CODES

ADOPTS WITH AMENDMENTS:

International Residential Code 2012 (IRC 2012)

Part I — Administrative

Part II — Definitions

Part III — Building Planning and Construction

Part IV — Energy Conservation

Part V — Mechanical

Part VI — Fuel Gas

Part VII — Plumbing

Part VIII — Electrical

Part IX — Referenced Standards

Heads up: There are no suggested sections in this chapter.
Heads up: There are no amended sections in this chapter.

Appendix R Tiny Homes

AMENDMENT
This section has been amended at the state or city level.

Section AR101 Scope

AMENDMENT
This section has been amended at the state or city level.
This appendix shall be applicable to tiny houses used as single dwelling units. Tiny houses shall comply with this code except as otherwise stated in this appendix.

Section AR102 Definitions

AMENDMENT
This section has been amended at the state or city level.
The following words and terms shall, for the purposes of this appendix, have the meanings shown herein. Refer to Chapter 2 of this code for general definitions.

Tiny House. A dwelling that is four hundred (400) square feet (thirty-seven (37) m) or less in floor area excluding lofts.

Escape and Rescue Roof Access Window. A skylight or roof window designed and installed to satisfy the emergency escape and rescue opening requirements in Section R310.

Landing Platform. A landing provided as the top step of a stairway accessing a loft.

Loft. A floor level located more than thirty (30) inches (762 mm) above the main floor and open to it on at least one (1) side with a ceiling height of less than six (6) feet eight (8) inches (2032 mm), used as a living or sleeping space.

Section AR103 Minimum Ceiling Height

AMENDMENT
This section has been amended at the state or city level.
Habitable space and hallways in tiny houses shall have a ceiling height of not less than six (6) feet eight (8) inches (2032 mm). Bathrooms, toilet rooms, and kitchens shall have a ceiling height of not less than six (6) feet four (4) inches (1930 mm). Obstructions shall not extend below these minimum ceiling heights including beams, girders, ducts, lighting and other obstructions.

Exception: Ceiling heights in lofts are permitted to be less than six (6) feet eight (8) inches (2032 mm)

Section AR104 Lofts

AMENDMENT
This section has been amended at the state or city level.

AR104.1 Minimum Loft Area and Dimensions

AMENDMENT
This section has been amended at the state or city level.
Lofts used as a sleeping or living space shall meet the minimum area and dimension requirements of Sections AR104.1.1 through AR104.1.3.

AR104.1.1 Minimum Area

AMENDMENT
This section has been amended at the state or city level.
Lofts shall have a floor area of not less than thirty-five (35) square feet (3.25 m).

AR104.1.2 Minimum Dimensions

AMENDMENT
This section has been amended at the state or city level.
Lofts shall be not less than five (5) feet (1524 mm) in any horizontal dimension.

AR104.1.3 Height Effect on Loft Area

AMENDMENT
This section has been amended at the state or city level.
Portions of a loft with a sloping ceiling measuring less than three (3) feet (914 mm) from the finished floor to the finished ceiling shall not be considered as contributing to the minimum required area for the loft.

Exception: Under gable roofs with a minimum slope of 6:12, portions of a loft with a sloping ceiling measuring less than 16 inches (406 mm) from the finished floor to the finished ceiling shall not be considered as contributing to the minimum required area for the loft.

AR104.2 Loft Access

AMENDMENT
This section has been amended at the state or city level.
The access to and primary egress from lofts shall be any type described in Sections AR104.3 through AR104.6.

AR104.3 Stairways

AMENDMENT
This section has been amended at the state or city level.
Stairways accessing lofts shall comply with this code or with Sections AR104.3.1 through AR104.3.5.

AR104.3.1 Width

AMENDMENT
This section has been amended at the state or city level.
Stairways accessing a loft shall not be less than seventeen (17) inches (432 mm) in clear width at or above the handrail. The minimum width below the handrail shall be not less than twenty (20) inches (508 mm).

