HomeMy WebLinkAboutResidential Building Plan Review Guidelines 12.1.16County of Hawai'i
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
Appl ica tion Numbe r: _______ Ow ner: ___________ _
• Hawai'i 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.cyberreqs.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 Hawai'i 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.
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331
The County of Hawai'i is an Equal Opportunity Provider and Employer
Page 1
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
CONTENTS
1. ROOM IDENTIFICATION: HCC Sec 5-20
2. EGRESS WINDOWS:
IRC Section R310.1. HCC 5-71 310.3.4
3. SMOKE ALARMS:
IRC Section R313 & HCC 5-71 310.3.10.
4. SAFETY GLAZING:
IRC Section R308.4 & Table R308.3
5. NATURAL LIGHT & VENTILATION
HCC 5-71 Sec 310.3.5.
6. EXHAUST FANS: IRC Section M1507
7. CLOTHES DRYERS:
IRC Section M1502, & G2439.5
8. RANGE HOOD: IRC Section M1503,
M1901 & HCC Sec 5-71, 310.3.12
9. WATER CLOSET CLEARANCES:
HCC Sec 5-71, 310.3.5(d).
10. SHOWER AREAS: IRC P2708
11. CHIMNEYS & FIREPLACES:
IRC Chapter 10
12. FIREPLACE HEARTH EXTENSION: IRC
Section 1001.10
13. CLEARANCE TO COMBUSTIBLES:
IRC Section 1003.18, 1001.11
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 I DWELLING DOOR:
IRC Section R302.5.1
22. GARAGE/DWELLING SEPARATION
GARAGE FLOOR: IRC Section R309.2
23. SEPARATION BETWEEN DWELLING
UNITS: IRC Section R317
24. FIRE-RESISTANCE OF EXTERIOR
WALLS:
IRC Section R302.1 Table R302.1.
25. FLOOR AREA: IRC Section R304 &
HCC 5-71 Sec 310.3.7 & 310.3.8
26. MINIMUM CEILING HEIGHTS: HCC
Sect 5-71, 310.3.7 & 310.3.8
27. ATTIC ACCESS: IRC Section R807.1
28. DOORS & EXITS: IRC Section R311.2
29. LANDINGS: IRC Section R311.3
30. GUARDS: IRC Section R312 & R613.2
31. HANDRAILS: IRC Section R311.7.7,
311.8.3
32. STAIRWAYS: IRC Section R311.7
33. STAIR RISE & RUN:
IRC Section 311.7.4
34. STAIRWAY ILLUMINATION
R311.7.8,R303.6.1
35. USABLE SPACE UNDER STAIRS:
IRC Section R302.7
36. WINDING STAIRWAYS: IBC 1009.3.1
37. SPIRAL STAIRWAYS: IRC Section
311.7.9.1
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 2
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
STRUCTURAL
1.MIN. CONCRETE FOOTING SIZE: IRC
Section R403.1. R403.1.3
2.MIN. CONCRETE FOOTING
REINFORCEMENT: IRC Section 403.1.3
3.MIN. CONCRETE FOUNDATION WALL
SIZE: IRC Section 404.1.4.2
4.MIN CONCRETE FOUNDATION
REINFORCE-MENT: IRC Section R404
5.MINIMUM FOOTING DEPTH: IRC
Section R403.1 .4
6.SLAB ON GRADE FLOOR: IRC
R403.1.3.2 IRC R309.1
7.FOUNDATION ANCHORAGE: IRC
Section R403.1.6 & R602.11.1
8.DAMP-PROOF FOUNDATION WALLS:
IRC Section R406
9.PIER PADS & COLUMNS: IRC Section
R407.3
10.FOOTING/PIER SETBACK FROM
SLOPE: IRC Section R403.1.7
11.CHIMNEY FOUNDATION: IRC Section
R1001.2 and R1003
12.FOUNDATION VENTILATION:IRC Section
R408.2
13.PROTECTION AGAINST DECAY: IRC
Section R317.1, R317.3.1
14.POSTS. POLES AND COLUMNS:
IRC Section R317.1.2, R317.1.4
15.GIRDERS ENTERING MASONRY OR
CONCRETE WALL: IRC Section
R317.1(4)
16.POST-BEAM
CONNECTIONS/FASTENING: IRC
R301, R407.3, R502.9
17.SPECIFY WOOD SPECIES &
GRADES: IRC Sections R502.1, R602.1
18.FLOOR FRAMING: IRC Sections
R502.3, R502.6, R502.6.1, R502.7
19.BEARING PARTITIONS: IRC Section
502.4
20.UNDER-FLOOR CLEARANCE: HCC 5-
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
71 (30)
UNDER-FLOOR ACCESS: IRC
Section 408.4
WALL FRAMING: IRC Sections
602.3.1, 602.3.2, 602.3.3, 602.3.4,
602.6 & 602.9
WALL BRACING: IRC Section 602.10
OPENINGS IN EXTERIOR & INTERIOR
WALLS (HEADERS): IRC Section
R602.7
FIRE-BLOCKS & DRAFT-STOPS: IRC
Sections R602.8, R502.12
SIDING TYPE IRC Section R703.3,
R703.4, R703.5, R703.8, R703.9,
R703.10, Table R703.4
WEATHER RESISTIVE BARRIER:
IRC Sections R701.2, R703.2,
R703.4 R703.8, R703.9.1
ANCHORED STONE AND MASONRY
VENEER: IRC Section R301.2.2.3.2
SIDING/EARTH SEPARATION: IRC
Section R317
DECKS & EXTERIOR STAIRS: IRC
Section R317, R502.2.2
WOOD TRUSSES: IRC Section
R502.11, R802.10
RAFTERS: IRC Section R802.3,
R802.8
RAFTER OPENINGS: IRC Section
R802.9
CEILING JOISTS: IRC Sections
R802.4, R802.8, and R802.8.1
ROOF SHEATHIN G: IRC Section
R803
ROOF DRAINAGE & COVERING
IRC Section R801.3, R903, R904,
R905
ATTIC VENTILATION: IRC Section
R806
CHIMNEY HEIGHT: IRC R1003.9,
R1003.2
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 3
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
1.
2.
GENERAL
PREMISES IDENTIFICATION: IRC
Section R319.1
APPROVED PLANS: HCC Section 5-19
Floor live load (Table R301.5) __ psf
Roof live load (Table R301. 6) ___ psf
Effective wind speed mph
Wind exposure category (R301.2.1.4)
B. C.O
High wind design criteria applicable
(R301. 2. 1. 1)
Seismic design category (SOC) Figure
R301.2(2) (01,02.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 FASTENIN G:
IRC 702.3.6 & Table R702.3.5
7.NUMBER OF BUILDING STORIES: IRC
Sections R202
8. HEIGHT OF BUILDING I 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
1.
SWIMMING POOL S,
SPAS AND HOT TUBS
Barrier Requirements: Appendix G
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 4
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
PERMITS
Refer to the Residential Building Permit Guidelines or
Section 5-19 of the Hawai'i County Code. Contact a
Building Division office to answer any questions 96 1-8331
(Hilo) or 323-4720 (Kona).
1.
FLOOR PLAN
ROOM IDENTIFICATION: HCC Sec 5-20
Each room and its intended use must be clearly
shown, labeled, and dimensioned by the applicant on
the plans for plan review purposes.
A. Dwellings must indicate provisions for living,
sleeping I bedroom, eating I dining, cooking I
kitchen and sanitation I bathroom. (R202
Definitions)
Efficiency Dwelling Units are defined in HCC
Sec. 310.3.8.
B. Accessory Spaces such as decks, lanai,
carport/garage should be labeled and areas
summarized separately from living spaces.
C. Bathrooms must contain a water closet,
lavatory and either a bathtub or shower.
D. Detached portions should be labeled by use
(bathroom, bedroom, etc.). Note that access to
a bathroom or water closet is not allowed by
going through another sleeping room when
more than one sleeping room is provided.
Similarly, a bedroom cannot be accessed by
only going through a bathroom or water closet
compartment.
E. An office established in a dwelling for other
than personal use may be restricted by the
Zoning Code. Please consult the Planning
Department when establishing an office in a
residence.
2.EGRESS WINDOWS: IRC Section R31 0.1 . HCC 5-71
31 0.3.4 Basements, habitable attics, and every sleeping
room shall have at least one operable emergency escape
and rescue opening. (Habitable attic is an attic area with
an occupiable floor area of 70 square feet and ceiling
height of at least 7 feet over minimum area of 35 square
feet.) Windows shall have a minimum net clear open able
area of 5.7 square feet. Exceptions: Glass jalousie
blade windows may be used for emergency escape or
rescue. The minimum clear opening height shall be 24",
and the minimum clear opening width shall be 2 0".
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
room without the use of keys, tools, or special
knowledge. Window wells shall be provided when
egress windows have a finished sill height below the
adjacent ground elevation. The well shall allow the
window to be fully opened and provide a minimum
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
Page 25, Emergency Egress/Rescue Opening, for
additional information.
3.SMOKE ALARMS: IRC Section R31 3 &
HCC 5-71 31 0.3.10. A smoke alarm listed in
accordance with UL21 7 shall be installed in each
sleeping room, including each bedroom, bonus
room, habitable attic or loft, and other habitable
rooms that could potentially be sleeping rooms
that contain an intervening door that can be
closed to separate the room from areas
otherwise provided with smoke alarms, as well as
outside each separate sleeping area in the
immediate vicinity of the bedrooms, and each
additional story of the dwelling including basements
(but excluding crawl spaces and uninhabitable
attics .) In dwelling units with split levels and without
an intervening door between the adjacent levels, a
smoke alarm installed on the upper level shall
suffice for the adjacent lower level provided that the
lower level is less than one full story below the
upper level. When more than one smoke alarm is
required to be installed within an individual dwelling
unit, the alarm devices shall be interconnected in
such a manner that the actuation of one alarm will
activate all of the alarms in the individual unit.
Alterations, repairs and additions shall be
equipped with smoke alarms located as required
for new dwellings, except work performed only
on the outside, or plumbing or mechanical work
only. Interconnection and hardwiring is not
required in existing buildings if the alterations
do not result in the removal of wall or ceiling
finishes unless there is a basement, attic, or
crawl space which could provide access for
hardwiring and interconnection without
removing the interior finish.
Note: Habitable rooms such as dens, libraries and
home offices that are provided with built in features that
establish the specific use of the room as something other
than for sleeping, and do not contain clothes closets,
need not be considered a sleeping room.
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 5
74-5044 Ane Keohok:ilole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
4.SAFETY GLAZING: IRC Section R308.4 & Table
R308 .3 All glass located in an area considered
hazardous must be safety glazed:
1. Glazing in swinging doors except jalousies.
2. Glazing in fixed and sliding panels of sliding door
assemblies and panels in sliding and bifold closet
door assemblies.
