2012 IRC Townhouse Fire and Life Provisions€¦ · · 2017-02-16Required under 2012 IRC 2012 IRC...

2012 IRC Townhouse Fire and Life Safety Provisions

Copyright 2012 International Code Council 1

2012 IRC® Townhouses Design, Construction, Fire and Life Safety Provisions

2012 IRC® Townhouses Design, Construction, Fire and Life Safety Provisions

Based on the 2012 International Residential Code® (IRC®)

Welcome and Overview Welcome and Overview

Introductions Icebreaker Overview of the day

2012 IRC Townhouse Fire and Life Safety Provisions 2

Description Description

Participants will be better able to apply the fire and life/safety provisions for townhouse construction using the 2012 IRC. Addresses issues based on exterior wall and

opening protection, separation of dwelling and dwelling units and means of egress. Covers issues based on exterior wall and

opening protection, separation of dwelling and dwelling units and means of egress.

2012 IRC Townhouse Fire and Life Safety Provisions 3Page 1

ObjectivesObjectives Upon completion, participants will be better able to: Locate the townhouse fire, life and safety

provisions in the 2012 IRC. Identify fire-resistive dwelling separation in

townhouse design and construction. Apply the requirements of the IRC to townhouse

construction for garages and carports, means of egress, fire protection systems and accessibility. Explain the intent of multiple dwelling unit

separation and other life and safety provisions of the code.




TownhousesTownhousesModule 1


Introduction Introduction

In order for the designer of a multiple dwelling-unit project to get started with the code requirements, he or she will need to determine if his or her project fits into the scope of the IRC.

2012 IRC Townhouse Fire and Life Safety Provisions 6Workbook Page 3

Introduction Introduction

If it does not meet the scope then it will need to be designed and constructed using the IBC. The differences between the two codes will be discussed more in detail later in the program.


Comparative IRC/IBC Comparative IRC/IBC

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Comparative IRC/IBC Comparative IRC/IBC

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Required under 2012 IRC


R101.2 – ScopeR101.2 – Scope Apply to detached one- and two-family dwellings and

townhouses not more than three stories above gradeplane in height, with a separate means-of-egress and their accessory structures.

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R202 – Dwelling UnitsR202 – Dwelling Units A single unit providing

complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

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R202 – Dwelling UnitsR202 – Dwelling UnitsAny building that contains one or two dwelling units used, intended or designed to be built, used, rented, leased, let or hired out to be occupied, or that are occupied for living purposes.


2012 IRC Townhouse Fire and Life Safety Principles



R202 – TownhousesR202 – Townhouses A single-family dwelling

unit constructed in a group of three or more attached units in which each unit extends from foundation to roof and with a yard or public way on at least two sides.


R202 – TownhousesR202 – Townhouses

Definition of townhouse Refers to a single-family dwelling unit

constructed in a group, but it does not make reference to a dwelling. Single-family dwelling unit is a single unit

providing living facilities for one or more persons. Dwelling is any building that contains one or

two dwelling units that are occupied for living purposes.

14Workbook Page 6


R202 – TownhousesR202 – Townhouses Definition, would eliminate the possibility of a

two-unit upper/lower dwelling, from being in a townhouse configuration because each unit could not extend from the foundation up to the roof, which is basically the location of the fire-resistive separation wall or walls.

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R202 – TownhousesR202 – Townhouses Made up of three or more dwelling units. All of the dwelling units are to have a yard or

public way on two sides. The “yard or public way on at least two sides”

provision for townhouses is meant to establish an open side of the dwelling where an occupant could exit in an emergency, and emergency personnel could assist the occupant of the dwelling, if needed.

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A three-unit row-style dwelling project is proposed with each unit separated by at line is proposed. Does it meet the definition of “Townhouse”?

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Yes. It has three or more units, and each dwelling unit has a yard or public way on at least two sides.


A three-unit row-style dwelling project with no lot line separation is proposed. Does it meet the definition of “Townhouse”?




A four-unit back-to-back style dwelling project is proposed. Does it meet the definition of Townhouse?

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A six-unit back-to-back style dwelling project is proposed. Does it meet the definition of “Townhouse”?

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No. It has three or more units, and although the corner units have two sides open to a yard or public way, the middle units only have one side open. It cannot be constructed using the provisions in Section R302.2 of the IRC



Townhouses Townhouses

If the structure with six dwelling units shown in the figure below does not meet the definition of townhouse in the IRC, can it still be constructed using some other provision in the code?


Yes. It could be designed and constructed as a series of Group R-3 dwellings using the provisions of the International Building Code (IBC).


A five-unit back-to-back style dwelling project is proposed containing a single middle dwelling unit and two dwelling units at each end corner. Does it meet the definition of “Townhouse”?

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Yes. It has three or more units, the corner units have two sides with a yard or public way (front and side), and the middle unit has a front and rear that is open to a yard or public way (front and rear). This scenario does not change if the lot lines are removed from the example.


A six-unit staggered back-to-back style project is proposed. Does it meet the definition of “Townhouse”?

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No. Although it has three or more units, and the outside corner units have at least two full sides open, the two interior dwelling units (B & E) both have only one full side open and a half of one side open.


Why would a builder/designer want to construct a townhouse using the provisions contained in the IRC versus. those contained in the IBC?

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Generally, the requirements in the IBC are more restrictive and most likely more costly than those in the IRC (protection for supporting walls, no rated horizontal floor or roof assemblies, penetrations of horizontal assemblies, means of egress, fire suppression systems, etc.).



R302.2 – TownhousesR302.2 – Townhouses Each townhouse shall be considered a separate

building and shall be separated by fire-resistance-rated wall assemblies meeting the requirements of Section R302.1 for exterior walls.

Dwelling units in a townhouse building will be separated by a 1-hour fire-resistance-rated wall assemblies meeting ASTM 119 or UL 263.

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R302.2 – TownhousesR302.2 – Townhouses

1-hour fire-resistance-rated wall assembly

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R302.2 – TownhousesR302.2 – Townhouses Dwelling units in a townhouse are separated by

a single 1-hour assembly, where in the 2006 IRC and previous editions, dwelling units in a townhouse were separated by either two 1-hour assemblies or one 2-hour assembly.

This change coincides with the requirement for a fire sprinkler system in townhouses that will be discussed later in this program.


R302.2 – TownhousesR302.2 – Townhouses Designer may consider still using the 2-hour

walls as a means to meet a specific sound transmission rating requirement in their jurisdiction.

Use of two 1-hour walls will also be discussed later in the program when constructing two attached dwelling units separated by a lot line.

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R302.2 – TownhousesR302.2 – Townhouses What is a 1-hour fire-

resistance-rated wall? A 1-hour fire-

resistance rating refers to a wall assembly tested in accordance with ASTM E 119 or UL 263 according to Section R 302.2.

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R302.2 – TownhousesR302.2 – Townhouses

Some walls are tested from both sides (symmetrical wall systems) and some walls are tested from one side only (unsymmetrical wall systems).

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R302.2 – TownhousesR302.2 – Townhouses Floor/ceiling and wall assemblies are considered

to be generic materials, unless specified as a proprietary material (specific manufacturer noted in listing of the assembly).

Each proprietary system shall be built utilizing the components specified by the company or companies listed under a detailed description for that system, in other words, substitution of materials is not permitted.

