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BUILDING CODESPresented by

CORUM ENGINEERING

I. The Basics of Foundations

A. Footer Designs

B. Foundation Walls

1. Non-Backfilled Walls

2. Backfilled Walls (Retaining Walls)

C. Slabs vs. Crawl Spaces

II. The Basics of Framing

A. Floor Framing

B. Wall Framing

C. Ceiling Framing

D. Roof Framing

III. Structural Issues and Examples®

AGENDA

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Origin of Building Codes

229. If a builder build a house for some one,

and does not construct it properly, and the

house which he built fall in and kill its owner,

then that builder shall be put to death.

Hammurabi's Code of Laws (1790 BC)By the sixth Babylonian king, Hammurabi

CODES Available

International Residential Code

(IRC 2006 Edition)

Standard Building Code

(SBC 1999 Edition)

Council of American Building Officials

(CABO 1995 Edition)

Uniform Building Code

(UBC 1997 Edition)®

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Elements of a Building

Footer Designs

Spread Footing

Square

Rectangular

Continuous

Pile Supported

Monolithic System

®

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Typical Footing

®

TABLE R401.4.1 - PRESUMPTIVE LOAD–

BEARING VALUES OF FOUNDATION

MATERIALS

Sand, silty sand, clayey sand, silty gravel

and clayey gravel

(SW, SP, SM, SC, GM and GC) = 2,000psf

R405 (IRC) Foundation Drainage: Drains shall be provided around all

concrete and masonry foundations that retain earth and enclose habitable

or usable space located below grade.

Footer Drainage

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Typical Footing Diagrams

R403.1 General - Footings shall be supported

on undisturbed natural soils or engineered fill.

R403.1.4 Minimum depth - All exterior footings

shall be placed at least 12 inches (305 mm)

below the undisturbed ground surface.

R405.2.2 Moisture barrier. A 6-mil-thick (0.15

mm) polyethylene moisture barrier shall be

applied over the porous layer with the basement

floor constructed over the polyethylene.

R404.1.6 Height above finished grade.

Concrete and masonry foundation walls shall

extend above the finished grade adjacent to the

foundation at all points a minimum of 4 inches

(102 mm) where masonry veneer is used and a

minimum of 6 inches (152 mm) elsewhere.

Monolithic Slab with Footings

FIGURE R403.1(1) (IRC)

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TABLE R403.1 Minimum Footing Width

LOAD-BEARING VALUE OF SOIL (psf)

1,500 2,000 3,0004,000

Conventional light–frame construction

1-story 12 12 12 12

2-story 15 12 12 12

3-story 23 17 12 12

4-inch brick veneer over light frame or

8-inch hollow concrete masonry

1-story 12 12 12 12

2-story 21 16 12 12

3-story 32 24 16 12

8-inch solid or fully grouted masonry

1-story 16 12 12 12

2-story 29 21 14 12

3-story 42 32 21 16

For SI: 1 inch = 25.4 mm, 1 pound per square foot = 0.0479 kPa.

Graded Site Drainage

R401.3 Drainage. Surface drainage shall be diverted to a storm sewer

conveyance or other approved point of collection so as to not create a hazard.

Lots shall be graded to drain surface water away from foundation walls. The

grade shall fall a minimum of 6 inches (152 mm) within the first 10 feet...

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Example of Graded Site

The Foundation

Slab-on-Grade

Full Basement

Crawl Space

Post or Pier

There are Four Common Types

®

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Slab On GradeR506.1 (IRC) General. Concrete slab-

on-ground floors shall be a minimum 3.5

inches (89 mm) thick

R506.2.2 (IRC) Base. A 4-inch-thick

(102 mm) base course consisting of

clean graded sand, gravel, crushed

stone.

R506.2.3 Vapor retarder. A 6 mil

(0.006 inch; 152 µm) polyethylene or

approved vapor retarder with joints

lapped not less than 6 inches (152 mm)

shall be placed between the concrete

floor slab and the base course or the

prepared subgrade where no base

course exists.

Example of Slab on Grade

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Basement Walls

TABLE R404.1.1(1)

PLAIN MASONRY FOUNDATION WALLS

MAXIMUM WALL

HEIGHT

(feet)

MAXIMUM

UNBALANCED

BACKFILL

HEIGHTc(feet)

PLAIN MASONRYaMINIMUM NOMINAL WALL THICKNESS

(inches)

