm
Operating
measurement of height for certain areas or zones
Continuous
20 cfm25 cfm
(Zoning Code).
Operation
RETAINING WALLS:
9. IBC 1806.1, IRC R105.2,
WHOLE HOUSE FAN:
2. IRC Section M1508.
R404. Retaining walls that are not laterally
Each dwelling unit shall be equipped with a
supported at the top and that retain more than 24”
whole house ventilation system, which shall be
of unbalanced fill shall be designed to ensure
capable of providing the volume of outdoor air
stability against overturning, sliding, excessive
specified in Table M1508.2. Fans located 4
foundation pressure and water uplift. Retaining
feet or less from the interior grill shall have a
walls shall be designed for a safety factor of 1.5
sone rating of 1.5 or less measured at 0.10”
against lateral sliding and overturning. Retaining
water gauge.
walls that do not exceed 4’ in height, measured from
the bottom of the footing to the top of the wall, and
Table M1508.2 Minimum Ventilation Rates:
that do not support a surcharge (load above) are
(Continuously Operated Systems) (cfm)
exempt from permit requirements, but must still be
Number of Bedrooms
2
Floor Area (ft)
constructed properly and must conform with the
0-12-34-56-7>7
County of Hawai‘i Zoning Code Setback
<15003045607590
requirements. A separate permit is required for
1501 – 300045607590105
construction of a retaining wall.
3001 – 4500607590105120
4501 – 60007590105120135
MECHANICAL
6001 – 750090105120135150
>7500105120135150165
EXHAUST FANS
1. : IRC Section M1507: Source
WHOLE HOUSE VENTILATION
3.
specific exhaust ventilation is required in each
SYSTEM CONTROLS:
IRC Section M1508. All
kitchen, bathroom, water closet, laundry room,
ventilation system controls shall be readily
indoor swimming pool, spa, and other rooms
accessible. Intermittently operated systems
where water vapor or cooking odor is produced.
shall have a manual control, as well as an
The minimum source specific ventilation effective
automatic control, such as a clock timer. The
exhaust capacity shall not be less than levels
automatic control timer shall be set to operate
M1507.3
specified in Table . Source specific
the whole house fan system for at least 8
ventilation systems shall be controlled by manual
hours a day. A label shall be affixed to the
switches, dehumidistats, timers, or other approved
control that reads “Whole House Ventilation
means. Source specific ventilation system controls
(See Operating Instructions).” The installer shall
shall be readily accessible. Source specific
provide the whole house ventilation system
ventilation ducts shall terminate outside the
manufacturer’s operation description and
building. Exhaust ducts shall be equipped with
operating instructions.
back-draft dampers. All exhaust ducts in
unconditioned spaces shall be insulated to a
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 18 Tel: (808) 323-4720
ventilation control. The required flow rate shall be
VENTILATION DUCTS:
4. IRC Section M1507.3.3,
verified by field testing with a flow hood or a flow
M1508.5.3, M1508.7.3. All ventilation exhaust ducts
measuring station. The whole house ventilation
shall be sized in accordance with Table
system shall be controlled by a 24-hour clock
M1508.6.2 and shall terminate outside the building.
timer with the capability of continuous operation,
Exhaust ducts shall be equipped with back draft
manual and automatic control. This control will
dampers and shall be insulated to a minimum of R-
control the forced air system blower and the
4 where passing through an unconditioned space.
automatic damper. The 24-hour timer shall be
readily accessible. The 24-hour timer shall be
Table M1508.6.2
capable of operating the whole house ventilation
Prescriptive Supply Fan Duct Sizing system without energizing the energy-
consuming appliances. At the time of final
Supply Fan Tested CFM at 0.40” w.g.
inspection, the automatic control timer shall be
Specified Minimum Minimum
set to operate the whole house system for at
Volume from Smooth Duct Flexible Duct
least 8 hours a day. A label shall be affixed to the
Table 408.1DiameterDiameter
control that reads "Whole House Ventilation (see
50–90 cfm4 inch5 inch
operating instructions).”
90-150 cfm5 inch6 inch
150-250 cfm6 inch7 inch CONDENSATE DISPOSAL AND DRAIN
8.
SYSTEMS:
IRC Section M1411.3.
250-400 cfm7 inch8 inch
Condensate from all cooling coils or
WINDOW OR WALL PORTS:
5. IRC Section
evaporators shall be conveyed from the drain
M1508.4.5. Outdoor air shall be distributed to
pan outlet to an approved place of disposal.
each habitable room by individual outdoor air inlets.