3. Glazing in storm doors.
4. Glazing in all unframed swinging doors.
5. Glazing in doors and enclosures for hot tubs,
whirlpools, saunas, steam rooms, bathtubs and
showers. Glazing in any part of a building wall
enclosing these compartments where the bottom
exposed edge of the glazing is less than 60 inches
(1 524 mm) measured vertically above any
standing or walking surface.
6. Glazing, in an individual fixed or operable panel
adjacent to a door where the nearest vertical edge
is within a 24-inch (6 10 mm) arc of the door in a
closed position and whose bottom edge is less
than 60 inches (1 524 mm) above the floor or
walking surface.
7. Glazing in an individual fixed or operable panel,
other than those locations described in Items 5
and 6 above, that meets all of the following
conditions:
7 .1 . Exposed area of an individual pane larger than 9
square feet (0.836 m2).
7.2. Bottom edge less than 18 inches (457 mm) above
the floor.
7.3. Top edge more than 36 inches (91 4 mm) above
the floor.
7.4. One or more walking surfaces within 36 inches
(91 4 mm) horizontally of the glazing.
8. All glazing in railings regardless of an area or
height above a walking surface. Included are
structural baluster panels and nonstructural infill
panels.
9. Glazing in walls and fences enclosing indoor and
outdoor swimming pools, hot tubs and spas where
the bottom edge of the glazing is less than 60
inches (1 524 mm) above a walking surface and
within 60 inches (1 524 mm) horizontally of the
water's edge. This shall apply to single glazing and
all panes in multiple glazing.
10. Glazing adjacent to stairways, landings and ramps
within 36 inches (91 4 mm) horizontally of a
walking surface when the exposed surface of the
glass is less than 60 inches (1 524 mm) above the
plane of the adjacent walking surface.
11. Glazing adjacent to stairways within 60 inches
(1 524 mm) horizontally of the bottom tread of a
stairway in any direction when the exposed
surface of the glass is less than 60 inches
(1 524 mm) above the nose of the tread.
Exceptions: Guardrail or handrail complies with
R312 and the glass is more than 18" from the
railing, or a solid wall or panel extends 34" to
36" above walking surface and top of wall can
withstand same forces as a guard.
5. NATURAL LIGHT & VENTILATION HCC 5-
71 Sec 31 0.3.5. All habitable rooms shall be
provided with aggregate-glazing area of not
less than ten percent (1 0%) of the floor area of
such rooms, except for rooms which have
artificial light capable of average illumination of
6 foot-candles at a height of 30" above floor
level. An adjoining room may be considered
under certain conditions of R303 .2. Ventilation
shall be provided by openings of not less than
five percent (5%) (5 sq. ft. min.) f the floor area
or whole house ventilation systems designed
and installed as specified in Sections M1 507 or
310.3.S(c). Bathrooms, water closet
compartments, laundry rooms and similar rooms
shall be provided with natural ventilation by
means of openable exterior openings not less
than 1-1/2 square feet. See Items 90-97.
6. EXHAUST FANS: IRC Section M1 507, Source
specific exhaust ventilation is required in each
kitchen, bathroom, water closet, laundry room,
indoor swimming pool, spa, and other rooms where
water vapor or cooking odor is produced. Exhaust
fans providing source specific ventilation shall have
a minimum fan flow rating not less than 50 cfm at
0.25 inches water gauge for bathrooms, laundries,
or similar rooms and 100 cfm at 0.25 inches water
gauge for kitchens. The air removed by every
mechanical exhaust system shall be discharged
outdoors. Air shall not be exhausted into an attic,
soffit, ridge vent, or crawl space.
7.CLOTHES DRYERS: IRC Sections M1 502,
439.3 & G2 439.5. Clothes dryer exhaust
ducts shall terminate outside the building at least
3 feet away from any openings and be equipped
with a backdraft damper. Exhaust ducts shall
be constructed of minimum 0.01 6-inch-thick
rigid metal ducts, having smooth interior surfaces
with joints running in the direction of air flow. Ducts
shall not be connected with sheet metal screws or
other fasteners which could obstruct the flow.
Exhaust ducts shall be supported at 4'
intervals and secured in place. Approved (UL
2158A) transition duct of not more than 8' in
length may be used within a dwelling, provided
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 6
74-5044 Ane Keohok:ilole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
they are not concealed within construction. Duct
length shall not exceed a total combined vertical and
horizontal length of 25' from the connection of the
transition duct from the dryer to the outlet
terminal. The maximum length of the duct shall be
reduced in accordance with 1502.6 or the
manufacturer's instructions may prevail if the
instructions are provided to the inspector at the
time of the framing inspection. No screens shall be
installed at the duct termination. Where the duct is
concealed within the building construction, the
equivalent length of the exhaust duct shall be
identified on a permanent label or tag located
within 6' of the exhaust duct connection.
M1502.6 Dryer Exhaust Duct Fitting
Equivalent Per ASHRAE
Exhaust Duct Fitting Type Equivalent Length
4" radius mitered 45° elbow 2' 6"
4" radius mitered 90° elbow 5'
6" radius smooth 45° elbow 1'
6" radius smooth 90° elbow 1' 9"
8" radius smooth 45° elbow 1'
8" radius smooth 90° elbow 1' 7"
1 O" radius smooth 45° elbow 9'
1 O" radius smooth 90° elbow 1' 6"
8. RANGE HOOD: IRC Section M1 503, M1 90 1 &
HCC Sec 5-71 , 310.3.12. The vertical distance
between the cooking top of a domestic range and
unprotected combustible material shall be 30" or
more. Reduced clearances may be permitted in
accordance with the listing and labeling of the range
hoods or appliances. Commercial cooking equipment
shall not be installed within dwelling units; cooking
appliances shall be listed and labeled as household
type appliances for domestic use.
9. WATER CLOSET CLEARANCES: HCC Sec 5-
71 , 310.3.5(d). Water closets shall be located in a
clear space not less than 30" in width, and not
closer than 15" from the center of the fixture to a
wall or other side barrier such as a tub. The clear
space in front of the water closet shall be at least
24". The ceiling height at the front of the water closet
shall be at least 6'8" high, and the ceiling height
above the fixture shall be such that the fixture is
capable of being used for its intended purpose.
When a dwelling contains two or more bedrooms,
access to or from a common bathroom (or water
closet compartment), shall be arranged such that it is
not necessary to travel thru another bedroom to a
bathroom nor access to bedrooms thru a bathroom
(or water closet compartment).
10. SHOWER AREAS: IRC P2708.
Showers shall have a minimum dimension of 32"x
32" minimum clearance and 24" in front of the
opening, and at least 6'-8" clearance above the
shower floor or tub. A non-absorbent wall finish
shall be provided to a height of not less than 6
feet above the shower floor.
11. CHIMNEYS & FIREPLACES: IRC Chapter
10. Factory-built chimneys and fireplaces shall be
tested in accordance with UL 127, listed and
labeled, and shall be installed and terminated in
accordance with the manufacturer's installation
instructions. Masonry or concrete fireplaces shall
be constructed in accordance with IRC Chapter
10.
12. FIREPLACE HEARTH EXTENSION: IRC
Section 1001 .10. An approved noncombustible
hearth must extend at least 16" from the front of,
and at least 8" beyond each side of the fireplace
opening. Where the fireplace opening is 6 square
feet or larger, the hearth extension shall extend at
least 20" in front of, and at least 12" beyond each
side of the fireplace opening.
13. CLEARANCE TO COMBUSTIBLES:
14.
15.
16.
IRC Section 1003.18, 1001 .1 1. When masonry
chimneys are built within a structure, a 2"
clearance to combustible material is required.
When a chimney is placed on the exterior of the
structure, a 1" clearance is allowed. Combustible
material shall not be placed within 6" of fireplace
opening. No combustible material placed within
12" of the fireplace opening (such as mantles or
decorative fireplace surrounds) shall project
more than 1 /8" of each 1" clearance from the
opening. See IRC Chapter 1 O for additional
requirements.
COMBUSTION AIR: IRC Section M1 701 .1 .
Solid-fuel-burning appliances shall be provided
with combustion air in accordance with the
appliance manufacturer's installation
instructions. Oil-fired appliances shall be
provided with combustion air in accordance with
NFPA 31 . The requirements for combustion
and dilution air for gas-fired appliances shall be
in accordance with Chapter 24. Fireplaces shall
comply with Section 1001 .
APPLIANCE LOCATIONS: IRC Section
G2406 .2. Fuel burning appliances shall not be
installed in a sleeping room, bathroom, toilet
room, or closet. Exception: direct vent
appliances (see /RC Section G2406.2 for
additional exceptions).
PROTECTION OF APPLIANCES: IRC Section
M1 307 .3. Appliances located in a garage or
carport or any other location subject to vehicle
damage shall be protected by approved barriers.
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 7
74-5044 Ane Keohok:ilole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
17.
18.
19.
Appliances having an ignition source shall be
elevated so that the source of ignition is at least 18"
above the floor in garages and in any room that
opens to the garage. Appliances designed to be
fixed in position shall be fastened or anchored in an
approved method.
WATER HEATER: IRC Section M1 307.2. Water
heaters shall be anchored or strapped to resist
horizontal displacement due to earthquake motion.
Strapping shall be at points within the upper one
third and lower one-third of the appliance and shall
be at least 4" away from the controls. Where water
heaters are installed in locations where leakage of
the tank or connections can cause damage, a
watertight pan of corrosion-resistant materials shall
be installed beneath the water heater with a
minimum %" diameter drain to an approved
location. Temperature and pressure relief valves
shall be drained to outside, except that replacement
water heaters shall only be required to provide
a drain pointing downward from the relief valve to
extend between 2' and 6" from the floor with no
additional floor drain. Drain may not be trapped
and must terminate no more than 2' or less than 6"
from the ground and shall not be threaded. . All
electric hot water heaters shall be placed on an R-
10 pad when located in an unheated space or on a
concrete floor. A thermal expansion (compression)
tank shall be installed on water heater tanks.
L.P.G. (PROPANE\ APPLIANCE S:IRC Appendix A
prohibits appliances from being installed in a
hazardous location, which is any location considered
to be a fire hazard for flammable vapors, dust,
combustible fibers or other highly combustible
substances. L.P.G. (heavier than air) containers
shall not be installed in a basement, cellar, pit,
under-floor space, below grade or similar location
where heavier-than-air gas might collect. L.P.G.
tanks shall be installed in accordance with NFPA 58
and Chapter 38 of the 2006 International Fire Code.
L.P.G. standard shall be NFPA 58.
Typic al LPG Tank Setbacks
L.P.G. Tank Size (ga 1ngs
< 125
125 to 500
500 to 2000 25 feet
*Minimum 5 feet to property lines; building openings; sources of
ignition; ventilation air intakes; openings into direct-vent
appliances.