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R302.2 – TownhousesR302.2 – Townhouses Each of the dwelling units in

a townhouse is considered to be a “separate building.”

There is no charging language that directs the user to establish an imaginary line between the dwelling units contained in the townhouse.

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R302.2 – TownhousesR302.2 – Townhouses User needs to establish an

imaginary line between the dwelling units if there is no real lot line between them.

If there is a lot line between the dwelling units, then imaginary lines between buildings (dwellings) need not be considered.

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R302 – Exterior Wall LocationR302 – Exterior Wall Location Code operates on the philosophy that an owner

will have no control over what occurs on an adjacent property, and therefore the location of all structures on the property need to be regulated, considering the rate of fire spread, intensity and duration.

2012 IRC Townhouse Fire and Life Safety Provisions 34Page 18-19

R302 – Exterior Wall LocationR302 – Exterior Wall Location Basis for provisions in the code regulating the

fire-resistive characteristics and openings in exterior walls of dwellings and townhouses when those walls are within specific distances of the lot line.


R302 – Exterior Wall LocationR302 – Exterior Wall Location

36

2012 IRC Page 48

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2012 IRC Page 49

2012 IRC Townhouse Fire and Life Safety Provisions Page 20



The distances are measured at a right angle from the face of the exterior wall.

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R302 – Exterior Wall LocationR302 – Exterior Wall Location Single-family dwelling

is placed 5 feet (1524 mm) away and parallel to a lot line.

Exterior wall element is not required to be fire-resistance rated if the fire separation distance is at least 5 feet (1527 mm).

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R202 – Fire Separation DistanceR202 – Fire Separation Distance

The distance measured from the building face to one of the following:1. To the closest interior

lot line, such as a lot line between two residential lots.

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2. To the centerline of a street, an alley or public way.

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3. To an imaginary line between two buildings on the same lot.

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Front and rear wall of the single-family dwelling are not required to be fire-resistance rated no matter how close the dwelling is to the lot line which is parallel to the gable end wall.

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Exterior gable end wall of the dwelling is located 5 feet (1524 mm) from a lot line.

Gable end roof overhang projects 12 inches (305 mm) beyond the face of the exterior wall, and it extends to a point 4 feet (1219 mm) from the lot line.

Table R302.1(1), this projection within 5 feet (1524 mm) of the lot line is required to be 1-hour fire-resistance-rated on the underside.





Table R302.1(2) the 1-hour fire-resistance-rated requirement for this gable-end roof overhang is reduced to 2 feet (610 mm).

Additional provision in footnote “a” brings it to 0 feet where the subdivision requires all structures to be equipped throughout with an automatic fire sprinkler system



Single family dwelling is placed 4 feet (1219 mm) from a lot line.

Exterior wall element is required to be 1-hour fire-resistance rated assembly, if the fire separation distance is less than 5 feet (1524 mm).

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Projections are cornices and eave overhangs, such as the gable and roof overhang, that project beyond the exterior wall.

When structures are in close proximity to a lot line these projections create problems that are a result of trapping the convected heat from a fire in an adjacent building (or dwelling).

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Because this trapped heat increases the hazard for the building, the code describes the location of a vertical plane which any projection may not extend beyond, and another vertical plane where projections would need to be protected on the underside.

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Cantilevered floors and balconies that project parallel of the lot line, such as the upper floor cantilever are not considered projections for the purpose of determining exterior wall and opening protection.

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Exterior wall placed 4 feet (1219 mm) from the lot line will need to be designed and constructed as a 1-hour fire-resistance-rated wall.

12-inch (305mm) gable end roof overhang is now located 3 feet (914 mm) from the lot line.

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12-inch (305 mm) gable end roof projection will need a minimum fire-resistance rating of 1-hour on the underside.



Table R302.1(1) limits the amount of openings (windows and doors), in an exterior wall located between 3 feet (914 mm) and 5 feet (1524 mm) of the lot line to 25 percent of the area of the wall.





Table R302.1(1) limits the openings, such as windows, to a maximum of 25 percent of the wall area when located between 3 feet (914 mm) and 5 feet (1524 mm) of the lot line, there are no provisions for exceptions when using fire-rated glazing. 25 percent maximum cannot be increased

by the use of fire-rated glazing.

53Workbook Page 27



Fire separation distance is less than 3 feet (914 mm), no window or door openings are allowed in the 1-hour fire-resistive-rated exterior wall.

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Many zoning codes would not permit a single family dwelling to be located less than 3 feet (914 mm) from a lot line, many municipalities allow zero-lot line setbacks for townhouses.

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R302.3 – Two-family Dwelling R302.3 – Two-family Dwelling

What is a two-family dwelling, and what is the difference between a dwelling and a two-family dwelling?

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R202 – Dwelling unitR202 – Dwelling unit Dwelling is a building

that contains one or two dwelling units that are occupied for living purposes

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R302.3 – Two Family DwellingR302.3 – Two Family Dwelling

Two-family dwelling can have two dwelling units, also known as a

duplex, twin-home, flats, etc., that are literally contained in the same structure. Does not have a lot line between the two

dwelling units.

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R302.3 – Two Family DwellingR302.3 – Two Family Dwelling

There are provisions for fire separation between the dwelling units, but if a lot line was placed between the dwelling units, it would then require separation based on the provisions for exterior walls in Table R302.1, and it would no longer be considered a two-family dwelling as described in Section R302.3.

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R202 – Dwelling UnitR202 – Dwelling Unit Single unit providing

complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

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R302.3 – Two family dwellingR302.3 – Two family dwelling Two-family dwelling is

a dwelling that contains two dwelling units that are on the same property, but these two dwelling units are not separated by a lot line.

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R302.3 – Two family dwellingR302.3 – Two family dwelling Dwelling units in two-

family dwellings shall be separated from each other by wall and/or floor assemblies having not less than a 1-hour fire-resistance rating when tested in accordance with ASTM E 119 or UL 263.

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R302.3 – Two family dwellingR302.3 – Two family dwelling

Penetrations of wall or floor assemblies, in two-family dwellings need to be protected in accordance with Section R302.4 to maintain the integrity of the 1-hour assembly between the two dwelling units.


R302.3 – Two family dwellingR302.3 – Two family dwellingFire-resistance-rated wall assemblies in two-family dwellings shall extend to the underside of the roof sheathing and be tight against the exterior wall.




R302.3 – Two family dwellingR302.3 – Two family dwelling Parapets, such as the

one, are only addressed with townhouses, which contain three or more dwelling units.

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Openings in the 1-hour fire-resistance-rated floor/ceiling assembly, can contain openings for ductwork, such as warm air supply vents and cold air return vents only if they are included in the listing of the tested assembly.



Exceptions:1. A fire-resistance rating of ½ hour shall be

permitted in buildings equipped throughout with an automatic sprinkler system installed in accordance with NFPA 13.

67

This exception does not allow an NFPA 13R or 13D as a substitution for the 1-hour fire-resistance-rated assembly even though both NFPA 13R and 13D address certain residential applications.

Page 372012 IRC Townhouse Fire and Life Safety Provisions

R302.3 – Two family dwellingR302.3 – Two family dwelling2. Wall assemblies need not extend through attic

spaces when the ceiling is protected by not less than 5/8-inch (16 mm) Type X gypsum board and an attic draftstop is provided above and along the wall assembly separating the dwellings. Structural framing (or walls) supporting the

ceiling shall also be protected by not less than ½-inch (12.7 mm) gypsum board or equivalent.

