ADOPTS WITH AMENDMENTS:

International Residential Code 2015 (IRC 2015)

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 amended sections in this chapter.
(The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.)

Section AE101 Scope

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AE101.1 General

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Section AE102 Application to Existing Manufactured Homes and Building Service Equipment

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AE102.1 General

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AE102.2 Additions, Alterations or Repairs

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AE102.3 Existing Installations

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AE102.4 Existing Occupancy

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AE102.5 Maintenance

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AE102.6 Relocation

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Section AE201 Definitions

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AE201.1 General

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Section AE301 Permits

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AE301.1 Initial Installation

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AE301.2 Additions, Alterations and Repairs to a Manufactured Home

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AE301.3 Accessory Buildings

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AE301.4 Exempted Work

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Section AE302 Application for Permit

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AE302.1 Application

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AE302.2 Plans and Specifications

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AE302.3 Information on Plans and Specifications

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Section AE303 Permits Issuance

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AE303.1 Issuance

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AE303.2 Retention of Plans

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AE303.3 Validity of Permit

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AE303.4 Expiration

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AE303.5 Suspension or Revocation

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Section AE304 Fees

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AE304.1 Permit Fees

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AE304.2 Plan Review Fees

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AE304.3 Other Provisions

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AE304.3.1 Expiration of Plan Review

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AE304.3.2 Investigation Fees—Work Without a Permit

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AE304.3.2.1 Investigation

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AE304.3.2.2 Fee

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AE304.3.3 Fee Refunds

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AE304.3.3.1 Permit Fee Erroneously Paid or Collected

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AE304.3.3.2 Permit Fee Paid When No Work Done

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AE304.3.3.3 Plan Review Fee

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Section AE305 Inspections

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AE305.1 General

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AE305.2 Inspection Requests

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AE305.3 Inspection Record Card

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AE305.4 Approval Required

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AE305.5 Required Inspections

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AE305.5.1 Structural Inspections for the Manufactured Home Installation

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AE305.5.2 Structural Inspections for Accessory Building and Structures

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AE305.5.3 Building Service Equipment Inspections

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AE305.5.4 Final Inspection

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AE305.6 Other Inspections

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Section AE306 Special Inspections

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AE306.1 General

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Section AE307 Utility Service

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AE307.1 General

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Section AE401 Occupancy Classification

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AE401.1 Manufactured Homes

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AE401.2 Accessory Buildings

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Section AE402 Location on Property

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AE402.1 General

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A manufactured home shall be installed on a foundation system which is designed and constructed to sustain within the stress limitations specified in this code and all loads specified in this code.

Exception: When specifically authorized by the building official, foundation and anchorage systems which are constructed in accordance with the methods specified in Section AE600 of these provisions, or in the HUD, Permanent Foundations for Manufactured Housing, 1984 Edition, Draft, shall be deemed to meet the requirements of this appendix.
The installation instructions as provided by the manufacturer of the manufactured home shall be used to determine permissible points of support for vertical loads and points of attachment for anchorage systems used to resist horizontal and uplift forces.
Any system or method of construction to be used shall submit to a rational analysis in accordance with well-established principles of mechanics.
Foundation systems designed and constructed in accordance with this section may be considered a permanent installation.
The classification of the soil at each manufactured home site shall be determined when required by the building official. The building official may require that the determination be made by an engineer or architect licensed by the state to conduct soil investigations.

The classification shall be based on observation and any necessary tests of the materials disclosed by borings or excavations made in appropriate locations. Additional studies may be necessary to evaluate soil strength, the effect of moisture variation on soil-bearing capacity, compressibility and expansiveness.

When required by the building official, the soil classification design-bearing capacity and lateral pressure shall be shown on the plans.
Footings and foundations, unless otherwise specifically provided, shall be constructed of materials specified by this code for the intended use and in all cases shall extend below the frost line. Footings of concrete and masonry shall be of solid material. Foundations supporting untreated wood shall extend at least 8 inches (203 mm) above the adjacent finish grade. Footings shall have a minimum depth below finished grade of 12 inches (305 mm) unless a greater depth is recommended by a foundation investigation.

Piers and bearing walls shall be supported on masonry or concrete foundations or piles, or other approved foundation systems which shall be of sufficient capacity to support all loads.
When a design is provided, the foundation system shall be designed in accordance with the applicable structural provisions of this code and shall be designed to minimize differential settlement. Where a design is not provided, the minimum foundation requirements shall be as set forth in this code.
Provisions shall be made for the control and drainage of surface water away from the manufactured home.
A minimum clearance of 12 inches (305 mm) shall be maintained beneath the lowest member of the floor support framing system. Clearances from the bottom of wood floor joists or perimeter joists shall be as specified in this code.