Soil classesb

GW, GP, SW

and SP

GM, GC, SM,

SM-SC and ML

SC, MH, ML-CL

and inorganic CL

5 4

5

6 soliddor 8

6 soliddor 8

6 soliddor 8

8

6 soliddor 8

10

6

4

5

6

6 soliddor 8

6 soliddor 8

8

6 soliddor 8

8

10

6 soliddor 8

10

12

7

4

5

6

7

6 soliddor 8

6 soliddor 8

10

12

8

10

12

10 solidd

8

10

10 solidd

12 solidd

8

4

5

6

7

8

6 soliddor 8

6 soliddor 8

10

12

10 solidd

6 soliddor 8

10

12

12 solidd

12 solidd

8

12

12 solidd

Footnote e

Footnote e

9

4

5

6

7

8

9

6 soliddor 8

8

10

12

12 solidd

Footnote e

6 soliddor 8

10

12

12 solidd

Footnote e

Footnote e

8

12

12 solidd

Footnote e

Footnote e

Footnote e

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TABLE R404.1.1(2)

8-INCH MASONRY FOUNDATION WALLS WITH REINFORCING

WALL HEIGHT

HEIGHT OF

UNBALANCED

BACKFILLe

MINIMUM VERTICAL REINFORCEMENTb,c

Soil classes and lateral soil loadd(psf per foot below grade)

GW, GP, SW and SP soils

30

GM, GC, SM, SM-SC and ML

soils

45

SC, ML-CL and inorganic CL

soils

60

6 feet 8 inches

4 feet (or less)

5 feet

6 feet 8 inches

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#6 at 48″ o.c.

7 feet 4 inches

4 feet (or less)

5 feet

6 feet

7 feet 4 inches

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 40″ o.c.

8 feet

4 feet (or less)

5 feet

6 feet

7 feet

8 feet

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#5 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 40″ o.c.

#6 at 32″ o.c.

8 feet 8 inches

4 feet (or less)

5 feet

6 feet

7 feet

8 feet 8 inches

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 32″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 40″ o.c.

#6 at 24″ o.c.

9 feet 4 inches

4 feet (or less)

5 feet

6 feet

7 feet

8 feet

9 feet 4 inches

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 40″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 40″ o.c.

#6 at 24″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 40″ o.c.

#6 at 24″ o.c.

#6 at 16″ o.c.

10 feet

4 feet (or less)

5 feet

6 feet

7 feet

8 feet

9 feet

10 feet

#4 at 48″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 40″ o.c.

#6 at 32″ o.c.

#4 at 48″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 32″ o.c.

#6 at 24″ o.c.

#6 at 16″ o.c.

#4 at 48″ o.c.

#5 at 48″ o.c.

#6 at 48″ o.c.

#6 at 32″ o.c.

#6 at 24″ o.c.

#6 at 16″ o.c.

#6 at 16″ o.c.

Cracked Basement Wall

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Repairs for

Bowed Walls

Cracked Basement Wall

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Cracked Basement Wall

Cracked Basement Wall

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Cracked Basement Wall

Cracked Basement Wall

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Carbon Fiber Strips

Tie-Back System

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Example of Retaining Wall

Garage Wall Crack

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Crawl SpaceR408.1 (IRC) Ventilation The minimum

net area of ventilation openings shall not be less

than 1 square foot (0.0929 m2) for each 150

square feet (14 m2) of under-floor space area.

R408.4 (IRC) Access. An access crawl hole

18 “ by 24” shall be provided to the under-floor

space.

R408.5 (IRC) Removal of debris. The

under-floor grade shall be cleaned of all

vegetation and organic material. All wood forms

used for placing concrete shall be removed

before a building is occupied or used for any

purpose. All construction materials shall be

removed before a building is occupied or used

for any purpose.

R406.3.2 Below-grade moisture barrier. A 6-mil-thick

(0.15 mm) polyethylene film shall be applied over

the below-grade portion of exterior foundation

walls prior to backfilling. Joints in the

polyethylene film shall be lapped 6 inches

(152 mm) and sealed with adhesive.

Pier ConstructionR606.6 Piers. The unsupported height of masonry piers shall

not exceed ten times their least dimension. When structural

clay tile or hollow concrete masonry units are used for isolated

piers to support beams and girders, the cellular spaces shall be

filled solidly with concrete or Type M or S mortar, except that

unfilled hollow piers may be used if their unsupported height is

not more than four times their least dimension. Where hollow

masonry units are solidly filled with concrete or Type M, S or N

mortar, the allowable compressive stress shall be permitted to

be increased as provided in Table R606.5.

R606.6.1 Pier cap. Hollow piers shall be

capped with 4 inches (102 mm) of solid

masonry or concrete or shall have cavities of

the top course filled with concrete or grout or

other approved methods.

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Lot Grade Elevation

R404.1.6 Height above

finished grade

Example of Grade Elevation

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Damproofing

R406.1 Concrete and masonry foundation dampproofing. Except

where required by Section R406.2 to be waterproofed, foundation

walls that retain earth and enclose interior spaces and floors below

grade shall be dampproofed from the top of the footing to the

finished grade. Masonry walls shall have not less than 3/8inch (9.5

mm) portland cement parging applied to the exterior of the wall.