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Instead of installing a 1-hour fire-resistance-rated wall up to the roof sheathing to separate the two dwelling units (on the same lot).



There are no provisions in the code that limit openings, such as windows or doors, in the walls that support this 5/8-inch (15.9 mm) Type X gypsum board ceiling.

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Fire-resistance-rated AssembliesFire-resistance-rated Assemblies

When using Exception 2 in Section R302.3 shown in the figure below, the code requires the walls that support the 5/8-inch (15.9 mm) Type X gypsum board ceiling of the two dwelling units, to be protected with ½ inch (12.7 mm) gypsum board.

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Fire-resistance-rated AssembliesFire-resistance-rated Assemblies

Are these supporting walls required to be 1-hour fire-resistance-rated assemblies?


No. They are only required to be protected with the ½ inch gypsum board. Openings and penetrations are also not regulated based upon this exception.



R302.3.1 – Supporting constructionR302.3.1 – Supporting construction Floor assemblies are

required to be fire-resistance-rated, such as the 1- hour fire-resistance-rated floor assembly separating upper/lower dwelling units, the supporting construction of such assemblies shall have an equal or greater fire-resistance rating.


R302.3.1 – Supporting constructionR302.3.1 – Supporting construction No provisions in the

code that limit openings, such as windows in the 1-hour fire-resistance –rated supporting walls that support the 1-hour floor assembly, unless due to location on lots as noted in R302.1.


R302.3.1 – Supporting constructionR302.3.1 – Supporting construction

Could a door opening be placed in the 1-hour fire-resistance-rated assembly between the dwelling units in a two-family dwelling as a means for the occupants of each dwelling unit to access each other’s dwelling unit such as shown?


R302.3.1 – Supporting constructionR302.3.1 – Supporting construction

Families want to live next to their elderly parents, where they may want to have access in the event of an emergency, yet maintain some level of privacy otherwise, could they access through a door opening in the 1-hour wall between the dwelling units?

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Two attached single-family dwellings separated by a lot line.Two attached single-family dwellings separated by a lot line. Code clearly addresses single-family

dwellings, two-family dwellings and townhouses when it comes to the fire resistance of exterior walls and opening protection limitations; although, the construction of two attached single-family dwellings constructed with a lot line separation are not so clearly noted.


Two attached single-family dwellings separated by a lot line.Two attached single-family dwellings separated by a lot line. Two attached single-family

dwellings are constructed with a lot line between the two dwellings, they are not considered two-family dwellings because two-family dwellings are not separated by a lot line, and they are not considered townhouses because townhouses are constructed in groups of three or more dwelling units.

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Two attached single-family dwellings separated by a lot line.Two attached single-family dwellings separated by a lot line. Two single family dwellings

are attached, yet separated by a lot line, they are considered two separate dwellings, not a two-family dwelling. Because of this lot line separation, each of these two attached single-family dwelling units need exterior wall and opening protection as required in Section R302.1.

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Two attached single-family dwellings separated by a lot lineTwo attached single-family dwellings separated by a lot line A lot line separating the

two attached single-family dwellings, each of these two attached single-family dwelling units will need to provide exterior wall and opening protection as noted in Section R302.1.

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Two attached single-family dwellings separated by a lot lineTwo attached single-family dwellings separated by a lot line No provisions in the IRC that permit a reduction

in the two 1-hour fire-resistance-rated walls between two attached single-family dwelling units separated by a lot line.

No provisions that permit the use of a single 2-hour fire-resistance-rated wall instead of the required two 1-hour fire-resistance-rated walls.

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Two attached single-family dwellings separated by a lot lineTwo attached single-family dwellings separated by a lot line Townhouses require one 1-hour fire-resistance-

rated wall between the dwelling units of the townhouse, whether a lot line exists or not.

This is based somewhat on the requirement for a residential fire sprinkler system.

An automatic residential fire sprinkler system is required for townhouses and for one- and two-family dwellings.

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Fire separation - Scenario 1Fire separation - Scenario 1 A designer has proposed two

attached, single-family dwellings separated by a lot line.

A concrete/masonry exterior foundation wall around the exterior perimeter of these two dwellings except at the common wall location between the dwellings.

Foundation plan indicates a post and beam support along the lot line in the crawl space between these two dwelling units.

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Fire separation -Scenario 1Fire separation -Scenario 1 Post and beam system in the

crawl space between the dwelling units will be draft stopped as proposed by the designer as a means to provide fire separation between the two dwelling units in the crawl space.

Will this draftstop and post beam system meet the minimum code requirements for the required fire-resistance-rated separation between the dwelling units in the crawl space?

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No. The exterior wall and opening protection is to extend from the foundation to the roof sheathing at the lot line, and so the two 1-hour fire-resistance-rated walls need to extend down through the crawl space to the footing/foundation.



Fire separation -Scenario 2Fire separation -Scenario 2

A designer has proposed the four-unit townhouse as shown in the figures below.

There is a concrete/masonry exterior foundation wall around the exterior perimeter of the entire townhouse structure.



Four dwelling units rest above a crawl space and are separated from each adjoining dwelling unit in the crawl space by an open post and beam system.

The designer has proposed the installation of a draftstop in the crawl space in line with the two 1-hour rated wall assemblies above as a means to separate the dwelling units.



Will this draftstop meet minimum code requirements for the separation between the dwelling units?

No. The exterior wall protection needs to extend from the foundation to the roof sheathing, and as such, the draftstop would not provide this required separation.


Fire separation Fire separation

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Designer of the four unit townhouse has resubmitted a plan of the crawl space area for the approval of the building official, where the concrete/masonry foundation wall with a 2-hour minimum fire-resistance rating separates each dwelling unit in the crawl space area.

Will this comply with code?

Yes, as long as the details of the 2-hour fire-resistance-rated assembly comply withthe listing or manufacturer’s installation instructions.



Fire separation Fire separation


Designer of the four unit townhouse has submitted an alternate plan of the crawl space area for the approval of the building official, where two 1-hour fire-resistance-rated walls separate each of the dwelling units in the crawl space area.

Will this comply with code?

Yes, they would comply as long as the details of the two 1-hour fire-resistance-ratedassemblies comply with the listing.

R302.2 – TownhousesR302.2 – Townhouses At this common wall

location between dwelling units, there may be a lot line, or it may have been designed using imaginary lot lines based on the definition of fire separation distance.


R302.2 – TownhousesR302.2 – Townhouses Exception: A common 1-

hour fire-resistance-rated wall assembly tested in accordance with ASTM E 119 or UL 263 is permitted for townhouses if such walls do not contain plumbing or mechanical equipment, ducts or vents in the cavity of the common wall.

2012 IRC Townhouse Fire and Life Safety Provisions 91Workbook Page 51

R302.2 – TownhousesR302.2 – Townhouses Reduction of the common wall separation from

two hours in the 2006 IRC and earlier, to one hour between dwelling units is based on the 2012 IRC provision in Section R313 that requires townhouses to have an automatic fire sprinkler system.

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R302.1 – Exterior walls R302.1 – Exterior walls Although the Exception to Section R302.2 allows

a single 1-hour fire-resistance-rated wall between dwelling units within townhouses that contain automatic fire sprinkler systems, some townhouse designs may include traditional double-walls between the dwelling units either because of adopted sound transmission standards or as the designer/builder’s choosing.

