Tag Archives: 2018 IBC

A Mezzanine for Your Barndominium

A mezzanine is a common design feature found in all types of buildings- very possibly even your new barndominium, shouse or post frame home. Think of a mezzanine as being a lofted area above a room.

International Building Codes outline some basic rules for mezzanines to help determine if it is an intermediate level within the room it serves or if it is considered another story. 

A mezzanine is an intermediate level between floor and ceiling of any story. In regards to building codes, mezzanines must comply in accordance with IBC (International Building Code) Section 505.2. (Please note all references in this article are 2018 IBC)

Mezzanines can be great features within a building because they provide an additional floor level without being considered an additional story as long as they comply with IBC Section 505.2. Even though they don’t contribute to “building area” or number of “stories” regulated by IBC Section 503.1, they must still be included within “fire area” calculations when determining need for fire protection systems.

Another important piece of information is they should be constructed of consistent materials according to your building’s construction type per IBC Table 601. 

Clear height above and below a mezzanine shall not be less than seven feet.

Total area of a mezzanine within a room shall be not greater than 1/3 floor area of room it is located in (IBC 505.2.1)

Code has some exceptions allowing for a mezzanine to be larger given certain factors such as building’s type of construction and whether the building is equipped with an automatic sprinkler system. IBC 505.2.1 Exception 3 allows for an aggregate area of a mezzanine within a dwelling unit with an approved automatic sprinkler system which can be up to ½ floor area of the room it is located in.

Means of egress (exits) for mezzanines shall comply with applicable provisions of IBC Chapter 10.

A mezzanine acts like a room or space as it has an occupant load. This occupant load must have correct existing parameters per IBC Chapter 10 (egress chapter). IBC Table 1004.5 provides for maximum floor area allowances per occupant. For R-3 (residential) occupancy purposes, this occupant load factor would be 200 square feet per occupant.

A mezzanine shall be open to the room in which it is located, except for walls not more than 42 inches in height.

Code does also provide some exceptions related to mezzanine “openness”. If you meet these exceptions, your mezzanine would not be required to be open. One exception would be if the mezzanine occupant load is not more than 10 (IBC 505.2.3 Exception 1) and another is if it has at least two exits (IBC 505.2.3 Exception 2). In either case you could have an enclosed mezzanine space.

Photos are of the mezzanine within our barndominium. My wife wanted a space within our shouse (shop/house) which would be a totally dedicated space for her sewing and crafts. She has a sign in her sewing loft which clearly states “This is my happy place.” I can tell she is really happy up there as I often can hear her singing along with her favorite rock and roll tunes from the 70’s and 80’s. Lastly, access to her mezzanine is by a wheelchair accessible electric lift system.

What Building Code Applies to Post Frame Construction?

What Building Code Applies to Post Frame Construction?

Being a Plans Examiner in a Building Department would have to be one amongst this planet’s toughest jobs. Besides having to listen to clients who have their own ideas about how things should be built, there are volumes upon volumes of Building Code books and referenced texts.

A Hansen Pole Buildings’ client in Arizona recently had some extended discussions with a Plans Examiner in regards to appropriate Building Code for a residential detached accessory post frame building. Plans Examiner really wanted governing code to be 2012 IRC (International Residential Code). Of course all of this becomes confusing and confounding to this future building owner, as he had initially verified Code information with this same Building Department previously and was advised 2018 IBC (International Building Code) would be applicable to his structure.

IRC has no language in it pertaining to post frame construction, while IBC indeed does. Your Building Department may require this building to be designed under IBC version 2012, even though later versions have greater accuracy for structural design due to advances in research and technology. This has to do with local jurisdiction code adoption policy.

To follow are excerpts from 2012 IRC justifying IBC use:

In “Effective Use of the International Residential Code”:

Paragraph 4:

“It is important to understand that the IRC contains coverage for what is conventional and common in residential construction practice. While the IRC will provide all of the needed coverage for most residential construction, it might not address construction practices and systems that are atypical or rarely encountered in the industry.”

IRC R301.1.3 Engineered design.

“When a building of otherwise conventional construction contains structural elements exceeding the limits of Section R301 or otherwise not conforming to this code, these elements shall be designed in accordance with accepted engineering practice. The extent of such design need only demonstrate compliance of nonconventional elements with other applicable provisions and shall be compatible with the performance of the conventional framed system. Engineered design in accordance with the International Building Code is permitted for all buildings and structures, and parts thereof, included in the scope of this code.”

Applying for a post frame building permit and been told governing code will be IRC? Please print out this article and nicely provide it to Plans Examiner. It isn’t about proving them wrong, it’s about assisting them in a positive manner.