Under-floor spaces shall be ventilated with openings as specified in this code. If combustion air for one or more heat-producing appliance is taken from within the under-floor spaces, ventilation shall be adequate for proper appliance operation.

Under-floor access openings shall be provided. Such openings shall be not less than 18 inches (457 mm) in any dimension and not less than 3 square feet (0.279 m2) in area, and shall be located so that any water supply and sewer drain connections located under the manufactured home are accessible.
Skirting and permanent perimeter enclosures shall be installed only where specifically required by other laws or ordinances. Skirting, when installed, shall be of material suitable for exterior exposure and contact with the ground. Permanent perimeter enclosures shall be constructed of materials as required by this code for regular foundation construction.

Skirting shall be installed in accordance with the skirting manufacturer's installation instructions. Skirting shall be adequately secured to ensure stability, minimize vibration and susceptibility to wind damage, and compensate for possible frost heave.
Where retaining walls are used as a permanent perimeter enclosure, they shall resist the lateral displacements of soil or other materials and shall conform to this code as specified for foundation walls. Retaining walls and foundation walls shall be constructed of approved treated wood, concrete, masonry or other approved materials or combination of materials as for foundations as specified in this code. Siding materials shall extend below the top of the exterior of the retaining or foundation wall, or the joint between the siding and enclosure wall shall be flashed in accordance with this code.

Section AE504 Structural Additions

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AE504.1 General

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Section AE505 Building Service Equipment

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AE505.1 General

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Section AE506 Exits

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AE506.1 Site Development

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AE506.2 Accessory Buildings

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Section AE507 Occupancy, Fire Safety and Energy Conservation Standards

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AE507.1 General

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Section AE600 Special Requirements for Foundation Systems

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AE600.1 General

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The capacity of individual load-bearing piers and their footings shall be sufficient to sustain all loads specified in this code within the stress limitations specified in this code. Footings, unless otherwise approved by the building official, shall be placed level on firm, undisturbed soil or an engineered fill which is free of organic material, such as weeds and grasses. Where used, an engineered fill shall provide a minimum load-bearing capacity of not less than 1,000 pounds per square foot (48 kN/m2). Continuous footings shall conform to the requirements of this code. Section AE502 of these provisions shall apply to footings and foundations constructed under the provisions of this section.
Piers shall be designed and constructed to distribute loads evenly. Multiple-section homes may have concentrated roof loads which will require special consideration. Load-bearing piers may be constructed utilizing one of the following methods listed. Such piers shall be considered to resist only vertical forces acting in a downward direction. They shall not be considered as providing any resistance to horizontal loads induced by wind or earthquake forces.
  1. A prefabricated load-bearing device that is listed and labeled for the intended use.
  2. Mortar shall comply with ASTM C 270, Type M, S or N; this may consist of one part Portland cement, one-half part hydrated lime and four parts sand by volume. Lime shall not be used with plastic or waterproof cement.
  3. A cast-in-place concrete pier with concrete having specified compressive strength at 28 days of 2,500 pounds per square inch (17 225 kPa).
Alternative materials and methods of construction may be used for piers which have been designed by an engineer or architect licensed by the state to practice as such.

Caps and leveling spacers may be used for leveling of the manufactured home. Spacing of piers shall be as specified in the manufacturer's installation instructions, if available, or by an approved designer.
Piers constructed as indicated in Section AE602 may have heights as follows:
  1. Except for corner piers, piers 36 inches (914 mm) or less in height may be constructed of masonry units, placed with cores or cells vertically. Piers shall be installed with their long dimension at right angles to the main frame member they support and shall have a minimum cross-sectional area of 128 square inches (82 560 mm2). Piers shall be capped with minimum 4-inch (102 mm)solid masonry units or equivalent.
  2. Piers between 36 and 80 inches (914 and 2032 mm) in height and all corner piers greater than 24 inches (610 mm) in height shall be at least 16 inches by 16 inches (406 mm by 406 mm) consisting of interlocking masonry units and shall be fully capped with minimum 4-inch (102 mm) solid masonry units or equivalent.
  3. Piers greater than 80 inches (2032 mm) in height may be constructed in accordance with the provisions of Item 2, provided the piers shall be filled solid with grout and reinforced with four continuous No. 5 bars. One bar shall be placed in each corner cell of hollow masonry unit piers or in each corner of the grouted space of piers constructed of solid masonry units.
  4. Cast-in-place concrete piers meeting the same size and height limitations of Items 1, 2 and 3 may be substituted for piers constructed of masonry units.
Ground anchors shall be designed and installed to transfer the anchoring loads to the ground. The load-carrying portion of the ground anchors shall be installed to the full depth called for by the manufacturer's installation instructions and shall extend below the established frost line into undisturbed soil.