MANUFACTURER'S SPECS: IRC M1 307.1. The
manufacturer's operating and installation instructions
shall remain attached to the appliance until final
20.
21 .
22.
23.
inspection.
BACKFLOW PREVENTORS: UPC Section
603 .4.7.Potable water outlets with hose
attachments other than water heater drains and
clothes washer connections shall be protected by
a listed non-removable hose bibb type backflow
preventer, or atmospheric vacuum breaker. All
cross connections between potable water sources
and other systems, such as landscape irrigation
systems, hydronic-radiant heating systems,
swimming pools, etc. shall be equipped with
backflow preventers in accordance with UPC
Section 603.
GARAGE I DWELLING DOOR: IRC Section
R302.5.1 . Openings from a private garage
directly into a room used for sleeping purposes
shall not be permitted. Other openings between
the garage and residence shall be equipped
with solid wood doors not less that 1-3/8 inches
in thickness, solid or honeycomb core steel doors
not less than 1-3/8 inches thick, or 20-minute fire
rated doors.
GARAGE/DWELLING SEPARATION GARAGE
FLOOR: IRC Section R309.2 The garage shall
be separated from the residence and its attic area
by not less than Yi" gypsum board applied to
the garage side, including garages located
less than 3' from a dwelling unit on the same lot.
Garages beneath habitable rooms shall be
separated from all habitable rooms above by not
less than 5/8" Type X gypsum board. Structural
members supporting the horizontal separation
shall be protected by minimum Yi" gypsum board
(this includes all bearing walls, posts, columns,
etc.). Ducts in the garage and ducts penetrating
the walls or ceilings separating the dwelling from
the garage shall be constructed of a minimum
No.26 gage sheet steel or other approved
material and shall have no openings in the
garage. Openings around vents, pipes, ducts,
cables, and wires shall be fireblocked with an
approved material to resist the passage of
flame and products of combustion. The garage
floor shall be of concrete or other approved
noncombustible material, and shall be
sloped to facilitate the movement of liquids to
a drain or toward the main vehicle entry
doorway. A carport (open on at least 2 sides) may
have a floor surface of asphalt.
SEPARATION BETWEEN DWELLING UNITS:
IRC Section R31 7 Walls and floors separating
dwelling units in two-family dwellings shall not be
less than 1-hr fire-resistance construction when
tested in accordance with ASTM E 119 or UL
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101 Pauahi Street, Suite 107
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24.
25.
26.
27.
263. Fire-resistant-rated floor-ceiling and wall
assemblies shall extend to and be tight against the
exterior walls, and wall assemblies shall extend from
the foundation to the underside of the roof sheathing.
Wall assemblies need not extend through attic
spaces when the ceiling is protected by 5/8" Type X
gypsum board, an attic draft stop is provided above
and along the wall assembly, and the structural
frame supporting the ceiling is protected by not less
than Yi" gypsum board. Townhouses shall be
separated by either a 1-hour fire-resistance-rated
wall assembly at each townhouse, or a common 2-
hour fire-resistance-rated wall assembly between
townhouses, with no plumbing, ducts, or vents in
the cavity, tested in accordance with E1 19 or UL
263. See R302 for details of fire-resistant-rated
construction.
FIRE-RESISTANCE OF EXTERIOR WALLS:
IRC Section R302.1 Table R302.1 . 1-hr fire-
resistive construction is required within 5 feet of
property lines. Openings are not permitted at
less than 3' and are limited between 3' and 5'.
Projections are allowed to be protected with 1-
hour fire-resistance rated construction on the
underside when the projection is between 2' and
5' from the property line. Unprotected, detached
garages shall be at least 3 feet away from other
residential or accessory buildings.
FLOOR AREA: IRC Section R304 & HCC 5071 ,
310.3.7 & 310.3.8. Dwelling units shall have at least
one habitable room with not less than 120 square
feet of floor area. Other habitable rooms except
kitchens shall have an area of not less than 70
square feet with a minimum dimension of 7' in one
direction.
MINIMUM CEILING HEIGHTS: HCC Sect 5-71 ,
310.3.7 & 310.3.8. Habitable spaces shall have a
ceiling height of not less than 7 feet 6 inches.
Beams and girders spaced not less than 4 feet on
center may project not more than 6 inches below the
required ceiling height. Ceilings in Kitchens, halls,
bathrooms, toilet compartments, and basements
without habitable spaces may have a ceiling height
of 7'-0" with beams projecting to within 6'-6" of the
finished floor. Bathrooms shall have minimum
ceiling height of 7'-0" at the front clearance areas of
fixtures. If any room in a building has a sloping
ceiling, the prescribed ceiling height for the room is
required in only on half of the area thereof. No
portion of the room measuring less than 5 feet from
the finished floor to the finished ceiling shall be
included in any computation of the minimum area
thereof.
ATTIC ACCESS: IRC Section R807.1.
28.
29.
30.
Attics which exceed 30 square feet and have
a vertical height of 30" or more as measured
from the top of the ceiling framing member to
the underside of the roof framing members
must be provided with an access opening of
not less than 22" x 30" and located in a
hallway, corridor, or readily accessible location.
When the access is located in the ceiling,
minimum unobstructed headroom in the attic
space shall be 30" at some point above the
access measured vertically from the bottom
of the ceiling framing members. Attics
containing appliances shall be provided with
an opening and a clear and unobstructed
passageway large enough to allow removal of
the largest appliance and with an opening
with a minimum dimension of 20" by 30" and
maximum passageway of 20' long measured
from the opening to the appliance. See
M1305.1.3 for additional details.
DOORS & EXITS: IRC Section R31 1.2. At
least one egress door shall be provided in
each dwelling unit. The egress door shall be a
minimum clear width of 32" when measured
between the face of the door and the stop
(usually a 36" door) and clear height of 78", and
that can be opened without the use of a key, tool
or special knowledge.
LANDINGS: IRC Section R31 1.3. There shall
be a floor or landing on each side of exterior
doors with dimensions of at least 36" measured in
the direction of travel, and at least the width of the
door served. The floor or landing shall be not
more than 1.5" lower than the threshold of the
doorway, except doors may have the landing up
to 7 %" below the level of the threshold provided
the door does not swing over the landing (except
that screen and storm doors may); OR, a landing
is not required if the door is not the main exit and
there are two or fewer risers. An interior door
may open at the top of a flight of stairs provided
the door does not swing over the top step.
Exterior balconies may have a landing less than
36" when the balcony is less than 60 s.f. and only
accessible from a door. Exterior landings may
have a slope not to exceed 2% (1 " in 48"). There
shall be a floor or landing at the top and bottom of
each stairway, except that a floor or landing is not
required at the top of an interior flight of stairs if
a door does not swing out over the stairs. The
width of the landing shall be the same width as
the stairs and 36" long.
GUARDS: IRC Section R3 12 & R6 13.2.
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Porches, balconies or raised floor surfaces located
more than 30" above the floor or grade below shall
have guards not less than 36" in height, including
areas enclosed with insect screening, except where
guards are required at the open side of stairs, the
height may be reduced to 34" above the stair nosing.
Guardrails shall be designed such that a sphere 4" in
diameter cannot pass through, except the triangular
opening between a riser, tread and the bottom rail
of the guard may be of such size that a sphere 6"
cannot pass through.
31 . HANDRAILS: IRC Section R31 1 .7.7 & 31 1 .8.3.
All stairways with 4 or more risers and ramps with
exceeding a slope of 1:12 (8.33%) shall have at least
one handrail. Such handrails shall be placed not
less than 34" or more than 38" above the nosing of
the treads. Handrails for stairways shall be
continuous for the full length of the flight from a
point directly above the top riser to a point directly
above the lowest riser of the flight or the full length
of a ramp. The handgrip portion of the handrail shall
not be less than 1-1 /4" or more than 2-1 /4"
(maximum 2" if circular) in cross-sectional
dimension, and shall be of a "graspable" shape. (see
Page 27 for handrails) There shall be a space of not
less than 1-1/2" between the wall and the handrail;
however, the handrail shall not project more than 4-
1 /2" into the required stair width. Handrail ends shall
be returned or shall terminate in a newel post or
safety terminals.
32. STAIRWAYS: IRC Section R31 1.7. Private
dwelling stairways shall not be less than 36" in width
and shall have a headroom clearance of not less
than 6 feet 8 inches measured vertically from the
sloped plane adjoining the tread nosing, or landing
surfaces. (See Item 39 for spiral stairways .)
33. STAIR RISE & RUN: IRC Section
31 1 .7.4.
Maximum riser height shall be 7-% 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 9/1 6 inch. A nosing
not less than % inch but not more than 1-% 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.
34. STAIRWAY ILLUMINATION R31 1 .7.8, R303.6.1 .
All interior and exterior stairways shall be provided
with a means to illuminate the stairs, including the
landings and treads. Interior stairways shall be
provided with a light located in the immediate
vicinity of each landing of the stairway that
provides at least 1 foot candle of illumination
measured at the center of treads and landings. A
wall switch shall be provided at each floor level
where the stairway has six or more risers. Exterior
stairways shall be provided with an artificial light
source located in the immediate vicinity of the top
landing of the stairway. Exterior stairways
providing access to a basement from the outside
grade level shall be provided with an artificial light
source located in the immediate vicinity of the
bottom landing of the stairway. The illumination of
exterior stairways shall be controlled from inside
the dwelling unit.
35. USABLE SPACE UNDER STAIRS: IRC
Section R302.7. The walls and soffits of enclosed
usable space under stairs shall be protected
on the enclosed side by not less than 1 layer of
Yi" gypsum board.
36. WINDING STAIRWAYS: IBC 1009.3.1 Winding
stairways shall have minimum tread depth of 6"
and a minimum tread depth of 1 O" measured
between the vertical planes of the foremost
projection of adjacent treads at the intersections
with the walk line.
37. SPIRALSTAIRWAYS: IRC Section 31 1 .7.9.1 .
Spiral stairs must provide a clear walking area
measuring at least 26" from the outer edge of the
supporting column to the inner edge of the
handrail. The tread run must be at least 7 Yi" at
the point 12" from where the tread is the
narrowest. The rise must be sufficient to provide
6'-6" headroom, and each riser shall not exceed
9 Yi inches.
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101 Pauahi Street, Suite 107
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STRUCTURAL
1. MIN. CONCRETE FOOTING SIZE: IRC Section
R403.1 , R403.1 .3.
• Supporting 1 floor: minimum 6" by 12".
• Supporting 2 floors: minimum 6" x 15".
• Supporting 3 floors: minimum 8" x 23".
