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Codes & Tiny Houses
An Intro for Florida
Presented by Jo-Anne Peck, Historic Shed
Updated 3/15/19

Presented by
Jo-Anne Peck
FL CBC 1258207

Codes
● Zoning
● Building
Also, check to see if
your neighborhood has
HOA restrictions/
Design Review

Zoning vs. Building Code
Zoning Code
● Established locally
● Varies from town to
town, lot to lot
● WHAT you can build
(type)
● Quality of Life
● Looks may matter
Building Code
● Established by state
statute
● Statewide
● HOW to Build
● Focuses on Life Safety
Issues
● Looks don’t matter

Zoning Code
● Type/ Use
○ Residential, multi-family,
commercial, industrial, etc.
● Siting
○ Lot size
○ Setbacks
○ Lot Coverage
○ Parking requirements
● Size constraints
○ Minimum Size
○ Maximum size
○ Height
● Accessory Dwelling Units (ADU)
○ Kitchen/ other requirements
● Tiny Houses on Wheels (THOW)
○ RV regulations
○ Mobile home
● Variances

Zoning Districts
● Find Zoning for your
particular parcel
○ Zoning Maps
○ Property
Appraiser
● Looks up regs
○ General rules
○ Specific rules for
your Zoning
classification
● Accessory Dwelling
Units
● RV/ mobile home regs

Building Code
● Set by State and adopted by Local Government
● Patterned after ICC Code but modified for FL
● Updated every 3 years
● Code Books - 6th Edition (2017)
○ Florida Building Code: Building
○ Florida Building Code: Residential
○ Florida Building Code: Existing Building
○ Florida Building Code: Plumbing
○ Florida Building Code: Fuel Gas
○ Florida Building Code: Mechanical
○ Florida Building Code: Test Protocols
○ Florida Building Code: Accessibility
○ Florida Building Code: Energy Conservation
● AVAILABLE ONLINE or buy the books/ subscription ONLY APPLIES TO FOUNDATION HOMES

Building Code
● Establishes Building Departments
○ Building Official
○ Permits
○ Inspections
● Life Safety issues
○ Structural
■ Foundation
■ Structural System
■ Wind Loads
○ Egress
○ Fire Spread/ Noxious Fumes
○ Health
■ Light
■ Ventilation
■ Sanitation

Permits
● Who can pull a permit?
○ Homeowner
○ Licensed & Insured
Contractor with WC
coverage
● Good for 180 days (6 months),
then extended each time an
inspection passes
● Inspections at each phase,
different from town to town

Applying for a Permit
● What you need for a permit?
○ Application Form
○ Drawings: site plan, floor plan, elevations,
sections, floor and roof framing, foundation,
electrical, plumbing, AC
■ The purpose of drawings is to show
code compliance
■ Anyone can draw residential plans
■ Engineered or Prescriptive Design
○ Energy Calcs
○ Florida Product Approvals
○ Owner Builder Affidavit
○ Notice of Commencement
○ Fees

Design Items
● Structure
○ Meet wind load requirements
■ Wind Speed Map
■ Continuous Load Path
○ Support Dead Loads
○ Support Live Loads
● Materials
○ Florida Product Approvals
○ Size of members, spacing of reinforcing
○ Siding, sheathing, exterior materials, window and doors
■ Components and cladding
○ Salvaged materials
○ Interior finishes - structural and flame spread

SIZE and Building Code - R304
● Room Dimensions - Total size not given
○ Habitable rooms minimum 70 sf
○ No less than 7’ in any one direction
■ Baths, closets, hallways & utility rooms not
habitable
○ Exception - kitchens

SIZE and Building Code - R305
● Square footage doesn’t count if sloped ceiling area
less than 5’ in height
● 7’ minimum ceiling height in habitable rooms, 6’-
8’ min in bath, laundry rooms
● Bathroom ceiling height over fixtures such that
fixture can be used for intended purpose

Plumbing - R306/307
● Kitchen Sink, Toilet,
Lavatory, Tub/ Shower Req’d
● Must be attached to approved
water supply & disposal
● Must have hot and cold water
● Must meet minimum fixture
clearances

Stairs - R311
● Max 7-¾” high riser
● Min 10” tread depth
● Minimum 6’-8” headroom
● Minimum 36” wide
● Landing at top and bottom
(3’x3’) w/ light switch
● Handrails/ guardrails
required
● No open treads (partially
open OK)
● Spiral stairs
● Alternating Tread Stairs/
Ships Ladders now allowed
in certain cases

Egress - R310/311
● Bedrooms, habitable attics must have Emergency Escape
Exit/ Rescue
○ Window or doors with clear opening min. 5.7 sf opening
directly to exterior (5 sf at grade)
■ Min. 24” high, min width 20” opening
■ Sill no more than 44” above floor
■ No bars unless easy to open from interior

Other Items in Res Building Code
● Natural Light
● Ventilation
● Insulation
● HVAC
● Smoke Alarms
● Safety Glazing
● Hurricane Shutters
● Termite Treatment

Tiny House Code Amendment
● ICC Code - 2018
○ Florida’s current code is based on the 2015
code book
● Amendment that must be adopted by
municipality (state considering it)
○ You’ve got to lobby for it
● Only applies to homes on foundations
● Addresses headrooom, lofts, stairs/
ladders/ alternating tread stairs,
egress

The Building Official has the Final Say

Can I (legally) turn a Shed into a Tiny
House?
Maybe… but check:
● Building Code
○ Wind Speed
○ Components
○ Construction
● Zoning Code
○ Setbacks
○ ADU requirements

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