Manufactured ground anchors shall be listed and installed in accordance with the terms of their listing and the anchor manufacturer's instructions, and shall include the means of attachment of ties meeting the requirements of Section AE605. Ground anchor manufacturer's installation instructions shall include the amount of preload required and load capacity in various types of soil. These instructions shall include tensioning adjustments which may be needed to prevent damage to the manufactured home, particularly damage that can be caused by frost heave. Each ground anchor shall be marked with the manufacturer's identification and listed model identification number which shall be visible after installation. Instructions shall accompany each listed ground anchor specifying the types of soil for which the anchor is suitable under the requirements of this section.

Each approved ground anchor, when installed, shall be capable of resisting an allowable working load at least equal to 3,150 pounds (14 kN) in the direction of the tie plus a 50-percent overload [4,725 pounds (21 kN) total] without failure. Failure shall be considered to have occurred when the anchor moves more than 2 inches (51 mm) at a load of 4,725 pounds (21 kN) in the direction of the tie installation. Those ground anchors which are designed to be installed so that loads on the anchor are other than direct withdrawal shall be designed and installed to resist an applied design load of 3,150 pounds (14 kN) at 40 to 50 degrees from vertical or within the angle limitations specified by the home manufacturer without displacing the tie end of the anchor more than 4 inches (102 mm) horizontally. Anchors designed for the connection of multiple ties shall be capable of resisting the combined working load and overload consistent with the intent expressed herein.

When it is proposed to use ground anchors and the building official has reason to believe that the soil characteristics at a given site are such as to render the use of ground anchors advisable, or when there is doubt regarding the ability of the ground anchors to obtain their listed capacity, thebuilding official may require that a representative field installation be made at the site in question and tested to demonstrate ground-anchor capacity. The building official shall approve the test procedures.
Anchoring equipment, when installed as a permanent installation, shall be capable of resisting all loads as specified within these provisions. When the stabilizing system is designed by an engineer or architect licensed by the state to practice as such, alternative designs may be used, providing the anchoring equipment to be used is capable of withstanding a load equal to 1.5 times the calculated load. All anchoring equipment shall be listed and labeled as being capable of meeting the requirements of these provisions. Anchors as specified in this code may be attached to the main frame of the manufactured home by an approved 3/16-inch-thick (4.76 mm) slotted steel plate anchoring device. Other anchoring devices or methods meeting the requirements of these provisions may be permitted when approved by the building official.

Anchoring systems shall be so installed as to be permanent. Anchoring equipment shall be so designed to prevent self-disconnection with no hook ends used.
All anchoring equipment, tension devices and ties shall have a resistance to deterioration as required by this code.
Tensioning devices, such as turnbuckles or yoke-type fasteners, shall be ended with clevis or welded eyes.
Steel strapping, cable, chain or other approved materials shall be used for ties. All ties shall be fastened to ground anchors and drawn tight with turnbuckles or other adjustable tensioning devices or devices supplied with the ground anchor. Tie materials shall be capable of resisting an allowable working load of 3,150 pounds (14 kN) with no more than 2-percent elongation and shall withstand a 50-percent overload [4,750 pounds (21 kN)]. Ties shall comply with the weathering requirements of Section AE604.3. Ties shall connect the ground anchor and the main structural frame. Ties shall not connect to steel outrigger beams which fasten to and intersect the main structural frame unless specifically stated in the manufacturer's installation instructions. Connection of cable ties to main frame members shall be 5/8-inch (15.9 mm) closed-eye bolts affixed to the frame member in an approved manner. Cable ends shall be secured with at least two U-bolt cable clamps with the "U" portion of the clamp installed on the short (dead) end of the cable to ensure strength equal to that required by this section.

Wood floor support systems shall be fixed to perimeter foundation walls in accordance with provisions of this code. The minimum number of ties required per side shall be sufficient to resist the wind load stated in this code. Ties shall be as evenly spaced as practicable along the length of the manufactured home with the distance from each end of the home and the tie nearest that end not exceeding 8 feet (2438 mm). When continuous straps are provided as vertical ties, such ties shall be positioned at rafters and studs. Where a vertical tie and diagonal tie are located at the same place, both ties may be connected to a single anchor, provided the anchor used is capable of carrying both loads. Multiple-section manufactured homes require diagonal ties only. Diagonal ties shall be installed on the exterior main frame and slope to the exterior at an angle of 40 to 50 degrees from the vertical or within the angle limitations specified by the home manufacturer. Vertical ties which are not continuous over the top of the manufactured home shall be attached to the main frame.

Section AE606 Referenced Standards

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