Condensate shall not discharge into a street,
Individual room outdoor air inlets shall have a
alley or other areas where it would cause a
controllable and secure opening and be capable of
nuisance. A secondary drain or auxiliary drain
a total opening area of not less than 4 square
pan shall be required for each cooling or
inches. Outdoor air inlets shall be located so as
evaporator coil where damage to any building
not to take air from within 10 feet of a plumbing vent
components will occur as a rest of overflow
opening, or an appliance vent outlet, or where it will
equipment drain pan or stoppage in the
pick up objectionable odors, fumes or flammable
condensate drain piping. Piping shall maintain a
vapors.
minimum horizontal slope in the direction of
DISTRIBUTION
6. : IRC M1508.4.5. Where
discharge of not less than 1/8 unit vertical in 12
outdoor air supplies (window or wall ports) are
units horizontal (1% slope).
separated from fan locations by doors, adequate air
flow shall be ensured by undercutting doors or
APPLIANCE ACCESS UNDERFLOOR:
9.
installing grilles or transoms. Doors shall be
Underfloor spaces
IRC Section M1305.1.4.
undercut to a minimum of ½” above the surface of
containing appliances shall be provided
the finished floor covering.
with an unobstructed passageway large
enough to remove the largest appliance
MAKE-UP THROUGH FURNACE:
7. IRC
but not less than 30” high by 22” wide,
M1508.5.1. Integrated forced-air ventilation systems
nor more than 20‘ long from the opening to
shall distribute outdoor air to each habitable room
the appliance.
A level service space of at least
through the forced-air system ducts. Integrated
30” by 30” shall be provided at the front or
forced-air ventilation systems shall have an
service side of the appliance. See M1305.1.4
outdoor air inlet duct connecting a terminal element
for details of mechanical equipment access.
on the outside of the building to the return air
plenum of the forced-air system, at a point within 4
feet upstream of the air handler. The outdoor air
inlet duct connection to the return air stream shall
be located upstream of the forced- air system
blower and shall not be connected directly into a
furnace cabinet to prevent thermal shock to the heat
exchanger. The system will be equipped with a
motorized damper connected to the automatic
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 19 Tel: (808) 323-4720
SWIMMING POOLS,
SPAS AND HOT TUBS
Barrier Requirements: Appendix G
1. Outdoor
swimming pools, including in-ground, above-
ground or on-ground pool, hot tub or spa shall
be surrounded by a minimum 48” high barrier.
Openings in the barrier must not allow the
passage of a 4” diameter sphere or, in the case
of horizontal or diagonally spaced members, not
exceed 1-3/4”. Barriers may be masonry or
stone walls that do not have indentations or
protrusions that allow climbing. Where a wall or
walls of a dwelling serve as part of the barrier,
one of the following conditions shall be met:
1. The Pool shall be equipped with a powered
safety cover; or
2. Doors with direct access to the pool through
that wall shall be equipped with an alarm; or
3. Other means of protections, such as self-
closing doors with self-latching devices, as
approved by the building director.
Access gates shall comply with the requirements
above and shall be equipped to accommodate a
locking device. Pedestrian access gates shall
open outward away from the pool and shall be
self-closing and have a self-latching device. Gates
other than pedestrian access gates shall have a
self-latching device. Where the release
mechanism of the self-latching device is located
less than 54 inches from the bottom of the gate:
1. The release mechanism shall be located on
the po0l side of the gate at lease 3 inches
below the top of the gate; and
2. The gate and barrier shall have no opening
larger than 1/2" inch within 18 inches of the
release mechanism.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 20 Tel: (808) 323-4720
Prescriptive Foundation Details
For Typical Light Frame Constructed Buildings
Assumptions for this Detail:
Minimum 1/2" diameter anchor bolts,
spaced 6’-0“ on center and embedded at
*
Conventional light-frame
least 7” (4’-0” on center if over 2 stories)
construction
* Wood or other light siding
with 3” x 3” x 0.229” galvanized plate
* 1500 psf soil bearing capacity
washers and within 12” of each end of
* Group I, II, or III soils
each sill board.
* Backfill no closer than 6” to top
of wall
7"
6"
n wall
* Walls must be laterally restrained
at the top and bottom of wall
io
Vertical bars at
#4 Horizontal bars spaced 18" on t of foundat
least 2” from the
center. Top bar must be within 7” of
inside face of
the top of the wall to engage the
"A"- Distance below grade
the wall but not
anchor bolts
more than 3” in
h
Vertical bars spaced per the
ig
an 8” thick wall
tal he
schedule below or in accordance
with Table R401.1.1.1(5)
o
T
-
Bars must be hooked at the "D"
connection with the footing
Reinforcement placed in concrete
2 - #4 horizontal rebar
forms shall be at least 1-1/2” from
continuous throughout the
edge where the concrete will
“E” entire footing, spaced at
be exposed to earth. Where concrete is placed against earth, “C”
least 3” above the bottom
there must be at least 3” clearance.