93Workbook Page 46


R302.1 – Exterior walls R302.1 – Exterior walls Townhouse designs may

include traditional double-walls between the dwelling units either because of adopted sound transmission standards or as the designer/builder’s choosing.

Some of the drawings will indicate single 1-hour walls, and some will indicate the optional double 1-hour walls.

94Workbook Page 51


R302.1 – Exterior walls R302.1 – Exterior walls IRC does address exterior wall and opening

protection for dwelling units and townhouses because of the location on lot, there are no requirements in the IRC for the overall construction type to be anything other than nonrated construction throughout.

Unless specifically required by other provisions of the code, the combustible framing could literally be left exposed.

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R302.1 – Exterior walls R302.1 – Exterior walls No code provisions in the IRC that would limit

the maximum square footage of either a dwelling or the individual dwelling unit within the townhouse structure or the maximum square footage of the townhouse as a group.

There are also no provisions that require more than one exit, or that limit travel distance.

96Workbook Page 52




Exterior Wall ConstructionExterior Wall ConstructionModule 2


Exterior Wall Construction Exterior Wall Construction Each of the dwelling

units in this townhouse has an exterior wall located with a fire separation distance of less than 5 feet (1524 mm).

Walls need to meet the requirements of Section 302.1 and Table 302.1

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Exterior Wall Construction Exterior Wall Construction Common wall or walls between the dwelling

units need to be constructed as a minimum 1-hour fire-resistance rating in townhouses with automatic fire sprinkler systems.

Openings in this wall are not permitted (such as windows and doors).

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Exterior Wall Construction Exterior Wall Construction Designer needs to

submit a design for the exterior wall (or walls) that includes sufficient information and details to allow a determination as to the fire-resistance rating along with all of the components that make up the wall assembly.

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Exterior Wall Construction Exterior Wall Construction The wall assembly on the plan should reflect the

exact information noted in the submitted listed assembly, including, but not limited to: File number assigned by the listing agency. It is not

uncommon to find a design for a suggested fire-resistance-rated wall assembly noted on a plan that lacks this key element.

Fire rating needs to be indicated as an hourly designation, such as ½ hour, 1-hour, 2-hour, 3-hour or 4-hour fire-resistive-wall assembly.

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Exterior Wall Construction Exterior Wall Construction Sound rating. Sound Transmission, is

adopted by the municipality, the air-borne sound insulation for wall and floor/ceiling assemblies shall meet a Sound Transmission Class (STC) rating of 45 when tested in accordance with ASTM E 90.


Exterior Wall Construction Exterior Wall Construction Penetrations need to

maintain this rating as it needs to be airtight.

Substituting mechanical fasteners for designed adhesives, or the use of more fasteners, may affect the rating.


Exterior Wall Construction Exterior Wall Construction Stud width and spacing. Although the code

permits stud spacing up to 24 inches (610 mm) on center, a fire-resistance-rated-wall assembly may require stud spacing at 16 inches (406 mm) on center. This is important to recognize if the wall stud spacing is increased based on green building value engineering principles. The listing may actually contain a staggered-stud configurations.

Thickness of gypsum board.

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Exterior Wall Construction Exterior Wall Construction Type of gypsum board. Regular gypsum board is

made of a noncombustible core material typically with a paper face and back paper comprised of newsprint and post-consumer waste materials. Type X gypsum board has superior fire resistance with the addition of glass fibers and vermiculite in the gypsum board. Improved Type X, also known as proprietary Type C gypsum board, has a higher level of fire resistance because of the formulations of material in the product.

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Exterior Wall Construction Exterior Wall Construction Generic or proprietary brand of gypsum board.

Some listed wall assemblies use a proprietary brand of gypsum board, and as such, the user of the particular assembly may not substitute other brands of gypsum, even if the same thickness and type of gypsum board are used.

Orientation of gypsum board (parallel or perpendicular to framing).

Fastener type (nail or screw).

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Exterior Wall Construction Exterior Wall Construction Fastener length, head diameter and shank

diameter. Joint offset if required. An assembly may require

the gypsum board to be staggered at least one framing member from the adjacent sheet of gypsum board, particularly when using double-thickness applications.

Other information as required.

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Exterior Wall Construction Exterior Wall Construction

It is unlikely that a listed assembly will reference staples for fasteners, the building official could allow the use of staples if testing indicated the staples provided the same holding power as the required nails or screws under fire conditions.

108Workbook Page 50





Code does not refer to a minimum or maximum joint spacing between the sheets of the gypsum board, reference should be made to both the manufacturer of the gypsum board for recommendations and to the listing of the assembly for additional requirements.

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Fire-resistive-rated Wall ConstructionFire-resistive-rated Wall Construction

110Page 57



1. Can nails be substituted for screws, or screws substituted for nails, when installing gypsum board that is part of a fire-resistance-rated wall assembly?

111Page 57


1. Yes, for some listings, but not all. Refer to the listing agency for recommendations or requirements regarding substitutions. Normally, substitutions cannot be made unless specifically noted in the listing or by the listing agency. For example, the Gypsum Association's Fire Resistance Design Manual allows nails that comply with ASTM C 514 or ASTM F 547, that are suitable for the intended use and having dimensions not less than those specified in the manual to be permitted as a substitution. It also allows screws meeting ASTM C 1002 to be permitted to be substituted for the prescribed nails, one for one, when the length and head diameter of the screws equal or exceed those of the nails specified in the tested system. Substitutions of fasteners should also be approved prior to installation by the building official.


2. Could a designer propose fire-resistance-rated wall assemblies contained in Chapter 7 of the IBC for use in dwellings constructed using the provisions of the IRC, such as noted in the table below?

YES

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1-hour fire-resistance-rated wall needs to extend into the soffit area at the roof overhang in buildings with continuous soffits. Does the listing for the wall assembly

recognize this application? It may not.

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Building official will need to make a determination if this soffit area complies with the intent of the code and the listed assembly.

Critical to verify that the gypsum board is properly fastened into framing members during construction.

Is there a lookout framed into the bottom of the soffit that will provide this nailing surface at all sides?

Bottom of the soffit needs to be tight against this 1-hour fire-resistance-rated assembly.




Exterior Wall Construction Exterior Wall Construction Fire-resistance-rated walls require an inspection

as noted in Section R109. Affords the building inspector the opportunity to

evaluate the assembly from top to bottom, including the extension of the fire-resistance-rated assembly in the attic, to the exterior wall and into the soffit area.

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R302.2.1 – Continuity R302.2.1 – Continuity The fire-resistance-rated wall or assembly

separating the townhouses shall be continuous from the foundation to the underside of the roof sheathing, deck or slab.

117Workbook Page 532012 IRC Townhouse Fire and Life Safety Provisions

R302.2.1 – Continuity R302.2.1 – Continuity A 1-hour fire-resistance-rated wall assembly extends from the front to back between the dwelling units and also the attached garages of the dwelling units.


R302.2.1 – Continuity R302.2.1 – Continuity Lot line or imaginary line between the dwelling

units must extend to the centerline of a street, alley or public way.

No openings, such as windows or doors, are permitted in this 1-hour fire-resistance-rated common walls.

