The 2015 International Residential Code does not contain information specific to Adult Family Homes, however; Washington State has addressed Adult Family Home (ADF) requirements by way of the Washington administrative code (WAC 51-51-0325) and state amendments to the IRC. These amendments can be found under section R325 Adult Family Homes.
While ADF amendments to the WA State Residential Code cover a wide range of items, this blog will focus specifically on R325.8.3 grab bar requirements at water closets.
R325.8.3 requires the installation of grab bars on both sides of a water closet aka toilet. The grab bars can be a combination of fixed or swing up styles and must meet dimensional requirements found in R325.8.1.
The grab bars must be installed at a height of 33” to 36” above floor grade. The centerline distance between the two must be between 25” to 30”.
Click here for additional on WA state ADF’s.
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The 2015 Washington State Energy Code (WSEC) requires R value identification on all batt insulation over 12” in width. There are several code sections that reference R value identification. The first is R303.1. which requires all equipment, materials and systems be identifiable as energy code compliant.
Section R303.1.1 goes further and requires the manufacturer to provide an R value mark on all pieces of insulation 12” in width or more. Since this mark may be installed on only one side of the insulation, section R303.1.2 requires the mark to be installed so that it is readily observable for inspection.
Similar energy code sections (N1101.10) (N1101.10.1) (N1101.10.2) can be found in chapter 11 of the 2015 IRC.
Here is some additional information regarding insulation, vapor barriers, etc. from the Department of Energy.
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The 2017 NFPA 58 provides requirements for LP-Gas containers. Location distances to various objects including lot lines, structures, ignition sources, power lines, other tanks, etc. can be found in chapter 6.
Specific distance requirements to building openings and ignitions sources can be found in sections 18.104.22.168 and 22.214.171.124 respectably. Section 126.96.36.199 addresses openings below the tanks point of discharge while 188.8.131.52 deals with ignition sources in any direction of the pressure relief valve, vent or filling connection.
Sections 184.108.40.206 and 220.127.116.11 do not provide specific distances to hazards, but they do direct the reader to Table 18.104.22.168, which does. In order to use this table, the reader must first determine the type of LP-Gas container used. For more information on the difference between ASME and DOT container click here.
Once the type of container is determined, the reader can easily determine the length requirements for either distance to openings below, or distance to ignition sources. While this table addresses these two specific issues, more information regarding tank separation distances and other LP-Gas requirements will be located in NFPA chapter 58 (NFPA); The International Fire Code chapter 61 (IFC) and the International Fuel Gas Code (IFGC).
Here is a link to a distance diagram you may find useful.
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The 2015 International Residential Code (R905.2.8.5) requires the use of drip edge flashings on eaves and rake edges of shingled roofs. The flashing should extend a minimum of ¼” below the roof sheathing and 2” back onto the roof sheathing. The flashing should be mechanically fastened every 12 inches or less to the roof sheathing. Adjoining flashing should be lapped a minimum of 2”over the lower section. Underlayment at the rake edge should continue under flashing while underlayment at the eave should be installed over.
This section of the code was first introduced in the 2012 IRC and carried over into the 2015 edition with minor language revisions. While this provision is relatively new to the IRC, it has been a requirement in the National Roofing Contractors Association manual (NRCA) for well over a decade. Here is a link from an article in 1996 describing the use of drip edge flashings.
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The 2015 International Residential Code (R905.2.5) lists requirements for nails used to fasten asphalt shingles to the roof. The nails must be galvanized steel, stainless steel, aluminum or copper. The shank shall be a minimum of 12-gage. The nail head must have a minimum diameter of 3/8” and comply with ASTM F1667.
There is no length given in the code, however; the nail must be long enough to pass through all roofing materials and penetrate a minimum of ¾” into the roof sheathing. If the roof sheathing is less than ¾”, then the roofing nails must pass through the sheathing.
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The 2015 International Residential Code (R314.3) specifies required locations for smoke alarms. Prior code editions have required smoke alarms to be located at three specific locations; in each sleeping room, outside of bedrooms and on each story. A fourth location has now been added but unlike the first three, this location references an area where smoke detectors cannot be placed. This new requirement does not allow for installation of smoke detectors within three feet horizontally of a bathroom opening, if the bathroom contains a bathtub or shower. An exception is provided if this would interfere with one of the previous required locations.
The manufacturer’s (First Alert) (Kiddie) requirements for placement at various locations may be more or less stringent than local building codes.
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The 2015 Residential Code (G2418) requires gas pipe support both vertically and horizontally. Horizontal support spacing distances vary by pipe diameter and can be found in table G2424.1. The distance varies anywhere from six to ten feet depending on pipe diameter.
