4. Zoning vs. Building Code
Zoning Code
â Established locally
â Varies from town to
town, lot to lot
â WHAT you can build
(type)
â Quality of Life
â Looks may matter
Building Code
â Established by state
statute
â Statewide
â HOW to Build
â Focuses on Life Safety
Issues
â Looks donât matter
5. Zoning Code
â Type/ Use
â Residential, multi-family,
commercial, industrial, etc.
â Siting
â Lot size
â Setbacks
â Lot Coverage
â Parking requirements
â Size constraints
â Minimum Size
â Maximum size
â Height
â Accessory Dwelling Units (ADU)
â Kitchen/ other requirements
â Tiny Houses on Wheels (THOW)
â RV regulations
â Mobile home
â Variances
6. Zoning Districts
â Find Zoning for your
particular parcel
â Zoning Maps
â Property
Appraiser
â Looks up regs
â General rules
â Specific rules for
your Zoning
classification
â Accessory Dwelling
Units
â RV/ mobile home regs
7. Building Code
â Set by State and adopted by Local Government
â Patterned after ICC Code but modified for FL
â Updated every 3 years
â Code Books - 6th Edition (2017)
â Florida Building Code: Building
â Florida Building Code: Residential
â Florida Building Code: Existing Building
â Florida Building Code: Plumbing
â Florida Building Code: Fuel Gas
â Florida Building Code: Mechanical
â Florida Building Code: Test Protocols
â Florida Building Code: Accessibility
â Florida Building Code: Energy Conservation
â AVAILABLE ONLINE or buy the books/ subscription ONLY APPLIES TO FOUNDATION HOMES
8. Building Code
â Establishes Building Departments
â Building Official
â Permits
â Inspections
â Life Safety issues
â Structural
â Foundation
â Structural System
â Wind Loads
â Egress
â Fire Spread/ Noxious Fumes
â Health
â Light
â Ventilation
â Sanitation
9. Permits
â Who can pull a permit?
â Homeowner
â Licensed & Insured
Contractor with WC
coverage
â Good for 180 days (6 months),
then extended each time an
inspection passes
â Inspections at each phase,
different from town to town
10. Applying for a Permit
â What you need for a permit?
â Application Form
â Drawings: site plan, floor plan, elevations,
sections, floor and roof framing, foundation,
electrical, plumbing, AC
â The purpose of drawings is to show
code compliance
â Anyone can draw residential plans
â Engineered or Prescriptive Design
â Energy Calcs
â Florida Product Approvals
â Owner Builder Affidavit
â Notice of Commencement
â Fees
11. Design Items
â Structure
â Meet wind load requirements
â Wind Speed Map
â Continuous Load Path
â Support Dead Loads
â Support Live Loads
â Materials
â Florida Product Approvals
â Size of members, spacing of reinforcing
â Siding, sheathing, exterior materials, window and doors
â Components and cladding
â Salvaged materials
â Interior finishes - structural and flame spread
12. SIZE and Building Code - R304
â Room Dimensions - Total size not given
â Habitable rooms minimum 70 sf
â No less than 7â in any one direction
â Baths, closets, hallways & utility rooms not
habitable
â Exception - kitchens
13. SIZE and Building Code - R305
â Square footage doesnât count if sloped ceiling area
less than 5â in height
â 7â minimum ceiling height in habitable rooms, 6â-
8â min in bath, laundry rooms
â Bathroom ceiling height over fixtures such that
fixture can be used for intended purpose
14. Plumbing - R306/307
â Kitchen Sink, Toilet,
Lavatory, Tub/ Shower Reqâd
â Must be attached to approved
water supply & disposal
â Must have hot and cold water
â Must meet minimum fixture
clearances
15. Stairs - R311
â Max 7-Ÿâ high riser
â Min 10â tread depth
â Minimum 6â-8â headroom
â Minimum 36â wide
â Landing at top and bottom
(3âx3â) w/ light switch
â Handrails/ guardrails
required
â No open treads (partially
open OK)
â Spiral stairs
â Alternating Tread Stairs/
Ships Ladders now allowed
in certain cases
16. Egress - R310/311
â Bedrooms, habitable attics must have Emergency Escape
Exit/ Rescue
â Window or doors with clear opening min. 5.7 sf opening
directly to exterior (5 sf at grade)
â Min. 24â high, min width 20â opening
â Sill no more than 44â above floor
â No bars unless easy to open from interior
17. Other Items in Res Building Code
â Natural Light
â Ventilation
â Insulation
â HVAC
â Smoke Alarms
â Safety Glazing
â Hurricane Shutters
â Termite Treatment
18. Tiny House Code Amendment
â ICC Code - 2018
â Floridaâs current code is based on the 2015
code book
â Amendment that must be adopted by
municipality (state considering it)
â Youâve got to lobby for it
â Only applies to homes on foundations
â Addresses headrooom, lofts, stairs/
ladders/ alternating tread stairs,
egress
20. Can I (legally) turn a Shed into a Tiny
House?
Maybe⊠but check:
â Building Code
â Wind Speed
â Components
â Construction
â Zoning Code
â Setbacks
â ADU requirements
Notas do Editor
Also Design Guildelines & HOA
Site Built vs. THOW
Helpful even if you are not building your own
Look for specific lotâs zoning, or find zoning that works and find a lot with that zoning
Avoid gated communities generally