Fire-resistance-rated walls between the dwelling units are not required to extend between the decks at the rear of the structure, as the decks are not considered to be accessory structures.

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R302.2.1 – Continuity R302.2.1 – Continuity Designer of this four unit

townhouse, chooses to install an 8-foot-high (2438 mm) wood privacy wall between the rear decks of the dwelling units, this privacy wall can be installed of combustible materials with no fire-resistance rating, as code does not require the 1-hour fire-resistance-rated wall to extend between the decks, as it only needs to extend to the rear of the dwelling.

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R302.2.2 – ParpetsR302.2.2 – Parpets Constructed in

accordance with Section R302.2.3.

Constructed as an extension of the fire-resistance-rated wall separation between dwelling units that serve as a means of limiting the spread of fire from dwelling unit to dwelling unit.

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R302.2.3 – Parapet constructionR302.2.3 – Parapet construction

Have the same fire-resistance rating as that required for the supporting wall or walls.

On any side adjacent to a roof surface, the parapet shall have noncombustible faces for the uppermost 18 inches (457 mm), to include counterflashing and coping materials.

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Constructed for townhouses as an extension of exterior walls or common walls as follows:1. Where roof surfaces

adjacent to the wall or walls are not at the same elevation, the parapet needs to extend not less than 30 inches (762 mm) above the roof surfaces, item 1.

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2. Where roof surfaces adjacent to the wall or walls are at different elevations and the higher roof is not more than 30 inches (762 mm) above the lower roof, the parapet shall extend not less than 30 inches (762 mm) above the lower surface, item 2.

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Exception (to Item 2) Is not required in the

two cases above when the roof is covered with a minimum Class C roof covering, and the roof decking or sheathing is of noncombustible materials

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Approved fire-retardant-treated wood for a distance of 4 feet (1219 mm) on each side of the wall or walls.

One layer of 5/8-inch (16 mm) Type X gypsum board is installed directly beneath the roof decking or sheathing.

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Supported by a minimum of nominal 2-inch (51 mm) ledgers attached to the sides of the roof framing members.

A minimum distance of 4 feet (1219 mm) on each side of the wall or walls

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Class C roof covering is not readily flammable and affords a measurable degree of fire protection to the roof deck. The shingle package should be labeled to indicate Class C (or better, such as Class B or Class A).

Noncombustible generally refers to a metal, concrete or poured gypsum deck surface.

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Fire-retardant-treated plywood Pressure-treated with fire-retardant salts to inhibit

combustion in accordance with American Wood Protection Association (previously known as “the American Wood Preservers Association”) Standard U1 to have a flame spread index of 25 or less when subjected to a 30-minute fire test. Some of the chemical treatments may reduce the structural capacity of the plywood, and recommendations should be obtained from the manufacturer and treating service to verify any reductions in span ratings.

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One layer of 5/8-inch (15.9 mm) gypsum board could be laid on top of the roof framing members, but the design of the roof framing members need to compensate for the 5/8-inch (15.9 mm) difference in the level of the roof sheathing or decking and for the additional weight of the gypsum board.

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One layer of 5/8-inch (51 mm) gypsum board could be installed between the roof framing members directly below the nonfire retardant roof decking or sheathing with 2 x ledgers fastened to the roof framing members. There are no provisions in the code that address sealing of any gap that may occur between the gypsum board and the roof framing member .

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3. A parapet is not required where roof surfaces adjacent to the wall or walls are at different elevations and the roof is more than 30 inches above the lower roof, Item 3.

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Common wall construction from the lower roof to the underside of the higher roof deck, shall have not less than a 1-hour fire-resistance rating. The wall shall be rated from exposure from both sides.

Because both of the walls are less than 3 feet (914 mm) from the lot line between the dwelling units, no openings for windows or doors are permitted.


R302.2.4 – Structural IndependenceR302.2.4 – Structural Independence Each individual townhouse shall be structurally

independent. Objective of structural independence is that a

collapse due to a fire in one individual dwelling within the townhouse will not cause the failure of an adjoining dwelling.


R302.2.4 – Structural IndependenceR302.2.4 – Structural Independence Exceptions:

1. Foundations supporting exterior walls or common walls. This would allow a single concrete or masonry foundation wall, to support two separate wall assemblies between the dwelling units.

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R302.2.4 – Structural IndependenceR302.2.4 – Structural Independence2. Structural roof and wall sheathing from each

unit may fasten to the common wall framing. This provision allows the structural roof and wall sheathing to run past the common wall area as it is arguably more important than the ability of the wall sheathing to carry the fire horizontally along the roof or wall.

3. Nonstructural wall covering, such as siding products, may extend over the common wall area without requiring a break or control joint.

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R302.2.4 – Structural IndependenceR302.2.4 – Structural Independence4. Flashing of roof

covering materials is permitted over the common wall area.

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R302.2.4 – Structural IndependenceR302.2.4 – Structural Independence5. Townhouses separated

by a common 1-hour fire-resistance-rated wall, are exempt from the structural independence provisions of this section. There are no specific requirements that address the ability of the framing members to break away in the event of a fire.

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R302.4 Dwelling unit rated penetrationsR302.4 Dwelling unit rated penetrations Penetrations of wall

or floor/ceiling assemblies required to be fire-resistance rated shall be protected accordingly to this section to maintain the integrity of the fire-resistance-rated assembly.

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R302.4 Dwelling unit rated penetrationsR302.4 Dwelling unit rated penetrations

Apply to penetrations of fire-resistive-rated walls and floor/ceiling assemblies that are part of the dwelling unit separation in either a two-family dwelling or in dwelling units in townhouses. Addresses all of the combustible piping

and tubing, ductwork, and other equipment that may pass in or through the wall or floor assembly.

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R302.2.4 – Structural IndependenceR302.2.4 – Structural Independence

If the penetration of a rated assembly is not properly constructed, the assembly itself is jeopardized and may not perform as intended. The method of penetration needs to be

identified, such as membrane or through penetration, and a means to protect it needs to be evaluated.

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R302.4.1 – Through penetrationsR302.4.1 – Through penetrations

Through penetration is an opening that passes through the entire fire-resistance-rated wall assembly, such as for a pipe, conduit or similar material that compromises the integrity of the assembly. Through penetrations need to comply with this section.

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1. In concrete or masonry wall or floor assemblies, where the penetrating item is a maximum 6 inches (152 mm) nominal diameter and the area of the opening through the wall does not exceed 144 square inches (92 900 m2), concrete, grout or mortar is permitted where installed to the full thickness of the wall or floor assembly or the thickness required to maintain the fire-resistance rating.



2. Material used to fill the annular space shall prevent the passage of flame and hot gases sufficient to ignite cotton waste where subjected to ASTM E 119 or UL 263 time temperature fire conditions.

This allows the designer some flexibility to look at other materials besides concrete, grout or mortar to fill the annular space around the metal pipe penetration.

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The exception previously noted for through penetrations of concrete or masonry floors will only apply for the separation between two dwelling units in a dwelling; it will not occur in a townhouse situation.

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A townhouse has no provisions that allow one-dwelling unit above another dwelling unit. A two-story dwelling unit within a

townhouse does not require any fire-resistance-rated floor assembly between the first and second floor.