All exterior walls shall be supported on continuous
footings or other approved structural systems of
sufficient design to accommodate all loads and to
transmit the resulting loads to the supporting soil within
the limitations determined from the characteristics of
the soil. Footings shall be supported on undisturbed
natural soil or engineered fill. As a minimum standard,
see Prescriptive Foundation Requirements, on Page
17.
2. MIN. CONCRETE FOOTING REINFORCEMENT:
IRC Section 403.1 .3. At least two #4 bars are
required for all continuous concrete footings. As a
minimum standard, see Prescriptive Foundation
Requirements on Page 17. (Vertical bars shall be
tied in place at the time of the footing inspection.
Wet setting of vertical bars will not be approved.)
3. MIN. CONCRETE FOUNDATION WALL SIZE:
IRC Section 404.1 .2, Walls that exceed 8 feet in height
or have more than 4 feet of unbalanced fill and no
permanent lateral support at the top of the wall,
must be designed, signed and sealed by a Licensed
State of Hawai'i Design Professional.
4. MIN CONCRETE FOUNDATION REINFORCE
MENT: IRC Section R404 . Steel reinforcement
shall have minimum yield strength of 60,000 psi
(Grade 60). As a minimum standard, see Prescriptive
Foundation Requirements on Page 19.
5. MINIMUM FOOTING DEPTH: IRC Section
R403.1 .4. All exterior footings shall be placed at least
12"below the undisturbed ground. Interior footings
supporting bearing or bracing walls and cast
monolithically with a slab on grade shall extend to a
depth of not less than 12" below the top of slab.
6. SLAB ON GRADE FLOOR: IRC R403.1 .3.2
IRC R309.3. Foundations must extend at least 6"
above finish grade. Monolithic foundations shall
have footings at least 12" wide, be at least 12" below
grade, extend at least 6" above finish grade, and shall
have at least two #4 bars at the bottom of the
footing and one #4 bar located within 7 inches of
the top of the slab. See Page 19, Foundation
Requirements, for additional information. Garage
or carport floor surfaces shall be sloped to a drain
or toward the main vehicle entry doorway.
7. FOUNDATION ANCHORAGE: IRC Section
R403.1 .6 & R602 .11. Anchor bolts shall be not
less than Yi" diameter, embedded at least 7'', and
spaced no more than 6' apart. (4' if over 2
stories). There shall be a minimum of 2 bolts per
piece (sill plate), with a bolt located within 12" of
each end of each piece. 3" x 3" x 0.229" thick hot
dipped galvanized plate washers, and nuts shall
be tightened on each bolt to the plate. If
foundation anchor straps are used instead of
anchor bolts, they shall be spaced no more than
4' apart (3' if over 2 stories).
8. DAMP-PROOF FOUNDATION WALLS: IRC
Section R406 Exterior foundation walls that retain
earth and enclose habitable or usable spaces
located below grade shall be damp-proofed in
accordance with IRC R406.1 or waterproofed in
accordance with IRC 406.2, from the top of the
footing to the finished grade by approved methods
and materials. All joints in membrane waterproofing
shall be lapped and sealed with an adhesive
compatible with the membrane.
9. PIER PADS & COLUMNS: IRC Section
R407 .3. Concrete pier footings shall have a depth to
width ratio not to exceed 2:1 , or, shall have #4 bars
located each direction spaced not more than 12" on
center. (Rebar must be in place upon inspection.)
Positive connections shall be provided to prevent
lateral displacement at both the top and bottom of
columns.
10. FOOTING/PIER SETBACK FROM SLOPE: IRC
Section R403.1. 7 The placement of buildings and
structures on or adjacent to slopes steeper than 1
unit vertical in 3 units horizontal (3 3.3%) slope shall
conform to Sections R403.1 . 7 .1 through R403.1 . 7.4.
(See also IRC Figure R403.1.7.1) Footings must be
embedded in material sufficient to provide vertical
and lateral support for the footing without detrimental
settlement.
11. CHIMNEY FOUNDATION: IRC Section R1 001.2
and R1 003 Masonry chimneys shall be supported on
foundations of solid masonry or concrete at least 12
inches thick, at least 6 inches beyond each side of
the exterior dimensions of the chimney, be at least
12" below grade, and on natural undisturbed earth or
engineered fill. Reinforcement shall conform to the
requirements set forth in Table R1 003.2 and IRC
Figure R1 001 .1.
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12.
13.
14.
FOUNDATION VENTILATION: IRC Section
R408 .2. Minimum net area of ventilation openings
shall not be less than 1 square foot for each 300
square feet of under-floor space area. One such
ventilating opening shall be within 3 feet of each
corner of the building except one side of the building
is permitted to have no ventilation openings.
Ventilation openings shall be covered for their
height and width with materials identified in IRC
R408 .2 such that the openings are not larger than %
inch.
PROTECTION AGAINST DECAY: IRC Section 402
& HCC 5-71 (28) Amending the 2006 IBC Section
2303.1.8 & (30) Amending the 2006 IBC Section
2304.1 1 Where required by this section,
protection from decay and termites shall be
provided by the use of naturally durable or
preservative-treated wood. Where structural lumber
of wood frame buildings or structures are supported
directly on the ground by a concrete slab, or
concrete and/or masonry foundation Formosan
subterranean termite protection shall be provided by
either chemically treating the soil beneath and
adjacent to the building or structure by a Hawai'i
licensed pest control operator, or stainless steel
termite barrier, or other termite protection measures
approved by the Building Official. All soil treatment,
stainless steel termite barrier, and termite protection
measures shall be installed according to
manufacturer's recommendations for control of
Formosan subterranean termites. Wood supporting
permanent buildings and structures, which is in
direct soil contact or is embedded in concrete or
masonry in direct contact with earth shall be treated
to the appropriate commodity specification of AWPA
Standard U1 .
Wood in direct soil contact but not supporting any
permanent buildings or structures shall be treated to
the appropriate commodity specification of AWPA
Standard U1 for ground contact. (Note: All fasteners
used in pressure treated lumber [sills, joists to sill,
rim joist to sill, etc.] shall be hot dipped galvanized,
stainless steel, silicon bronze or copper .)
POSTS. POLES AND COLUMNS: IRC
Section R31 9.1.2, R31 7.1 .4. Columns and posts
supporting permanent structures that are
embedded in concrete or in direct contact with the
ground or embedded in concrete exposed to the
weather shall be approved pressure treated wood
suitable for ground contact use. Posts or columns
which are exposed to weather, or are located in
basements or cellars, shall be supported by piers
or metal pedestals projecting 1 inch above the floor
15.
16.
17.
18.
(and 6" above exposed earth) and shall be
separated by an approved impervious moisture
barrier, or must be of pressure treated
wood, or wood of natural resistance to decay.
Posts or columns in enclosed crawl spaces
located within the periphery of the building,
supported by concrete piers or metal pedestals
shall be greater than 8 inches from exposed
ground and must be separated by a moisture
barrier or be of pressure treated wood.
GIRDERS ENTERING MASONRY OR
CONCRETE WALL: IRC Section R3 19.1 (4)
Ends of wood girders entering concrete or
masonry walls must have a minimum clearance
of Yi inch on tops, sides and ends, or shall be
of an approved species and grade of
lumber pressure treated or decay resistant
heartwood of redwood, black locust, black
walnut or cedars.
POST-BEAM CONNECTIONS/FASTENING:
IRC R301 , R407 .3, R502 .9. Where posts and
beam or girder construction is used to support
framing, positive connections shall be provided
to ensure against uplift and lateral
displacement. The construction of buildings
and structures shall result in a system that
provides a complete load path capable of
transferring all loads from their point of origin
through the load resisting elements to the
foundation.
SPECIFY WOOD SPECIES & GRADES:
IRC Sections R502.1 , R602.1 Load-bearing
dimension lumber for joists, beams, girders,
studs, plates and headers shall be identified by
a grade mark of a lumber grading or inspection
agency that has been approved by an
accreditation body that complies with DOC
PS 20. In lieu of a grade mark, for wood locally
milled, a certificate of inspection issued by a
lumber grading or inspection agency meeting
the requirements of this section may be
accepted.
FLOOR FRAMING: IRC Sections R502.3,
R502 .6, R502.6.1 , R502. 7 The ends of each
joist, beam or girder shall have not less than 1-
1 /2" of bearing on wood or metal or not less
than 3" on masonry or concrete. Joists framing
from opposite sides over a bearing support
shall lap a minimum of 3 inches and shall be
nailed together with a minimum three 1 Od face
nails. Joists shall be supported laterally at
each end and at each intermediate support
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by full-depth solid blocking not less than 2"
nominal thickness; or by attachment to a header,
band, or rim joist; or shall be otherwise provided
with lateral support to prevent rotation. See IRC
Tables R502.3.1 (1 ) & (2) for floor joist spans,
R502.5(1 ) & (2) for girder spans, and R502 .3.3 (1 )
& (2) for cantilever spans. A load path for lateral
forces shall be provided between floor framing and
braced wall panels located above or below a floor.
19. BEARING PARTITIONS: IRC Section 502.4.
Joists under parallel bearing partitions shall be of
adequate size (as a beam) to support the load.
Double joists, sized to adequately support the load,
that are separated to permit the installation of piping
or vents shall be full-depth, solid-blocked with
lumber not less than 2 inches in nominal thickness
spaced not more than 4 feet on center. Bearing
partitions perpendicular to joists shall not be offset
from supporting girders, walls or partitions more
than the joist depth unless such joists are of
sufficient size to carry the additional load(s).
20. UNDER-FLOOR CLEARANCE: HCC 5-71 (30)
When floor joists or the bottom of a wood structural
floor are located within 24" or wood girders are
located within 18" to the exposed ground in crawl
spaces or unexcavated area located within the
periphery of the building foundation, all
components of the floor assembly shall be pressure
treated wood or wood of natural resistance to decay,
including all posts, beams or girders, joists and
sub-floor. The under-floor grade shall be cleaned
of all vegetation and organic material. All wood
forms used for placing concrete and construction
materials shall be removed before the building is
occupied
21 . UNDER-FLOOR ACCESS: IRC Section 408 .4.
& HCC 5-71 (30)
Access shall be provided to all under-floor spaces.
Access openings through the floor shall be a
minimum of 18" x 24". Openings through a
perimeter wall shall be at least 16" x 24". When
any portion of the through wall access is below
grade, an areaway of not less than 16" x 24" shall
be provided. The bottom of the areaway shall be
below the threshold of the access opening.
Through wall access openings shall not be
located under a door to the residence. Under-floor
spaces containing appliances shall be provided with
an unobstructed passageway large enough to
remove the largest appliance but not less than 30"
high by 22" wide, nor more than 20' long from
the opening to the appliance. A level service
22.
space of at least 30" by 30" shall be provided at
the front or service side of the appliance. See
M1 305.1.4 for details of mechanical equipment
access.