Minimum Requirements for Foundations Supporting Bearing Walls
“A”
“C” Minimum Minimum
Number of Floors “E” Minimum “B” Minimum
Stem Wall Depth to Bottom Footing
Footing Footing
Supported by
Thicknessof Footing
FoundationThicknessWidth
Reinforcement
12”2 - #4 Bars Cont.
112”6”
6”
26”15”
6”12”2 - #4 Bars Cont.
3
2 - #4 Bars Cont.
8”12”8”23”
Minimum Wall Reinforcement (Grade 60reinforcement steel)
Minimum Wall Maximum Wall
Horizontal Reinforcement SteelVertical Reinforcement Steel*
Thickness – (E)Height – (D)
6”24”1 - #4 Bar#4 bars @ 48” o.c.
6”36”2 - #4 Bars @ 18” on center#4 bars @ 48” o.c.
6”60”4 - #4 Bars @ 18” on center#4 bars @ 48” o.c.
8”48”3 - #4 Bars @ 18” on center#4 bars @ 48” o.c.
8”72” #4 bars @ 48” o.c.
4 - #4 Bars @ 18” on center
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 21 Tel: (808) 323-4720
8”108”6 - #4 bars @ 18” on center#7 bars @ 36” o.c.
#6 bars @ 36” o.c.
10”108”6 - #4 bars @ 18” on center
Additional options are available for your specific project. See IRC Section R404, as amended.
TR404.1.1(8)
ABLE
1,2
RCFW
EINFORCED ONCRETE OUNDATION ALLS
3,4
MMMVRSS
AXIMUM AXIMUMINIMUM ERTICAL EINFORCEMENT IZE AND PACING
WU
ALL NBALANCED
5
AGI, II III
LL ROUP AND SOILS
7,8 B
H
ACKFILL
EIGHT
MWT()
INIMUM ALL HICKNESS INCHES
6
H()
()
EIGHT FEET
FEET
5.57.59.511.5
4#4@48”#4@48”#4@48”#4@48”
5
5#4@48”#4@48”#4@48”#4@48”
4#4@48”#4@48”#4@48”#4@48”
6
5#4@24”#4@48”#4@48”#4@48”
6#5@24”#4@48”#4@48”#4@48”
4#4@36”#4@36”#4@48”#4@48”
5#5@36”#4@36”#4@48”#4@48”
7
6#6@36”#5@36”#4@36”#4@48”
7#6@24”#6@36”#4@36”#4@48”
4#4@36”#4@36”#4@36”#4@36”
5#5@36”#4@36”#4@36”#4@36”
8
6#6@36”#5@36”#4@36”#4@36”
7#6@24”#6@36”#5@36”#4@36”
8 DR#6@24”#6@36”#4@36”
4 DR#5@36”#5@36”#5@36”
5 DR#5@36”#5@36”#5@36”
6 DR#5@36”#5@36”#5@36”
9
7 DR#6@36”#5@36”#5@36”
8 DR#7@36”#6@36”#5@36”
9 DRDRDRDR
4 DRDR#5@36”#5@36”
5 DRDR#5@36”#5@36”
6 DRDR#5@36”#5@36”
10
7 DRDR#6@36”#5@36”
8 DRDR#7@36”#6@36”
9 DRDRDRDR
10 DRDRDRDR
1
.
Concrete shall have a specified compressive strength of not less than 2,500 psi at 28 days.
2
.
“DR” means a design is required in accordance with ACI 318 or ACI 332.
3
.
Reinforcement bars shall have a minimum yield strength of 40,000 psi. (Grade 40)
4.
Vertical reinforcement shall be placed nearest the inside face of the wall a distance d from the outside face
(soil side) of the wall where d equals 4” for a 5.5” wall, 5.5” for a 7.5” wall, 7” for a 9.5” wall and 9” for a
11.5” wall. The reinforcement shall be placed within a tolerance of +/- ½ inch. In no instance shall concrete
cover for reinforcement be less than 1 inch from the inside face of the wall, nor less than 3 inches from the
outside face of the wall.
5.
Soil classes are in accordance with the United Soil Classification System. Refer to Table R405.1. Group IV
soils require a design prepared by a registered design professional.
6.
Unbalanced backfill height is the difference in height of the exterior and interior finish ground levels.
Where there is an interior concrete slab, the unbalanced backfill height shall be measured from the exterior
finish ground level to the top of the interior concrete slab.