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R302.4.1.1 – Fire Resistance-rated-assemblyR302.4.1.1 – Fire Resistance-rated-assembly Penetrations shall be installed as tested in the

approved fire-resistance-rated assembly. When constructing a tested/listed wall assembly

for example, that all of the penetrations need to be installed exactly according to the way they were installed based on the fire test and that no substitutions are to be made to the assembly.

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R302.4.1.2 – Penetration firestop systemR302.4.1.2 – Penetration firestop system Protected by an approved penetration firestop

system installed as tested in accordance with ASTM E 814 or UL 1479 and shall have an F rating of not less than the required fire-resistance rating of the wall penetrated.

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R302.4.1.2 – Penetration firestop systemR302.4.1.2 – Penetration firestop system “F” (flame) rating indicates the time period, in

hours, that the through-penetration fire-stop system remained in place without allowing the passage of fire during the fire exposure test.

F rating needs to be at least equal in hours to the required fire-resistance-rated wall assembly.

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R302.4.1.2 – Penetration firestop systemR302.4.1.2 – Penetration firestop system

When a penetrating material is something other than a metal pipe, such as a plastic water pipe or plastic-coated electrical conduit, the designer will need to look for a firestop system for that plastic pipe penetration that will maintain the fire-resistance rating.

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations An opening that passes

through only one side of a fire-resistance-rated wall assembly, such as for a pipe, conduit, receptacle box or similar material that compromises the integrity of the assembly.

Membrane penetrations need to comply with this section.

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations Where walls or a

ceiling need to have a fire-resistance-rating, recessed fixtures need to be installed such that the required fire resistance will not be reduced.

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations Exceptions:

1. Membrane penetrations of maximum 2-hour fire-resistance-rated walls and partitions, are allowed for steel electrical boxes that do not exceed 16 square inches (0.0103 m2) in area [typically this means a 2-gang electrical box, because a 3-gang box exceeds 16 square inches (0.0103 m2) provided the aggregate area of the opening through the membrane does not exceed 100 square inches (0.0645 m2)].

1532012 IRC Townhouse Fire and Life Safety Provisions Page 712012 IRC Townhouse Fire and Life Safety Provisions

R304.4.2 – Membrane penetrationsR304.4.2 – Membrane penetrations Annular space between the wall membrane and

the box shall not exceed 1/8 inch (3.1 mm). Actual annular space exceeds this provision,

some other means to protect the opening around the metal box will be needed.

154Page


R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations Electric boxes are installed in a stud cavity, there

exists the possibility of fire, smoke and hot gases, along with sound, to travel between the dwelling units.

Boxes on opposite sides of the stud wall need to be separated as follows:

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations1.1 By a horizontal distance of not less than 24

inches (610 mm) where the wall or partition is constructed with individual noncommunicating stud cavities, which is usually the maximum the studs could be spaced in most listed assemblies, except at walls or partitions constructed using parallel rows of studs or staggered studs;

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations1.2 By a horizontal distance of not less than the

depth of the wall cavity when the wall cavity is filled with cellulose loose-fill, rockwool or slag mineral wool (fiberglass) insulation. This specific provision does not recognize the use of spray-applied foam plastic insulation as a means to separate the boxes;

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations1.3 By solid fireblocking. Section R302.11 contains

a list of fireblocking materials that could be used to separate the boxes;

1.4 By protecting both boxes with listed putty pads; or

1.5 By other listed materials and methods.

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations2. Listed electrical boxes of any materials, other than

the steel electrical boxes previously noted, provided the boxes have been tested for use in fire-resistance-rated assemblies and are installed in accordance with the instructions included in the listing. This provision generally refers to plastic electrical boxes that have been tested for use in fire-resistance-rated assemblies. Typically, there will be a UL marking on the inside of the box that indicates the hourly rating of the particular box.

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R302.4.2 – Membrane penetrationsR302.4.2 – Membrane penetrations3. The annular space

created by the penetration of a fire sprinkler provided it is covered by a metal escutcheon plate.

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Fire-resistive Wall ConstructionFire-resistive Wall Construction

Scenario 1 The plan view of a four-unit

townhouse, there is a lot line that separates dwelling unit “B” from dwelling unit “C,” and it extends in both North and South to a public way. The East wall of the garage is 4 feet (1219 mm) from the lot line.

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1. Is this East wall of the attached garage B required to be fire-resistance-rated because it is 4 feet (1219) from the lot line?

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Yes. Table R302.1 requires a minimum of 1-hour fire-resistance-rated construction if the fire separation distance is less than 5 feet (1524 mm). This provision requires the wall to be listed with exposure from both sides.


2. Are window openings permitted in this same wall?

Yes. Openings, such as windows and doors, are permitted as long as they do not exceed 25 percent of the wall area.

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Scenario 2 Is the rear elevation of the

same four-unit townhouse The parapet exception was

used between the dwellings at the “common walls,” and, as such, the roof is protected 4 feet (1219 mm) back of the lot line between the dwelling units.

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Is the rear exterior wall of the townhouse required to be fire-resistance-rated construction within four feet (1219 mm) of the common walls between the dwelling units?

No. It is perpendicular to the line used to determine the fire separation distance.

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Scenario 3 The rear view of the four-

unit townhouse, noted in the two previous scenarios, there are a series of roof vents near the ridge. Each of these four dwelling units is properly separated along the lot lines.

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Scenario 3 Are these roof vents

required to be located any certain minimum distance away from this lot line between the dwelling units?No. The code does not limit the placement of roof vents.

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Scenario 4 There are a series of

windows that appear to be placed approximately 2 to 3 feet (610 mm to 914 mm) from the lot line.

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Scenario 4 Does the code require these

window openings to be placed any minimum distance away from the lot line separating the dwelling units?No. As the windows are located in the wall perpendicular to the lot line, all of the window openings can remain unprotected and they can be placed anywhere in that wall.

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Scenario 5 The shows a townhouse with

six dwelling units with lot lines as noted. It is understood that the project meets the definition of townhouse because each dwelling unit has two sides open to a yard or public way. There is 1-hour fire-resistance-rated wall construction between all of the dwelling units.

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Scenario 5 Does the exterior wall between dwelling

unit “E” and the open lot serving unit “B” (indicated by lot line “X” on the plan) need to be a 1-hour fire-resistance-rated wall? Yes, because it is less than 5 feet (1524

mm) from the lot line.

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Scenario 5 Can the same wall

have any window openings?

No, because it is less than 3 feet (914 mm) from the lot line.

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Scenario 5 Can the roof overhang

above this wall of dwelling unit “E” project over the lot line?No. Projections beyond the exterior wall are not to extend over the lot line.

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Scenario 6 The figure is a plan view of a

three unit townhouse with attached decks at the rear of dwelling unit “A” and dwelling unit “C.” Lot lines separate the dwelling units from front to back. There is a minimum 1-hour fire-resistance-rated walls between all the dwelling units.

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Scenario 6 What level of fire separation is

needed between the attached deck of dwelling unit “A” and the exterior wall of dwelling unit “B” along the lot line?The exterior wall of dwelling unit B along the lot line is required to be at least 1-hour fire-resistance rated, and no openings are permitted in this wall.

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Scenario 7 The Townhouse figure below shows a

townhouse where each dwelling unit has a separate tuck-under garage that is only accessed through the individual dwelling unit.

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Scenario 7 Do the requirements for fire separation between the

attached garage and the dwelling unit change because they are contained in a townhouse?