The parging shall be dampproofed in accordance with one of the

following:

1. Bituminous coating.

2. 3 pounds per square yard (1.63 kg/m 2) of acrylic modified cement.

3. 1/8-inch (3.2 mm) coat of surface-bonding cement complying with

ASTM C 887.

4. Any material permitted for waterproofing in Section R406.2.

5. Other approved methods or materials.

Example of Dampproofing

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Waterproofing

R406.2 Concrete and masonry foundation waterproofing. In areas

where a high water table or other severe soil-water conditions are

known to exist, exterior foundation walls that retain earth and

enclose interior spaces and floors below grade shall be

waterproofed from the top of the footing to the finished grade.

Walls shall be waterproofed in accordance with one of the

following:

1. 2-ply hot-mopped felts.

2. 55 pound (25 kg) roll roofing.

3. 6-mil (0.15 mm) polyvinyl chloride.

4. 6-mil (0.15 mm) polyethylene.

5. 40-mil (1 mm) polymer-modified asphalt.

6. 60-mil (1.5 mm) flexible polymer cement.

7.1/8inch (3 mm) cement-based, fiber-reinforced, waterproof coating.

8. 60-mil (0.22 mm) solvent-free liquid-applied synthetic rubber.

Example of Waterproofing

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Basics of Framing

Platform

Post & Beam

Balloon

Log

Framing Types

®

Framing Systems

Studs

Joists

Rafters

Posts/Columns

Girders

Sill and Sillplate

There are Six Primary Components

®

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Floor FramingR403.1.6 Foundation anchorage. Sills on concrete

or masonry foundations shall not be less than 2”

thickness and anchored thereto by minimum ½” dia.

bolts spaced not more than 6’ o.c. and embedded a

min. 7” into the concrete or masonry.

Beams and Girders. Where 2 or more pieces of 2”

lumber are nailed together to provide girders, the

wide faces shall be vertical and the end joints shall

occur over supports……

Exception: girder span over 3 or more may

stagger ends ¼ the distances from intermediate

supports.

R502.6 Bearing. The ends of each joist, beam or

girder shall have not less than 1.5 inches (38 mm) of

bearing on wood or metal and not less than 3 inches

(76 mm) on masonry or concrete except where

supported on a 1-inch-by-4-inch (25.4 mm by 102

mm) ribbon strip and nailed to the adjacent stud or by

the use of approved joist hangers.

R502.6.2 Joist framing. Joists framing into the

side of a wood girder shall be supported by

approved framing anchors or on ledger strips not

less than nominal 2 inches by 2 inches (51 mm by

51 mm).

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Floor Girder Spans

IRC Table R502.5(2)

Floor Joist Spans & Notching

IRC Table 502.3.a(2) & 502.8.1

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Overlap Floor Blocking

R502.6.1 (IRC) Floor systems

Floor Cantilever

Ratio of back span to cantilever span shall be at least 3:1. (TABLE R502.3.3(1))

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Notching & Boring

FIGURE R502.8 (IRC)

CUTTING, NOTCHING

AND DRILLING

Wood I-Joist

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Deck Ledger & Flashing

Wall Framing

26

Wall

Typical

Studs Sizing & Spacing

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Notching & Boring Studs

Header Spans for Ext. Bearing Walls

Table

R502.5(1)&(2)

(IRC)

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Masonry Veneer

Fireblock Openings

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Ceiling Framing

Ceiling Joist Span

30

Roof Framing

Roof Framing System

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Roof FramingCollar beams of 1”x6” boards

shall be installed in the upper

third of the roof height to

every third pair of rafters.

FIGURE R502.8 CUTTING,

NOTCHING AND DRILLING

Notches on the ends of the

joist shall not exceed one-

fourth the depth…….

Where rafters meet to form a

ridge, they shall be placed

directly opposite each other

and nailed to a ridge board

not less than 1” thick, and not

less in depth than the cut end

of the rafter.

Roof Rafter Spans

Table 802.5.1(2) (IRC)

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Attic Ventilation

806.2 (IRC) ………The ratio of total net free ventilating area to the area of the

ceiling shall be not less than 1/150.

Roof Crickets

R1003.20 (IRC)

Chimney

crickets

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Roof Sheathing

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

37

Issues & Examples

Issues & Examples

38

Issues & Examples

Issues & Examples

39

Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Issues & Examples

Issues & Examples

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Conclusion

Buildings and Code Enforcements

vary with region.

Always be aware of your codes in

your area. THANK YOU!!