FRAMING: IRC Sections 602.3.1, 602.3.2,
602.3.3, 602.3.4, 602 .6 & 602 .9. Studs shall
be a minimum No. 3, standard or stud grade
lumber, except that utility studs may be used
for bearing studs not supporting a floor
above or nonbearing studs. Utility grade
studs shall not be spaced more than 16" on
center, support more than a roof and ceiling, or
exceed 8' in height for exterior and load bearing
walls. The size, height, and spacing of all other
wood-framing studs shall be in accordance with
Table R602 .3(5). (Maximum 10 feet in Seismic
Design Category D2 .) Studs shall be placed
with their wide dimension perpendicular to the
wall. Wood stud walls shall be capped with a
double top plate installed to provide
overlapping at corners and intersections with
bearing partitions. End joints shall be offset at
least 24". Studs shall have full bearing on a
nominal 2" or larger plate or sill having a width
at least equal to the width of the studs. Where
joists, trusses, or rafters are spaced more
than 16" o.c. and the bearing studs are
spaced 24" o.c. such members shall bear within
5" of the studs beneath.
Cutting and notching: May not exceed 25% of
the stud width in bearing or exterior walls and
may not exceed 40% of a single stud width in
non-bearing partitions.
Bored or drilled holes: The diameter of the
resulting hole may not exceed 40% of the stud
width, can be no closer than 5/8" to the edge
of the stud, and may not be located in the
same section as a cut or notch. See IRC
Section R602 .6 for exceptions. See IRC
Figures R602.6(1 ), R602 .6.2(2), and R602.6.1
for additional details.
Foundation Crippl e walls. IRC Section R602.9:
Foundation cripple walls shall be framed of
studs not less in size than the studding above.
When exceeding 4'-0" in height, such walls
shall be framed of studs having the size
required for an additional story. Cripple walls
with a stud height less than 14" shall be
sheathed on at least one side with a wood
structural panel that is fastened to both the top
and bottom plates in accordance with Table
R602.3(1 ) or the cripple walls shall be
constructed of solid blocking. Cripple walls in
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Seismic Design Category D2 shall be supported
on continuous foundations.
23. WALL BRACING: IRC Section 602.10. All
braced walls and cripple wall bracing in Seismic
Design Category D2 shall be constructed in
accordance with IRC Table R602.10.1 , (2), and
(3) and Sections R602.1 O and R602 .11.
Typically braced wall panels require nailing
patterns of 6" o.c. along all panel edges. All
sheathing joints must be over studs (vertically) or
solid blocking (horizontally).
• Braced wall panels shall begin no more than
12'-6" from each end of a braced wall line. If the
braced wall panel is not located at the corner,
then a 24" panel is required at the corner (in
addition to the 4' BWP within 8') or, a hold
down device is required at the end of the
braced wall panel end nearest the corner. See
IRC R601 .10.1 1.1
• Spacing of interior braced wall lines shall
not exceed 25 feet apart (except to
accommodate up to one room up to 900 square
feet, an increase to 35' is allowed
adjustment factors will apply, See IRC
R602 .10.1 1.1).
• Braced wall lines may have offsets, out of
plane of up to 4'0".
• In one-story buildings, braced wall panels
shall be supported on continuous foundations at
intervals not exceeding 50 feet. In two-story
buildings all interior braced wall panels shall
be supported on continuous foundations.
(See exceptions in IRC Section R602.1 0.9.)
• Interior braced wall panels shall be fastened
to both the floor and roof framing in
accordance with Table R602.3(1 ) (typically 3-16d
@ 16" o.c.)
• Cripple walls shall be braced as braced wall
panels in accordance with IRC R602 .10.1 1.4 and
Tables R602 .10.1 1 .3. A cripple wall greater than
4' shall be designated as the first story wall
for purposes of designating the wall bracing
requirements (R602.1 0.6.1 ).
• Where "stepped foundations" occur, See IRC
Section R602 .1 1.3 for additional requirements
such as plate strapping, cripple wall height
limitations, etc.
• See the attached "Braced Wall Panef' and
"Alternate Braced Wall Panef' details for typical
construction requirements.
24. OPENINGS IN EXTERIOR & INTERIOR WALLS
(HEADERS): IRC Section R602 .7. Headers shall
25.
26.
be provided over each opening in interior and
exterior bearing walls. Headers shall be sized
to support the load above in accordance with
IRC Tables RS02.5(1 ) and RS02 .5(2), or as
designed to support the loads as specified in IRC
Table R301 .5. Alternately, wood structural box
headers may be used in accordance with
IRC Section R602.7.1 , Table R602 .7.2 and
Figure R602.7.2. Each end of all headers shall
have at least 1.5" of full-width bearing.
FIRE-BLOCKS & DRAFT-STOPS: IRC
Sections R602 .8, RS02.12. Fire-blocking &
Draft-stopping shall be installed to cut off all
concealed vertical and horizontal draft
openings and shall form an effective fire barrier
between stories and between a top story and
the roof space. Fire-blocking shall be provided
in concealed spaces of wood stud walls and
partitions: vertically at the ceiling and floor
levels; horizontally at intervals not exceeding
10 feet; and at all interconnections between
concealed vertical and horizontal spaces such
as occur at soffits, drop ceilings and cove
ceilings, as well as stair stringers at the top
and bottom of the run and openings around
vents, pipes and ducts at ceiling and floor
levels. Fire-blocking materials shall consist
of materials listed in IRC Section R602 .8.1.
Loose-fill insulation material shall not be used
as a fire-block unless specifically tested in the
form and manner intended. Fire-blocking of
chimneys and fireplaces shall be in
accordance with IRC Section R1 001 .16.
When there is usable space both above and
below a concealed space of a floor/ceiling
assembly, draft-stops shall be installed so that
the area of the concealed space does not
exceed 1000 square feet. Draft-stopping
materials shall consist of materials listed in
Section RS02.12.1 . All fire-blocking and draft
stopping shall be in place prior to requesting a
framing inspection.
SIDING TYPE IRC Section R703 .3, R703 .4,
R703 .5, R703 .8, R703 .9, R703.1 0, Table
R703 .4. Exterior wall coverings shall be
installed, attached and flashed in accordance
with the provisions of IRC Section R703 and the
siding manufacturer's installation instructions.
Please note that masonry wall coverings
exceeding 3" in thickness require an
engineered design in Seismic Design
Category D2 or E (most of Hawai'i County).
See #67
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Tel: (808) 323-4720
27.
28.
29.
30.
WEATHER RESISTIVE BARRIER:
IRC Sections R701 .2, R703 .2, R703.4 R703 .8,
R703 .9.1. Products sensitive to adverse weather
shall not be installed until adequate weather
protection for the installation is provided. Exterior
sheathing shall be dry before applying exterior
cover. The exterior wall envelope shall be
designed and constructed to provide a water
resistant barrier behind the exterior veneer.
Asphalt- saturated felt or other approved weather
resistant material such as house wrap, shall be
applied over the sheathing of all exterior walls
except where panel siding with shiplap joints or
other approved weather resistive methods are
used. Such felt or house wrap material shall be
applied horizontally, with the upper layer lapped
over the lower layer not less than 2". Approved
corrosion-resistive flashing shall be provided in all
exterior walls in such a manner as to prevent
entry of water into the wall or the building structural
framing components. The flashing shall extend to
the surface of the exterior wall finish and shall be
installed to prevent water from reentering the
exterior wall envelope. Approved corrosion
resistant flashings shall be installed at exterior
window and door openings; at the intersection of
chimneys or other masonry construction, with
frame or stucco walls, with projecting lips on both
sides under stucco copings; under and at the ends
of masonry, wood or metal copings and sills;
continuously above all projecting wood trim; where
exterior porches, decks or stairs attach to a
wall or floor assembly of wood-frame construction;
at wall and roof intersections; and at built-in
gutters.
ANCHORED STONE AND MASONRY VENEER:
IRC Section R301 .2.2.3.2. *E NGINEERING
REQUIRED* Buildings with anchored stone
and masonry veneer shall be designed in
accordance with accepted engineering practice
except where the masonry veneer has a
maximum actual thickness of 3 inches as
permitted within the limitations of IRC Section
R703 .7, Exception 2.
SIDING I EARTH SEPARATION: IRC Section
R3 19. Wood siding, sheathing and wall framing on
the exterior of the building used within 6" of earth
shall be pressure treated wood or wood of natural
resistance to decay as identified in item #1 3 of this
checklist.
DECKS & EXTERIOR STAIRS: IRC
Section R3 19, R502.2.2. & HCC 5-71 (28)
31 .
32.
33.
Amending the 2006 IBC Section 2303.1.8 &
(30) Amending the 2006 IBC Section 2304.11
Pressure treated wood shall be used for those
portions of exposed wood members subject to
wind driven rain, such as within a covered
porch, that form the structural supports of
buildings, balconies, porches or similar
appurtenances, including all joists, beams,
girders, decking and posts, poles and columns.
Treatment must be applied by manufacturer, see
item #1 3 of this check-list. Ledger boards
fastened to a wall shall be properly flashed and
positively connected. Where supported by
attachment to an exterior wall, decks shall be
positively anchored to the primary structure
and designed for both vertical and lateral loads
as applicable. Such attachment shall not be
accomplished by the use of toe nails or nails
subject to withdrawal.
WOOD TRUSSES: IRC Section R502.11,
R802.1 0. Wood trusses shall be designed in
accordance with approved engineering practice.
Engineering data and installation specifications,
including the type of roofing to be used, shall be
available on site at framing inspection. Trusses
shall be supported laterally at points of bearing
by solid blocking to prevent rotation and
lateral displacement, and braced in
accordance with the individual truss design
drawings. Truss members shall not be cut,
notched, drilled, spliced or otherwise altered in
any way without the specific approval of a
registered design professional (structural
calculations required). Alterations resulting in the
addition of load (e.g., HVAC equipment, water
heaters, etc.) that exceed the design load shall
not be permitted without specific engineering
justifying the design.
RAFTERS: IRC Section R802.3, R802 .8
Rafters shall be framed to ridge board or to each
other with a gusset plate as a tie. The ridge
board shall be at least 1" nominal thickness,
and all valley or hip rafters shall be at least 2"
nominal thickness. Rafter ties shall be placed
not more than 4' on center. See IRC Tables
802.5.1 (1 ) through 802.5.1 (8) for allowable
spans. When the depth-to-thickness ratio
exceeds 5 to 1 the roof rafters and ceiling joists
shall be provided lateral support at points of
bearing to prevent rotation.
RAFTER OPENINGS: IRC Section R802 .9.
When the header joist span does not exceed 4',
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34.
35.