No. The separation between the attached garage and the dwelling unit is to comply with Section R302.5.



Scenario 8 A townhouse is proposed above an

underground parking ramp. The ramp is separated from the townhouse above by a 3-hour poured-in-place concrete floor/ceiling. All of the vehicle parking spaces are open to one another, and there is a 2-hour rated common stairway leading up to the dwelling units.

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Scenario 8 Can this structure be built using the provisions in

the IRC?

No. This structure would not meet the scope of the IRC, and would most likely need to be

constructed as a Group R-2 apartment with a Group S-2 occupancy (parking garage) below,

using the provisions in the IBC.

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Garages and Carports—R309Garages and Carports—R309Module 3




R309 – Garages and CarportsR309 – Garages and Carports A series of dwelling

units with attached garages are constructed as a townhouse, the provisions for fire separation between the attached garage and the dwelling do not change.


R309 – Garages and CarportsR309 – Garages and Carports The most restrictive provision of the code will

always apply. Attached garages of adjacent dwellings are

separated by a lot line or imaginary line, the garage wall between the two attached garages will need to provide the extension of the two 1-hour fire-resistance-rated walls construction between the units.

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R-309.4R-309.4 R309.4 Automatic

garage door openers. Automatic garage door openers, if provided, shall be listed and labeled in accordance with UL 325.


Garage Fire Suppression R309.5 Garage Fire Suppression R309.5

Private garages shall be protected by fire sprinklers where the garage wall has been designed based on Table R302.1(2), Footnote a.

Sprinklers in garages shall be connected to an automatic sprinkler system that complies with Section P2904. Garage sprinklers shall be residential sprinklers or quick-response sprinklers, designed to provide a density of 0.05 gpm/ft2. Garage doors shall not be considered obstructionswith respect to sprinkler placement in accordance with UL 325.

184Workbook Page 732012 IRC Townhouse Fire and Life Safety Provisions



R302.6 – Dwelling/garage fire separationR302.6 – Dwelling/garage fire separation The garage needs to be separated

from the dwelling as follows:


2012 IRCPage 51

R302.6 – Dwelling/garage fire separationR302.6 – Dwelling/garage fire separation Garages beneath habitable rooms separated

from the dwelling by 5/8–inch (16 mm) Type X gypsum board or equivalent.

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R302.6 – Dwelling/garage fire separationR302.6 – Dwelling/garage fire separation Type X gypsum board on ceiling beneath

habitable rooms shall be installed perpendicular to the ceiling framing and shall be fastened at maximum 6 inches (152 mm) on center by minimum 1 7/8-inch (48 mm) 6d coated nails or equivalent drywall screws according to Note “e” of Table R702.3.5, for minimum thickness and application of gypsum board.

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R302.6 – Dwelling/garage fire separationR302.6 – Dwelling/garage fire separation Supporting walls, beam and posts shall be

protected by ½-inch (13 mm) gypsum board when the separation is a floor-ceiling assembly.

Reference should be made to the manufacturer of the gypsum board for any recommendations regarding any minimum or maximum joint space between the sheets of the gypsum board.

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R302.6 – Dwelling/garage fire separationR302.6 – Dwelling/garage fire separation The gypsum board used for the separation is not part of

a fire-resistance-rated assembly, and as such, there are no requirements in this section for joint treatment.

Although the code contains specific requirements for the nails and screws used as fasteners for the gypsum board, it makes no reference to the use of staples. The building official could allow the use of staples if testing could be provided that indicated the staples provided the same holding power as the required nails under fire conditions.

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R302.6 – Dwelling/garage fire separationR302.6 – Dwelling/garage fire separation Garages located less than 3 feet (914 mm) from

a dwelling unit on the same lot shall be protected with not less than ½-inch (12.7 mm) gypsum board applied to the interior side of exterior walls that are within this area.


R302.5 Dwelling/garage opening/penetration protection R302.5 Dwelling/garage opening/penetration protection Solid wood doors not less than 1 3/8 inches (35

mm) in thickness; Solid or honeycomb core steel doors not less

than 1 3/8 inches (35 mm) thick; 20-minute fire-rated doors with a self-closing

device. This door is allowed to swing into the dwelling or

into the garage. If the door swings into the garage, it will need a proper landing.

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R302.5 Dwelling/garage opening/penetration protection R302.5 Dwelling/garage opening/penetration protection May contain glazing if approved by the building

official. This is not a fire door assembly, only the door is

rated, but a building official might reasonably conclude that fire-resistant-safety glazing would provide some equivalent protection. NFPA 80 could provide additional guidance.

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R302.5 Dwelling/garage opening/penetration protection R302.5 Dwelling/garage opening/penetration protection Proper fire-resistive separation is needed

between the dwelling and attached garage although a door is not specifically required that would allow direct access between the dwelling and the attached garage. Access to the garage could be obtained through the overhead door, or an exterior nonfire resistance rated service door that opens directly to the exterior.

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Garages and CarportsGarages and Carports1. Is the service door between a garage and dwelling

required to be labeled, and does it need a self-closing device?

The code does not specifically require a labeled fire door when using the solid wood door or honeycomb steel door. Self-closers are required for these doors.

Latching devices are not needed for these doors. The door frame can be a simple wood frame, as it is

not required to be a rated assembly.

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Garages and CarportsGarages and Carports2. Is the service door required in the wall that

separates the dwelling from the garages?

No. No door is required.

2. Is a service door required into the garage directly from the exterior?

No. No door is required.

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Means of Egress—R311Means of Egress—R311Module 4




R311 – Means of EgressR311 – Means of Egress Each dwelling unit in a townhouse is considered

a separate building. Scoping provisions in Section R101.2 remind us

that each dwelling unit in the townhouse needs to have its own separate means of egress.

The provisions for means of egress in the IRC apply the same for single dwellings, two-family dwellings and townhouses.

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R311 – Means of EgressR311 – Means of Egress

In the IRC, there are no provisions and no requirements that address: An occupant load factor per square foot. A maximum number of occupants. In other

words, the code does not limit the maximum number of occupants that can live in a single family dwelling.

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R311 – Means of EgressR311 – Means of Egress A maximum overall square footage. The

means of egress requirements in the code are not affected by the square footage of the dwelling or townhouse. Travel distance to an exit. The code does not

require a second exit no matter how long the travel distance, or number of stories.

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R311 – Means of EgressR311 – Means of Egress

Discuss the bullets on workbook pages 85-86 Each dwelling unit is to have it’s own

means of egress to the exterior. Means of egress cannot travel through a

garage.

2012 IRC Townhouse Fire and Life Safety Provisions 200Page 85 86



Means of EgressMeans of Egress

1. Does the code require doors for sleeping rooms?

No. No doors are required for sleeping rooms.

201Workbook Page 80


Means of EgressMeans of Egress

2. Can a spiral stair be used to service the main exit required by Section R311.4.1?

Yes. There are no provisions that would prohibit the use of a spiral stair to serve as the main exit or egress door, or any

other exit in the dwelling.

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Means of EgressMeans of Egress3. Does the means of egress system in a dwelling

or townhouse need to extend to the public way?

No. The IRC provides for a means-of-egress to get the occupants safely out of the building to grade. Generally speaking, the means-of-egress ends

where the occupant walks out the required egress door and down any step or stairs to

grade. Exit discharge is not regulated beyond that point.