7
. Concrete stem walls not exceeding 5 feet in height, supporting less than 4 feet of unbalanced backfill, are
exempt from the lateral bracing requirements of Section R404.1.
8
. Concrete stem walls exceeding 5 feet in height, or supporting more than 4 feet of unbalanced backfill, shall
comply with the lateral bracing requirements of Section R404.1. (All 10 foot high walls shall be braced in
accordance with Table R404.1(1) as shown for 9’ walls with 9’ of unbalanced backfill.)
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 22 Tel: (808) 323-4720
Figure 4:
Typical Prescriptive Braced Wall Panel
(per IRC Section R602.10.2, Method WSP)
4’-0” min.
2 – 2x Top plates.
Stagger joints 4’-0” min.
Nail 16d at 16” oc.
2x studs spaced 24” o.c. max. End nail stud
to top plate with 2-16d nails. Nail stud to sill
plate with 4-8d toenails or 2-16d end nail.
Wood structural panel sheathing
3/8
minimum ” thick for studs 16” oc.
7/16
And minimum ” thick for studs 24” oc.
Gypsum wallboard or other approved interior finish
material inside of wall
2x Blocking installed against sheathing and
nailed to studs with 16d nails at horizontal
panel edges (when sheathing is installed
10’-0”
horizontally. Nail sheathing at 6” o.c. at
Max.
panel edges and 12” o.c. in the panel
field with 6d for 3/8” and 8d for 7/16”
common or galvanized box nails.
2x sill plate nailed to joist or blocking
with 3-16d nails per 16”.
Approved floor system
2x Pressure-treated mud sill
½” dia. Anchor bolt with min. 7”
embedment spaced 4’-0” on center for
a two story building, 6’-0” on center for
a single story building. One bolt within
12” of each end of each piece of plate
material. 3”x3”x0.229” hot-dipped
galvanized plate washers are required.
Approved Foundation System,
Braced wall panels (BWP or ABP) must be located at each end of each braced wall line.
Or, IRC Section R602.10.1.4.1 allows the braced wall panel (BWP) to be located up to 8’ from the end of
the braced wall line, provided there is a hold down device at the end of the BWP nearest the end of the
braced wall line. Additional options may also be available, See IRC 602.10 for more information.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 23 Tel: (808) 323-4720
Figure 6:
Prescriptive Alternate Braced Wall Panel (ABW)
(per IRC Section R602.3.2)
2’-8” minimum up to 9’ high wall
2 – 2x Top plates. Stagger joints 4’-0” min.
2’10” for wall 9’ to 10’ high
Nail 16d at 16” oc
Double studs required each end
2x studs spaced 24” o.c. max. End nail stud
to top plate with 2-16d nails. Nail stud to sill
plate with 4-8d toenails or 2-16d end nails.
3/8
Wood structural panel sheathing minimum ”
thick on one side. Nail sheathing to blocking and
all panel edges at 6” o.c. with 8d common or
st
galvanized nails for one story or 4” o.c. for 1of 2
stories, and 12” o.c. at interior supports.
.
2x Blocking installed against sheathing and
nailed to studs with 16d nails.
.
10’-0” Max
Approved steel hold down device. Install
and fasten per manufacturer’s instructions.
1800# capacity required for one story,
3000# capacity required for first of two
stories.
2x sill plate nailed to joist or blocking
with 3-16d nails in every 16 inches of plate.
½” diameter anchor bolts with min. 7”
embedment and 3”x 3”x ¼” galvanized
square plate washers required. Two bolts
required between 6” and 12” of each end.
Approved floor system
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 24 Tel: (808) 323-4720
Figure 5:
Prescriptive Interior Braced Wall Panel
(per IRC Section R602.10.3, Method GB)
4’-0” min. for GWB on 2 sides
8’-0” min. for GWB on one side
ABW installed on foundation or on floor
system supported directly on foundation
.*Plywood shown cut away for clarity of detail
2 – 2x Top plates.
Stagger joints at least 4’-0” minimum.
Nail 16d at 16” oc.
2x studs spaced 24” o.c. max. End nail stud
to top plate with 2-16d nails. Nail stud to sol
plate with 4-8d toenails or 2-16d end nail
½” thick min. gypsum wall board fastened
to all framing with screws or nails at 7” on
center at all studs and blocking.
Sheathing is shown cut away for clarity.
10’-0” Max.
2x Blocking installed against sheathing
and nailed to studs with 16d nails. Nail
sheathing at 7 inches on center at all
panel edges and throughout the panel
field.