Section G2418.1 requires pipes to be supported by metal pipe hooks, straps, brackets, hangers or building structural components suitable for the size of piping. The support must also be installed at intervals that will prevent or damp out excessive vibration. Support shall meet requirements of MSS SP-58 which are standard practices developed and approved by the Manufacturers Standardization Society of the Valve and Fitting Industry, Inc.
Section G24.24.1 requires support spacing for CSST (Corrugated Stainless Still Tubing) piping to conform to the manufacturers requirements.
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The 2015 Washington State Energy Code (R402.2.9) requires insulation at the perimeter of both heated and unheated slab on grade floors. The example shows an instance where the insulation has been installed horizontally, but the code also allows for vertical installation on either the interior or exterior sides of a foundation wall. Coverage size and R values for slab-on-grade floors can be found in Table R402.1.1 which lists a minimum R value of R10 over a distance or depth of 2 feet.
Heated slab on grade floors (R402.9.1) require R10 insulation under the entire slab. This information can also be found in Table R402.1.1, footnote d. Walls that are below grade require an R5 thermal break between a concrete wall and the slab regardless of whether the slab in heated or unheated. This information can be found under R402.2.8 Below grade walls.
Click on the link for additional information on the Washington State Energy Code.
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The following information deals with changes from the 2012 International Residential Code to the 2015 International Residential Code.
The 2015 International Residential Code (R403.1.6) now requires anchor bolts to be located within the middle third of the width of the plate. Additionally, this section of the 2012 IRC contained three exceptions for the foundation anchorage. The 2015 code only contains two exceptions, as the exception for equivalent anchorage to anchor bolts has been moved into the main body of the text. The new language allows for approved anchors or anchor straps.
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The 2012 International Residential Code (R311.2) requires a minimum of one egress door. The egress door must be at least 32 inches wide and no less than 72 inches in height. Additionally, the door must be side hinged and be able to be opened from the inside without a key, special knowledge or effort.
The requirements listed above eliminate the use of other types of doors used for primary egress. Other non- approved egress doors may include; sliding, roll up, pocket and garage doors. It is important to note that the egress door requirement is only applicable to the designated egress door, and does not apply to other doors within the home. Lastly, the building code prohibits the primary path of egress through the garage.
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The 2012 International Residential Code (P2903.4.2) requires the installation of an expansion tank on a hot water tank where thermal expansion may cause an increase in pressure. The tank is only required when the water supply system incorporates a backflow prevention device, check valve or similar device. Similar language can be found in the Uniform Plumbing Code under section 608.3.
Select the links below for more information on expansion tanks.
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The 2012 International Residential Code (R802.11.1.2) requires a connection between roof trusses and the supporting wall assembly. The connection is intended to resist uplift forces as specified on the truss design drawings (802.10.1). There are several products designed to perform this function which include; brackets, ties and lag screws.
For more information click on the links below.
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The 2012 International Residential Code (R302.12) requires a draft stop in combustible construction when there is a concealed space between floors. This condition is often found in homes that utilize a floor/ceiling girder truss system in lieu of solid lumber joists. The draft stop must be installed as to equally divide the concealed space as much as possible. Draftstopping materials may include; a minimum of half inch gypsum, three-eighth inch wood structural panels, or any other materials approved by the local jurisdiction.
The difference between draftstopping and fireblocking can be found in the definitions, and in section R302.11 Fireblocking. While draftstopping is intended to restrict the movement of air in a concealed location, fireblocking is intended to resist the passage of flame in both vertical and horizontal assemblies.
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The 2012 International Residential Code (P2803.6.1) provides thirteen requirements for the water heater TPR discharge pipe.
1. Cannot be directly connected to the drainage system
2. Must discharge through an air gap
3. Must not be smaller than the diameter of the TPR outlet
4. Cannot serve multiple valves
5. Must discharge to the floor, water heater pan, waster receptor or outdoors
6. Discharge as to not cause personal injury or structural damage
7. Discharge to a point that is readily observable
8. No traps are allowed
9. Must flow by gravity
10. Minimum termination height of 6 inches above the floor or waste receptor
11. No threaded connection at the end of the pipe
12. No valves or fittings
13. Must be constructed of materials referenced in P2904.5* or tested, rated and approved in accordance with ASME A112.4.1
The Uniform Plumbing Code also has established requirements for the TPR drain. This information can be found in section 608.5 of the 2012 edition. Some areas that differ slightly include; language disallowing drains to terminate in the crawl space, minimum and maximum drain termination heights, and the requirement to terminate the discharge outdoors.
*Possible typographical error in the 2012 IRC. See P2905.5.
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The 2012 International Residential Code (N1102.2.4) requires insulation at all hatches and doors that separate conditioned and non-conditioned spaces. These locations are typically found at openings to the crawl space and attic. The insulation R-value must be equivalent to the insulation used in the surrounding area. The openings must also be weatherstripped.
The Washington State energy code has similar language in section R402.2.4.
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