AR104.3.2 Headroom

AMENDMENT
This section has been amended at the state or city level.
The headroom in stairways accessing a loft shall be not less than six (6) feet two (2) inches (1880 mm), as measured vertically, from a sloped line connecting the tread or landing platform nosings in the middle of their width. Exception: The headroom for a landing platform, where stairways access lofts, shall be not less than four (4) feet six (6) inches (1372 mm).

AR104.3.3 Treads and Risers

AMENDMENT
This section has been amended at the state or city level.
Risers for stairs accessing a loft shall be not less than seven (7) inches (178 mm) and not more than twelve (12) inches (305 mm) in height. Tread depth and riser height shall be calculated in accordance with one of the following formulas:
  1. The tread depth shall be twenty (20) inches (508 mm) minus 4/3 of the riser height, or
  2. The riser height shall be fifteen (15) inches (381 mm) minus 3/4 of the tread depth.

AR104.3.4 Landing Platforms

AMENDMENT
This section has been amended at the state or city level.
The top tread and riser of stairways accessing lofts shall be constructed as a landing platform where the loft ceiling height is less than six (6) feet two (2) inches (1880 mm) where the stairway meets the loft. The landing platform shall be eighteen (18) inches to twenty-two (22) inches (457 to 559 mm) in depth measured from the nosing of the landing platform to the edge of the loft, and sixteen (16) to eighteen (18) inches (406 to 457 mm) in height measured from the landing platform to the loft floor.

AR104.3.5 Stairway Handrails

AMENDMENT
This section has been amended at the state or city level.
Handrails shall comply with Section R311.7.8.

AR104.3.6 Stairway Guards

AMENDMENT
This section has been amended at the state or city level.
Guards at open sides of stairways shall comply with Section R312.1.

AR104.4 Ladders

AMENDMENT
This section has been amended at the state or city level.
Ladders accessing lofts shall comply with Sections AR104.4.1 and AR104.4.2

AR104.4.1 Ladder Size and Capacity

AMENDMENT
This section has been amended at the state or city level.
Ladders accessing lofts shall have a rung width of not less than twelve (12) inches (305 mm) and ten (10) inches (254 mm) to fourteen (14) inches (356 mm) spacing between rungs. Ladders shall be capable of supporting a two hundred (200) pound (75 kg) load on any rung. Rung spacing shall be uniform within 3/8-inch (9.5 mm).

AR104.4.2 Ladder Incline

AMENDMENT
This section has been amended at the state or city level.
Ladders shall be installed at seventy (70) to eighty (80) degrees from horizontal.

AR104.5 Alternating Tread Devices

AMENDMENT
This section has been amended at the state or city level.
Alternating tread devices accessing lofts, and handrails of alternating tread devices shall comply with sections 1011.14.1 and 1011.14.2 of the International Building Code, excluding the exception. The clear width at and below the handrails shall be not less than twenty (20) inches (508 mm).

AR104.6 Ships Ladders

AMENDMENT
This section has been amended at the state or city level.
Ships ladders accessing lofts, and treads and handrails of ships ladders shall comply with sections 1011.15.1 and 1011.15.2 of the International Building Code. The clear width at and below handrails shall be not less than twenty (20) inches (508 mm).

AR104.7 Loft Guards

AMENDMENT
This section has been amended at the state or city level.
Loft guards shall be located along the open side of lofts. Loft guards shall not be less than thirty-six (36) inches (914 mm) in height or one (1)-half of the clear height to the ceiling, whichever is less.

Section AR105 Emergency Escape and Rescue Openings

AMENDMENT
This section has been amended at the state or city level.
Tiny houses shall meet the requirements of Section R310 for emergency escape and rescue openings. Exception: Escape and rescue roof access windows in lofts used as sleeping rooms shall be deemed to meet three (3) requirements of Section R310 where installed such that the bottom of the opening is not more than forty-four (44) inches (1118 mm) above the loft floor, provided the escape and rescue roof access window complies with the minimum opening area requirements of Section R310.
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