2x sole plate nailed to joist or blocking with
3-16d nails per 16”
Approved floor system. Double joist under
braced wall panel where joists run parallel
to BWP. Block between joists where
running perpendicular to BWP.
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 25 Tel: (808) 323-4720
Standard Construction Details Handrails and Guardrails IRC 311.5.8
Open Stair Guardrail Open Guardrail Solid Guardrail
Solid Stair GuardrailB
36” minimum guardrail height
B
for dwelling units, 42” minimum
for commercial and common
C
areas of multi-family residential.
Top of guardrail for
stairways, except at
landings, may have B
A height as required
Railing Opening Limits:
for handrails (34”-38”)
A
Stair landing or floor level
A – A 6” diameter sphere can’t
pass through.
B – A 4” diameter sphere
Guardrail required at
can’t pass through.
heights over 30”
C – A 4-3/8” diameter sphere
can’t pass through
(at sides of stair treads)
Grade or floor level
1-1/4” minimum – 2-1/4” maximum
Handrail extensions are required on commercial
and common areas of multi-family buildings. The
extension length shall be at least 12” horizontally
12”
beyond the top riser and shall continue
to slope for the depth of one tread
beyond the bottom riser.
Typical Handrail Shapes
B
A
34”-38”
Residential handrails
must return to the wall
or terminate in a
baluster or post at
each end
1-1/2” min. min. clearance
A
Handrail may project a
B
max. of 4-1/2” into
required width of stairs
Termination
Wall Clearance
Handrail Height and Extensions
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 26 Tel: (808) 323-4720
Emergency Egress/Rescue Opening
IRC Section R310.1
Bars, grates or grilles may be installed on egress
Windows if they are equipped with approved release
Fire Safety
mechanisms that is openable from the inside without use
Many fire deaths happen when people are asleep in their
of a key, special knowledge, or a force greater than that,
home. The Building & Fire Codes require that all
which is required for normal operation of the escape
sleeping rooms and basements have at least one
& rescue opening.
openable door or window to allow occupants to escape,
and rescue personnel wearing full gear to enter the
Window Wells
building for rescue and firefighting.
Emergency escape windows are not required to have an
escape route down to grade. However, any egress
Window Requirements
window below adjacent grade must have a window well.
Egress windows must open directly into a public street,
public alley, yard or exit court. The windows may exit to
Window wells must allow the window to be fully opened
an interior exit court, provided the exit court has a
and provide a minimum net clear opening of 9 square
passageway that provides exit to the public way. Egress
feet and a minimum dimension of 36”.
windows MUST:
Window wells with a vertical depth of more than 44”
Have a net clear openable area of 5.7 square feet
must be equipped with a permanent ladder that is usable
(Or 5.0 s.f. for windows within 44” of exterior grade.)
with the window in the fully open position. Ladder rungs
Have a net clear openable height dimension of 24”;
shall have an inside width of at least 12”, shall project at
Have a net clear openable width dimension of 20”;
least 3” from the wall, and shall be spaced not more than
Have a finished sill height no higher than 44” above
18” on center for the full height of the window well.
the floor; and
Be operable from the inside without special
knowledge, tools or effort.
Minimum Width/Height
Requirements (in.)
34 – ¼” Clear
(30” if a grade
Width 20 20.5 21 21.5 22
floor opening*)
Height 41 40 39.1 38.2 37.3
20” Clear
Minimum
Width 22.5 23 23.5 24 24.5
Height 36.5 35.7 34.9 34.2 33.5
Fixed Pane
Width 25 25.5 26 26.5 27
(Optional)
Height 32.8 32.2 31.6 31 30.4
Openable
Fixed
41” Clear
Area
(36” if a
Pane Width 27.5 28 28.5 29 29.5
grade floor
Height 29.8 29.3 28.8 28.3 28.7
(Optional)
opening*)
Openable Area
24” Clear
Width 30 30.5 31 31.5 32
5.7 sq. ft.*
Minimum
5.7 sq. ft.*
Height 27.4 26.9 26.5 26.1 25.7
Minimum
Minimum
Width 32.5 33 33.5 34 34.25
Height 25.3 24.9 24.5 24.1 24
Minimum clear area may be
Finished Sill Height
reduced to 5.0 square feet if the
44” Maximum
sill height is not more than 44”
above the exterior finish grade
(Grade floor opening)
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 27 Tel: (808) 323-4720
NOTES:
The County of Hawai‘i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107 74-5044 Ane Keohoklole Hwy
ā
Hilo, Hawai‘i 96720 Kailua-Kona, Hawai’i 96740
Tel: (808) 961-8331 Page 28 Tel: (808) 323-4720