36.
the header joist may be a single member the same
size as the ceiling joist or rafter. Single trimmer
joists may be used to carry a single header joist
that is located within 3' of the trimmer joist
bearing. Trimmer and header rafters shall be
doubled and of sufficient size to support all loads
when the span of the header exceeds 4'. Approved
hangers shall be used when the span exceeds 6'.
Tail joists over 12' long shall be supported at the
header by framing anchors or on ledger strips not
less than 2" x 2".
CEILING JOISTS: IRC Sections R802 .4, R802.8,
and R802.8.1 Ceiling joist spans shall be in
accordance with IRC Tables R802.4(1 ) and
R802 .4(2) or specifically designed for applied
loads. Rafters and ceiling joists having a
depth-to-thickness ratio exceeding 5 to 1 shall be
provided with lateral support at points of bearing
to prevent rotation. Rafters and ceiling
joists having a depth-to-thickness ratio exceeding
6 to 1 shall be supported laterally by solid blocking,
diagonal bridging (wood or metal) or continuous 1"
x 3" wood strip nailed across the rafter ceiling
joists at intervals not exceeding 8'.
ROOF SHEATHING: IRC Section R803.
Allowable spans for lumber used as roof sheathing
shall conform to Table R803 .1 Spaced lumber
sheathing ("skip sheathing") is prohibited in
Seismic Design Categories 02. and E. Wood
structural panels shall be identified by grade mark
or certificate of inspection issued by an approved
agency and shall comply with the grades and
spans specified in Table R503 .2.1.1 (1 ).
ROOF DRAINAGE & COVERING
IRC Section R801 .3, R903, R904, R905. All
structures shall have a controlled method of water
collection and/or disposal from roofs (typically
gutters). Water shall discharge to an approved
collection or drainage system or to splash blocks
where a drainage system is not required. Roofs
that do not drain over edges shall have roof drains
installed at the low point of the roof as well as
overflow drains. See IRC R903.4. Roof slope shall
be indicated on the plans and selected roof
covering must be appropriate for the roof pitch.
Roof coverings must be installed in accordance
with the manufacturer's installation instructions.
Flashing shall be installed at wall & roof
intersections, at changes in roof slope or direction,
and around roof openings. Where flashing is
metal, the metal shall be corrosion-resistant with a
minimum thickness of 0.01 9 inch (No. 26
37.
38.
galvanized sheet). Roof dead loads are limited
to a maximum of 15 pounds per square foot
unless the additional bracing provisions of
R301 .2.2.2.1 are provided.
ATTIC VENTILATION: IRC Section R806,
HCC 5-71 (1 5) Unvented Attic Spaces.
Enclosed attics and rafter spaces shall have
cross ventilation. For each separate space, the
total net free ventilating area shall not be less
than 1 to 150 of the area of the space
ventilated, the total area is permitted to be
reduced to 1 to 300, provided at least 50% and
not more than 80% of the required ventilating
area is located in the upper portion of the space
to be ventilated at least 3' above eave or
cornice vents with the balance of the required
ventilation provided by eave or cornice vents.
Vent openings shall be provided with corrosion
resistant wire mesh with 1 /8" minimum to %"
maximum openings. A minimum of 1-inch
airspace must be maintained between the
insulation and the roof sheathing at the
locations of the vents.
IBC Sec. 1203.2.2 has been added to allow attic
space to be unvented when the design
professional determines it would be beneficial to
eliminate ventilation openings to reduce salt
laden air and maintain relative humidity 60
percent or lower to:
(1 ) Avoid corrosion to steel components,
(2) Avoid moisture condensation in the attic
space, or
(3) Minimize energy consumption for air
conditioning or ventilation by
maintaining satisfactory space
conditions in both the attic and occupied
space below."
CHIMNEY HEIGHT: IRC R1 003.9,
R1 003.20.
Chimneys shall extend at least 2' higher than
any portion of a building within 10', but shall not
be less than 3' above the highest point where
the chimney passes through the roof.
Chimneys shall be provided with crickets
when the dimension parallel to the ridgeline is
greater than 30" and does not intersect the
ridgeline. The cricket and chimney shall be built
& flashed according to Figure R1 003.20 and
Table R1 003.20.
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GEN ERAL
1. PREMISES IDENTIFICATION: IRC Section R321 .1 .
Addresses shall be provided in such a position as to be
plainly visible and legible from the street or road
fronting the property. Numerals shall be at least 4" high
with Yi" stroke and be conspicuously displayed on a
contrasting background. If the building is not clearly
visible from a named way of travel, the numerical
designation (address) shall also be displayed near the
main entrance to the property as well as at the
driveway entrance that leads to the building. Property
addresses shall be posted prior to requesting any
inspections.
2. APPROVED PLANS: HCC Section 5-19 When the
building official issues a permit, the construction
documents shall be approved in writing, stamp, and
signature. Work shall be done in accordance with the
approved construction documents, any changes made
during construction shall be resubmitted for approval.
The building permit, inspection placard, and 1 set of
approved construction documents must remain on the
job site at all times until the completion of the project.
3. HEATING: IRC R303 .8. Omitted
4. SKYLIGHTS: IRC R308 .6. The following types
of glazing may be used: 1) Laminated glass with a
minimum .01 5" polyvinyl butyl interlayer for glass
panes 16 sq. ft. or less in area located such that the
highest point of the glass is not more than 12' above
a walking surface or other accessible area; for higher
or larger sizes, the minimum interlayer thickness
shall be .030". 2) Fully tempered glass. 3) Heat
strengthened glass. 4) Wired glass. 5) Approved rigid
plastics.
5. INTERIOR FINISH: IRC R31 5, R702.3.8, R702.4.2,
and R702.5. Wall and ceiling finishes shall have a
flame-spread classification of not greater than 200
and a smoke-developed index of not greater than
450, except for trims, handrails, door and window
frames, and wallpaper. When gypsum is used as a
base for tile or wall panels for tub/shower enclosures,
water-resistant gypsum conforming to ASTM C 1396,
C1 178, or C1 278 shall be used. Water resistant
gypsum wallboard may not be used over a Class I or
II vapor retarder in a shower or tub compartment, or
on ceilings where frame spacing exceeds 12" on
center for Yi" or 16" for 5/8" gypsum board, or where
there will be direct exposure to water, or in areas
subject to continuous high humidity. Fiber-cement,
fiber-mat reinforced cement, glass mat gypsum
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
backers for wall tile in tub & shower areas and wall
panels in shower areas. Wood veneer paneling
and hardboard paneling shall be placed on wood
or cold-formed steel framing spaced not more
than 16" on center. Wood veneer and hardboard
paneling less than %" nominal thickness shall
have gypsum board backer at least 3/8" thick.
Wood veneer paneling of at least %" nominal
thickness shall conform to ANSl/HPVA HP-1 ,
and hardboard paneling shall conform to
CPA/ANSI A 135.5.
6. GYPSUM WALLBOARD FASTENING: IRC
702.3.6 & Table R702.3.5.Screws for attaching
gypsum board to wood framing shall be type W or
Type S in accordance with ASTM C 1002 and shall
penetrate the wood not less than 3/8".
7.
• 3/8" minimum from edge and ends for
nails or screws.
• Fastening (nails): 7" o.c. max. ceiling, 8"
o.c. walls.
• Fastening (screws): 12" o.c. ceiling, 16"
o.c. walls when wall framing is 16" o.c.,
12" when wall framing is 24" o.c.
Footnote e, Table R702.3.5: Type X gypsum
wallboard for garage ceilings beneath habitable
rooms shall be installed perpendicular to the ceiling
framing and shall be fastened at 6" o.c. by
minimum 1-7/8" 6d coated nails or equivalent
drywall screws.
NUMBER OF BUILDING STORIES: IRC
Sections R202 . In accordance with the scope of
the 2006 International Residential Code, (IRC) any
building that exceeds 3 stories, must be built
in accordance with the 2006 International
Building Code (IBC). A building story is that portion
of a building included between the upper surface
of a floor and the upper surface of the floor or roof
next above. The first "Story Above Grade" is the
first story having its finished floor surface entirely
above grade, except that a basement shall be
considered as a story above grade where the
finished surface of the floor above the basement is:
1) More than 6' above grade plane; 2) More than
6' above the finished ground level for more than
50% of the total building perimeter; or, 3) More than
12' above the finished ground at any level. The
number of stories is the sum of the first story
above grade plane plus all of the stories above.
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8.
9.
1.
HEIGHT OF BUILDING I GRADE PLANE:
IRC Section 202. The building height is the vertical
distance from grade plane to the average height
of the highest roof surface. The grade plane is a
reference plane representing the average of the
finished ground level adjoining the building at all
exterior walls. Where the finished ground level
slopes away from the exterior walls, (which is
required) then the reference plane shall be
established by the lowest points within the area
between the building and the lot line, or, 6' from the
building, whichever is less. See Chapter 25 of the
Hawai'i County Code for height restrictions and
measurement of height for certain areas or zones
(Zoning Code).
RETAINING WALLS: IBC 1806.1, IRC R1 05.2,
R404 . Retaining walls that are not laterally
supported at the top and that retain more than 24"
of unbalanced fill shall be designed to ensure
stability against overturning, sliding, excessive
foundation pressure and water uplift. Retaining
walls shall be designed for a safety factor of 1.5
against lateral sliding and overturning. Retaining
walls that do not exceed 4' in height, measured from
the bottom of the footing to the top of the wall, and
that do not support a surcharge (load above) are
exempt from permit requirements, but must still be
constructed properly and must conform with the
County of Hawai'i Zoning Code Setback
requirements. A separate permit is required for
construction of a retaining wall.
MEC HAN ICAL
EXHAUST FANS: IRC Section M1 507: Source
specific exhaust ventilation is required in each
kitchen, bathroom, water closet, laundry room,
indoor swimming pool, spa, and other rooms
where water vapor or cooking odor is produced.
The minimum source specific ventilation effective
exhaust capacity shall not be less than levels
specified in Table M1507.3. Source specific
ventilation systems shall be controlled by manual
switches, dehumidistats, timers, or other approved
means. Source specific ventilation system controls
shall be readily accessible. Source specific
ventilation ducts shall terminate outside the
building. Exhaust ducts shall be equipped with
back-draft dampers. All exhaust ducts in
unconditioned spaces shall be insulated to a
2.
3.
minimum of R-4 . Terminal elements shall have
at least the equivalent net free area of the duct
work. Terminal elements for exhaust fan duct
systems shall be screened or otherwise
protected from entry by leaves or other
material. All fans shall provide the required
flow when tested at 0.25 water gauge. Fans
larger than the prescriptive sizes may be
necessary to attain the required flow.
Table M1507.3 Minimum Required Exhaust
Rates
Laundry rooms Kitchens or Bathrooms
Intermittent!) 50 cfm 100 cfm Operati ng
Continuous 20 cfm 25 cfm Operation
WHOLE HOUSE FAN: IRC Section M1 508.