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Means of EgressMeans of Egress4. A townhouse project was

constructed. The occupants can exit the front door of their dwelling units at grade level. A sidewalk leads towards a parking lot and also towards a set of steps on an embankment that leads down to the public way.

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Means of EgressMeans of Egress4. Are the embankment

steps/stairs regulated by the code?

No. As they are not a required element of the

means-of-egress system in this situation, they are

not regulated by the provisions of the code.

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Smoke AlarmsSmoke AlarmsModule 5


R314 – Smoke AlarmsR314 – Smoke Alarms Smoke alarms must be: Listed in accordance with UL 217. Installed in accordance with the IRC and NFPA 72. Receive their primary power from the building wiring. Interconnected within each individual dwelling unit

such that the actuation of one alarms activates all alarms within the dwelling unit.

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R314 – Smoke AlarmsR314 – Smoke Alarms Smoke alarms must be: Located in each sleeping room. Located outside each separate sleeping area in the

immediate vicinity of the bedrooms. On each story of the dwelling, including basements.

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R314 – Smoke AlarmsR314 – Smoke Alarms

Smoke alarms are not required in crawl spaces, uninhabitable attics, or garages. Fire alarms systems, monitored or not, are

not required for townhouses.

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R313—Automatic Fire Sprinkler SystemsR313—Automatic Fire Sprinkler Systems

Installed in townhouses in accordance with Section R313, except for additions to existing townhouses that do not contain a residential fire sprinkler system.

Designed and installed in accordance with Section P2904, which is the same as NFPA 13D.

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R315–Carbon Monoxide Alarms R315–Carbon Monoxide Alarms

Installed outside of each separate sleeping area in dwellings that contain fuel-fired appliances and in dwellings with attached garages. To be installed and maintained in

accordance with NFPA 720.

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R315–Carbon Monoxide Alarms R315–Carbon Monoxide Alarms

To be listed as complying with UL 2075. The carbon monoxide alarm does not need to be hard-wired or interconnected. It can be a plug-in wall unit (into a wall receptacle), a battery-powered unit or a hard-wired unit. The alarm is required to comply with UL 2075. The information that needs to be either on the alarm or the alarm package is a UL listing logo and a category or class listing identification.

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2009 IRC Townhouse Fire and Life Safety Provisions2009 IRC Townhouse Fire and Life Safety Provisions

The IBC contains provisions for multiple unit-dwelling structures classified as Group R-2 where the level of fire resistance of the structure may need to be increased from nonrated construction (Type V-B) to 1-hour fire-resistive construction (Type V-A) throughout based on the square footage of the structure.

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2009 IRC Townhouse Fire and Life Safety Provisions2009 IRC Townhouse Fire and Life Safety Provisions

Include 1-hour fire-resistive floor/ceilings and roof assemblies along with rated penetrations for all of the plumbing, HVAC and electrical materials passing in or through those assemblies.

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AccessibilityAccessibilityModule 6


R320 – AccessibilityR320 – Accessibility Code contains provisions for accessibility that

are applicable to townhouses and congregate residences (e.g., group homes, boarding houses) constructed using the IRC. The determination is generally based on number of dwelling and sleeping units in the structure and the number of stories in the unit.

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R320 – AccessibilityR320 – Accessibility FHA is enforced by the Department of Housing and Urban

Development (HUD). HUD has determined that the 2003 IBC with the 1998 A117.1

is ‘safe harbor’ documents for compliance with the FHA. In other words, if a designer uses the IBC to design for

accessibility, they will meet or exceed the FHA requirements. HUD is currently reviewing the 2009 and 2012 IBC and the

2009 ICC A117.1. ICC anticipates that these editions will be certified in the

future. The IRC references the IBC for accessibility requirements.


R320.1 – ScopeR320.1 – Scope Four or more dwelling units or sleeping units in a

single structure, the provisions of Chapter 11 of the IBC for Group R-3 shall apply.

Requirements in the IBC for accessibility are based on a per structure basis.

Legal property lines or separation walls do not change the requirements for accessibility.


R320.1 – ScopeR320.1 – Scope There are three levels or accessibility for

dwelling units and sleeping units in the IBC. The three types are described below Accessible Units Type A Unit Type B Unit

2192012 IRC Townhouse Fire and Life Safety Provisions Page 91-92

Assisted Living

Type B unit requirementsType B unit requirements Four or more dwelling units are provided in a

single structure, the assumption is that Type B units are required unless exempted under Section 1107.7 of the IBC.

If the individual dwelling units are multistory and do not provide an elevator, Type B dwelling units are not required in accordance with Section 1107.7.2 of the IBC. This exempts most IRC townhouse configurations.

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Type B unit requirementsType B unit requirements Elevators are not required, however, if a private

residence elevator is installed voluntarily in a multi-story unit, that unit must meet Type B units requirements.

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Unit RequirementsUnit Requirements Specific requirements can be found in Section

1004 of ICC A117.1-2003 edition. A basic description includes the following: An accessible route must be provided from the

parking to the front door of the unit. All doors within the unit that you are expected to walk

through must be a minimum of 2feet 10inches (864 mm) wide (i.e. yes for walk-in closets, but no for reach-in closets).

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1004 of the ICC A117.1-2003 edition. A basic description includes the following: An accessible route is required throughout the unit,

however, turning spaces are not required in each room. There are exceptions for mezzanines and allowances for a step down at patios/balconies.

Ramps, elevators or platform lifts can be part of the accessible route.

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1004 of the ICC A117.1-2003 edition. A basic description includes the following: Light switches, fan switches, furnace/air conditioning

controls and electrical outlets are required be located between 15 inches and 48inches (381 mm and 1219 mm) above the floor. There are exceptions for some of these items. In addition, there are no accessibility requirements for appliance controls, plumbing controls or door hardware on doors within the unit.

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1004 of the ICC A117.1-2003 edition. A basic description includes the following: If laundry is provided in the unit, a person using a

wheelchair must be able to get to the washer and dryer.

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1004 of the ICC A117.1-2003 edition. A basic description includes the following: There are two choices for bathrooms – Option A and

Option B. Option A is required in all bathrooms in a unit. Option B, which provides better access for a person using a wheelchair, is required in only one bathroom. A person using a wheelchair must be able to get into a bathroom, close the door, and get at each fixture. All bathrooms must provide blocking in the walls for the future installation of grab bars.

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1004 of the ICC A117.1. A basic description includes the following: A person using a wheelchair must be able to get to

each appliance in the kitchen and a minimum clearance is required between cabinets based on the configuration.

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Site RequirementsSite Requirements If the site is required to include Type B units, 2

percent of the parking for those units are required to be accessible spaces as noted in Section 1106.2 of the IBC and, A117.1 502.

If covered parking is provided, at least two percent but not less than one of each type including the covered parking must be accessible.

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Site RequirementsSite Requirements An accessible route must be provided from site

arrival points (e.g. parking spaces, public sidewalks) to the accessible unit entrance in accordance with Section 1107.4.

If there are shared facilities, such as a living room in a group home or a community building in a townhouse complex, an accessible route must connect each unit to those shared facilities.

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ConclusionConclusion

Any questions?


231

International Code Council is a Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.

This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.


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prohibited.

© International Code Council 2006




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1-888-ICC-SAFE (422-7233) Ext. 33818or

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