Each dwelling unit shall be equipped with a
whole house ventilation system, which shall be
capable of providing the volume of outdoor air
specified in Table M1 508 .2. Fans located 4
feet or less from the interior grill shall have a
sone rating of 1.5 or less measured at 0.1 O"
water gauge.
Table M1508.2 Minimum Ventilation Rates :
(Continuously Operated Systems) ( cfm)
Floor Area (ft 2) Number of Bedrooms
0-1 2-3 4-5 6-7
<1500 30 45 60 75
1501 -3000 45 60 75 90
3001 -4500 60 75 90 105
4501 -6000 75 90 105 120
6001 -7500 90 105 120 135
>7500 105 120 135 150
>7
90
105
120
135
150
165
WHOLE HOUSE VENTILATION
SYSTEM CONTROLS: IRC Section M1 508. All
ventilation systemcontrols shall be readily
accessible. Intermittently operated systems
shall have a manual control, as well as an
automatic control, such as a clock timer. The
automatic control timer shall be set to operate
the whole house fan system for at least 8
hours a day. A label shall be affixed to the
control that reads "Whole House Ventilation
(See Operating Instructions)." The installer shall
provide the whole house ventilation system
manufacturer's operation description and
operating instructions.
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4. VENTILATION DUCTS: IRC Section M1 507 3 3
M1 508.5.3, M1 508.7.3. All venti lation ex haust d·u�t�
shall be sized in accordance with Table
M1 508 .6.2 and shall terminate outside the building.
Exhaust ducts shall be eq uipped with back draft
dampers and shall be insulated to a minimum of R-
4 where passing through an unconditioned space .
Table M1508.6.2
Prescriptive Supply Fan Duct Sizing
Supply Fan Tested CFM at 0.40" w.g.
S12ecified Minimum Minimum
Vo lume from Smooth Duct Flexible Duct
Table 408.1 Diameter Diameter
50-90 cfm 4inch 5inch
90-150 cfm 5inch 6inch
150-250 cfm 6inch 7inch
250-400 cfm 7inch Sinch
5. WINDOW OR WALL PORTS: IRC Section
M1 508 .4.5. Outdoor air shall be distri buted to
each habita ble room by individual outdoor air inlets.
Individual room outdoor air inlets shall have a
controllable and secure opening and be ca pable of
a total opening area of not less than 4 sq uare
inches. Outd oor air inlets shall be located so as
not to take air from within 10 feet of a plumbing vent
opening, or an appliance vent outlet, or where it will
pick up objectionable odors, fumes or fl ammable
vapors.
6. DISTRIBUTION: IRC M1 508 .4.5. Where
outdoor air supplies (window or wall ports) are
separated from fan locations by doors, adequate air
flow shall be ensured by undercutting doors or
insta lling grilles or transoms. Doors shall be
undercut to a minimum of Yi" above the surface of
the fi nished fl oor coveri ng.
7. MAKE-UP THROUGH FURNACE: IRC
M1 508.5.1 . Integ rated forced-a ir ventilation systems
shall distri bute outd oor air to each habitable room
through the forced-air system ducts. Integ rated
forced-a ir venti lation systems shall have an
outdoor air inlet duct co nnecting a terminal element
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 co nnection to the ret urn air stream shall
be located upstream of the forced-air system
blower and shall not be co nnected directly into a
furnace ca binet to prevent thermal shock to the heat
exch anger. The system will be equi pped with a
motorized damper co nnected to the automatic
ventilation control. The req uired flow rate shall be
verified by field testing with a flow hood or a flow
measuring station. The whole house ventilation
system shall be controlled by a 24-hour clock
timer with the ca pability of continuous operation,
manual and automatic control. This control will
control the forced air system blower and the
automatic damper. The 24-hour timer shall be
re adily accessible. The 24-hour timer shall be
ca pable of operating the whole house ventilation
system without energizing the energy
co nsu ming applia nces. At the time of fi nal
inspection, the automatic control timer shall be
set to operate the whole house system for at
least 8 hours a day. A label shall be affixed to the
control that reads "Whole House Ve ntilation (see
operat ing instructions)."
8. CONDENSATE DISPOSAL AND DRAIN
SYSTEMS: IRC Section M1 41 1.3.
Condensate from all co oling co ils or
evaporators shall be conveyed from the drain
pan outlet to an approved place of disposa l.
Condensate shall not discharge into a street,
alley or ot her areas where it wo uld ca use a
nuisance. A secondary drain or auxiliary drain
pan shall be req uired for each co oling or
evaporator coil where damage to any building
co mponents wi ll occur as a rest of overflow
eq uipment drain pan or stoppage in the
co ndensate drain piping. Piping shall maintain a
minimum horizontal slope in the direction of
discharge of not less than 1 /8 unit vertical in 12
units horizontal (1 % slope).
9. APPLIANCE ACCESS UNDERFLOOR:
IRC Section M1 305.1.4. Underfloor spaces
containing appliances shall be provided
with an unobstructed passageway large
enough to remove the largest appliance
but not less than 30" high by 22" wide,
nor more than 20' long from the opening to
the appliance. A level service space of at least
30" by 30" shall be provided at the front or
service side of the appliance. See M1 305.1.4
for details of mechanical eq uipment access.
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101 Pauahi Street, Suite 107
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SWIMMIN G POOLS ,
SPAS AND HOT TU BS
1. Barrier Requirements: Appendix G Outd oor
swi mming pools, incl uding in-ground, above
ground or on-ground pool, hot tub or spa shall
be surro unded 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". Ba rriers may be masonry or
stone wa lls that do not have indentations or
protrusions that allow cl imbing. Where a wa ll or
wa lls of a dwelling serve as part of the barrier,
one of the following co nditions shall be met:
1. The Pool shall be eq uipped with a powered
safety cover; or
2. Doors with direct access to the pool through
that wa ll shall be equi pped with an alarm; or
3. Ot her means of protections, such as self
closing doors with self-latch ing devices, as
approved by the building director.
Access gates shall co mply with the req uirements
above and shall be eq uipped to accommodate a
locking device. Pedestrian access gates shall
open outward away from the pool and shall be
self-cl osing and have a self-latch ing device . Gates
ot her than pedestrian access gates shall have a
self-latch ing device. Where the re lease
mechanism of the self-latch ing device is located
less than 54 inches from the bottom of the gate:
1. The re lease mechanism shall be located on
the poOI 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
re lease mechanism.
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331
The County of Hawai'i is an Equal Opportunity Provider and Employer
Page 20
74-5044 Ane Keohok:ilole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
Prescri ptive Fo undati on Details
For Typical Light Frame Constructed Buildings
Assumptions for this Detail:
* Conventional light-fra me
construction
* Wood or other light siding
* 1500 psf soil bearing capacity
* Group I, II, or Ill soi ls
* Backfill no closer than 6" to top
of wall
* Wa lls must be laterally rest rained
at the top and bottom of wa ll
#4 Horizontal bars spaced 18" on
center. Top bar must be within 7" of
the top of the wa ll to engage the
anchor bolts
Vertical bars spaced per the
sched ule below or in accordance
with Table R401 .1 .1.1 (5)
Bars must be hooked at the
co nnection with the footing
Reinforcement placed in con crete
forms shall be at least 1-1 /2" from
edge where the con crete will
Minimum 1/2" diameter anchor bolts,
spaced 6'-0" on center and em bedded at
least 7" (4'-0" on center if over 2 stories)
with 3" x 3" x 0.229" galvanized plate
wa shers and within 12" of each end of
each sill board.
"A"
+ + +
l be exposed to earth. Where con crete is placed against earth,
there must be at least 3" clearance.
7 " cu � c 0
Vertical bars at � ""O least 2" from the c ::::l
inside face of 0 -
the wa ll but not -0 +"'
more than 3" in ..c Ol
an 8" thick wa ll "Qi ..c
cu 0 I-
0
2 -#4 horizo ntal re bar
continuous throughout the
entire footing, spaced at
east 3" above the bottom
Minimum Requirements for Foundations Supporting Bearing Wa lls
Number of Floor� "E" Minimum "A" "B" Minimum "C" Minimum Minimum
Supported by Stem Wa ll Depth to Bottom Footing Footing Footing
Foundation Thickness of Footing Thickness Width Reinforce ment
1 6" 12" 6" 12" 2 - #4 Bars Cont.
2 6" 12" 6" 15" 2 - #4 Bars Cont.
3 8" 12" 8" 23 " 2 - #4 Bars Cont.
Minimum Wa ll Reinforcement (Grade 60rei nforcement steel)
Minimum Wa ll Maximum Wa ll Horizonta l Rei nforce ment Steel Vertical Rei nforce ment Steel* Thickness -(E) Height -(D)
6" 24 " 1 - #4 Bar #4 bars (Q) 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 - #4 Bars ® 18" on center #4 bars @ 48" o.c.
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 21
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
8" 108" 6 -#4 bars @ 18" on center #7 bars @ 36" o.c.
10" 108" 6 -#4 bars @ 18" on center #6 bars @ 36" o.c.
• Additional options are available for yo ur specific project. See IRC Section R404, as amended.
TABLE R404.1.1(8)
REINFORCED CONCRETE FOUNDATION WALLS 1'2
l\LL\:Il\Illl\I l\IAX!l\Illl\I l\IINil\Illl\I YERTICAL REINFORCEJ\IENT SIZE AND SPACING 3-'
WALL llNBALANCED ).LL GROUP L II ·°'ND III SOILS '
HEIGHT -.s BACKFILL
(FEET) HEIGHT 6 (FEET) l\IINThJL11! W.�L THICJ.:NESS (INCHES)
5.5 7.5 9.5 11.5
5 4 #4@48" #4@48" #4@48" #4@48"
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"
7 5 #5@36" #4@36" #4@48" #4@48"
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"
9 6 DR #5@36" #5@36" #5@36"
7 DR #6@36" #5@36" #5@36"
8 DR #7@36" #6@36" #5@36"
9 DR DR DR DR
4 DR DR #5@36" #5@36"
5 DR DR #5@36" #5@36"
6 DR DR #5@36" #5@36"
10 7 DR DR #6@36" #5@36"
8 DR DR #7@36" #6@36"
9 DR DR DR DR
10 DR DR DR DR
i. Concrete shall haw a specified compressiw strength of not less than 2.500 psi at 28 daYs.
2· ""DR"" means a design is required in accordance \Yith ACI 318 or ACI 332.
3· Reinforcement bars shall haw a minimum Yidd strength of 40.000 psi. (Grade 40)
'· \"e1iical reinforcement shall be placed nearest the inside face of the \Yall a distance cl from the outside face
(soil side) of the \Yall \Yhere cl equals r for a 5.5"" \Yall. 5.5"" for a 7.5 .. \Yall. T for a 9.5"" \Yall and 9"" for a
11.5"" \Ya ll. The reinforcement shall be placed \Yi thin a tolerance of+'-1, inch. In no instance shall concrete
cowr for reinforcement be less than l inch from the inside face of the \Yall. nor less than 3 inches from the
outside face of the \Ya ll.
'· Soil classes are in accordance \Yith the United Soil Classification SYstem. Rd"cr to Table R40 5. l. Group I\"
soils require a design prepared bY a registered design profrssional.
'· Unbalanced backfill height is the ditl"crence in height of the e'>.ierior and interior finish ground lewis.
Where there is an interior concrete slab. the unbalanced backfill height shall be measured from the e'>.ierior �lnish ground Jew! to the top of the interior concrete slab.
Concrete stem \\·a lls not e:s:ceeding 5 fret in height. supp01iing less than 4 fret of unbalanced backfill. are
e:s:empt from the lateral bracing requirements of Section R404. l. 8 Concrete stem \Ya lls e:s:ceeding 5 fret in height. or supporting more than 4 fret of unbalanced backfill. shall
comp!Y \Yi th the lateral bracing requirements of Section R404. l. (All l 0 foot high \Ya lls shall be braced in
accordance \Yith Table R404. l(l) as shmm for 9· \Ya lls \Yith 9· of unbalanced backfill.)
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331
The County of Hawai'i is an Equal Opportunity Provider and Employer
Page 22
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
• • •
•
•
•
•
• •
•
• •
•
10'-0" •
Max. • •
• •
•
•
Figure 4:
Typical Prescri ptive Braced Wa ll Panel
(per IRC Section R602.1 0.2, Method WS P)
4'-0" mi n. 2 - 2x Top plates.
•
• • • •
• • • •
•
•
•
•
•
•
•
• • • •
• •
• •
St agger joints 4'-0" min .
Nail 16d at 16" OC .
2x studs spaced 24" o.c. max. End nail stud
to top plate with 2-1 6d nails. Nail stud to sill
plate with 4-8d toenails or 2-1 6d end nail.
Wood structural panel sheathing
minimum 3/8" thick for studs 16" oc.
And minimum 7/16" thick for studs 24" oc .
Gypsum wa llboard or ot her approved interior fi nish
material inside of wa ll
2x Blocking installed against sheathing and
nailed to studs with 16d nails at horizontal
panel edges (wh en sheathing is installed
horizontally. Nail sheathing at 6" o.c. at
panel edges and 12" o.c. in the panel
field with 6d for 3/8" and 8d for 7 /16"
co mmon or galvan ized box nails .
2x sill plate nailed to joist or blocking
with 3-1 6d nails per 16" .
Approved fl oor system
2x Pressu re-treated mud sill
Yi" 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 wa shers are req uired .
--"""!l-----"""!!1-----mlll'!! .... ----"!!lm-'"'"� Approved Foundation System ,
Braced wa ll panels (BWP or ABP) must be located at each end of each braced wa ll line.
Or, IRC Section R602 .10.1 .4.1 allows the braced wa ll pa nel (BWP) to be located up to 8' from the end of
the braced wa ll line, provided there is a hold down device at the end of the BWP nea rest the end of the
braced wa ll line. Ad ditional options may also be available, See IRC 602.10 for more information.
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331
The County of Hawai'i is an Equal Opportunity Provider and Employer
Page 23
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
10'-0" Ma
Figure 6:
Prescri ptive Alte rnate Braced Wa ll Panel (ABW)
(per IRC Section R602 .3.2)
L 2'-8" minimum up to 9' high wa�
I 2'1 O" for wall 9' to 1 O' high I 2 - 2x Top plates. Stagger joints 4'-0" min. /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-Sd toenails or 2-16d end nails .
Wood structu ral panel sheathing minimum 3/8"
thick on one side. Nail sheathing to blocking and
all panel edges at 6" o.c. with 8d co mmon or ,, vanized nai ls for one story or 4" o.c. for 1 of 2
stories, and 12" o.c. at interior supports .
2x Blocking insta lled against sheath ing and
nailed to stu ds with 16d nails.
Approved steel hold down device. Insta ll
and fasten per manufacturer's instructions.
1800# capacity req uired for one story,
3000# capacity req uired for first of two
sto ries.
2x sill plate nailed to joist or blocking
with 3-16d nails in every 16 inch es of plate.
Yz" diameter anch or bolts with min. 7"
embedment and 3"x 3"x %" galvan ized
square plate wa shers req uired. Two bolts
req uired between 6" and 12" of each end .
. ---��---"---_ T� -_ -------Approved fl oor system
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720 Tel: (808) 961-8331 Page 24
Figure 5:
Prescri ptive Interior Braced Wa ll Panel
(per IRC Section R602.10.3, Method GB)
L_ 4'-0" min. for GWB on 2 sid�
I 8'-0" min. for GWB on one side I
.*Pl wood shown cut away for clarity o etail
10'-0 ' x.
ABW installed on fo undation or on fl oor
system supported directly on fo undation
2 -2x Top plates.
Stagger joints at least 4'-0" minimum.
Nail 16d at 16" OC.
2x st uds spaced 24" o.c. max. End nail stu
to top plate with 2-1 6d nails. Nail stud to sol
plate with 4-Sd toena ils or 2-1 6d end nail
Yz" thick min. gypsum wa ll board fastened
to all framing with screws or nails at 7" on
center at all stu ds and blocki ng.
Sheath ing is shown cut away for clarity.
2x Blocking insta lled against sheath ing
and nailed to stu ds with 16d nails. Nail
sheath ing at 7 inches on center at all
panel edges and throughout the panel
fi eld.
2x sole plate nailed to joist or blocking with
3-16d nails per 16"
Approved floor syste m. Double joist under
braced wa ll panel where joists run parallel
to BWP. Block between joists where
ru nning perpendicular to BWP.
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 25
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
Standard Construction Details Handrails and Guardrails IRC 311.5.8
Open Stair uardrail
Solid Stair Guardrail
c_/
Top of guardrail for
stairways, except at
land ings, may have A height as req u ired
for handrails (34"-3 \ �A I I
Handrail extens ions are req u ired on commercial
and common area s of multi-family build ings. The
extens ion length shall be at least 12" horizontally
beyond the top riser and shall continue /
B
I 1
Stair landing or floor level
Guardra il req u ired at
heights over 30"
Grade or floor level
12"
' nimum guardrail hei ght /�yJ ell ing units, 42" minimum
/(0) o mercial and common
e of multi-family residential.
Railing Opening Limits:
fA)-A 6" diameter sphere can't
\ � pass through.
fB)-A 4" diameter sphere
'/ can't pass through.
rC)-A 4-3/8" diameter sphere
\ � can't pass thro ugh
(at sides of stair treads)
1-1/4" minimum -2-1 /4" maximum
to slope for the depth of one tread � beyond the bottom ri ser. /t----
/
/
/
Handrail Height and Extensions
1
8
8 1-1/2" min. min. clearance
Handrail may project a
max. of 4-1 /2" into
req u ired width of stairs
Wall Clearance
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Residential handrails
must ret urn to the wall
Termination
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Emergency Eg ress/Rescue Open ing
IRC Section R31 0.1
Fire Safety
Many fire deaths happen when people are asleep in their
home. The Building & Fire Codes req uire that all
sleeping ro oms and basements have at least one
openable door or window to allow occupants to esca pe,
and rescue personnel we aring full gear to enter the
building for rescue and firefig hti ng.
Window Requirements
Egress windows must open directly into a public street,
public alley, yard or exit court. The windows may exit to
an interior exit co urt, provided the exit co urt has a
passageway that provides exit to the public wa y. Egress
windows MUST:
•
•
•
•
•
Have a net cle ar openable area of 5.7 squ are feet;
Have a net cle ar openable height dimension of 24";
Have a net cle ar openable width dimension of 20";
Have a fi nished sill height no higher than 44" above
the flo or; and
Be operable from the inside without special knowledge,
tools or effort.
Bars, grates or grilles may be instal led on egress
Wind ows if they are equi pped with approved release
mechanisms that is openable from the inside wit hout use
of a key, speci al knowledg e, or a force greater than that,
which is req uired for normal operation of the escape
& rescue opening.
Window Wells
Emergency escape windows are not req uired to have an
escape route down to grade. However, any egress
window below adjacent grade must have a window we ll.
Window we lls must allow the window to be fully opened
and provide a minimum net cl ear opening of 9 sq uare
feet and a minimum dimension of 36".
Window we lls with a vertical depth of more than 44"
must be eq uipped with a permanent ladder that is usable
with the window in the fully open posit ion. Ladder rungs
shall have an inside width of at least 12", shall project at
least 3" from the wa ll, and shall be spaced not more than
18" on center for the full height of the window we ll.
Minimum Width/Height
Requirements (in.)
34 - %" Clear
(30" if a grade
floor opening*) Wi dth i 20 '20.5 i 21 '21.5 i 22 H e i ght 1 : ,rL=: 40 : 3 9 .1 ; 38.2 ]37.3
Fixed
Pane
(Optional)
20" Clear
Minimum
Openable
Area
5.7 sq. ft.*
Minimum
41 " Clear
(36" if a
grade floor
opening*) "
Fixed Pane
(Opti onal)
Openable Area'
//
Finished Sill Height
44" Maximum
24" Clear
Minimum
Wi dth : 22 .5 23 , 23.5 24 , 24 .5
-E�i 96I�=���==�?J 34.9 . 34.2::_-1}:5
� � � vvrath ·---:z-s---1 25_5---'"""26. 25 _5 �· 21-,. ______________________ .;. __________________ _ . H e ig ht _}?._8 __ �2 .2 31 .6 31 3°-4
i wi dth r 21.-tn 28 i 28.5 r 2 9 1 2 9 .5 ; rieight J ?�.§]2 9 .3 i 28.8 :28.3 r28.7
L ____ J ! W i dth L}_Q__J 30.5 ! 31 L�1 .5 J32
Lri_�i g�L?�·_'?J ??-� i 26 . 5 i 2 6 .1 ___ i 25.Z__
_ \/l.IT�t:�::I�?-=�==)3 ·······: 33.5 34 -T34:2s
L.l:iE?.i9h! . .:. .. ?..?..·.�----'····?.4.:.� ' 24 _·5··-:?4.J �--·-24 =
The County of Hawai'i is an Equal Opportunity Provider and Employer
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331 Page 27
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720
101 Pauahi Street, Suite 107
Hilo, Hawai'i 96720
Tel: (808) 961-8331
NOTES :
The County of Hawai'i is an Equal Opportunity Provider and Employer
Page 28
74-5044 Ane Keohokalole Hwy
Kailua-Kona, Hawai'i 96740
Tel: (808) 323-4720