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Codes & Tiny Houses
An Intro for Florida

Presented by
Jo-Anne Peck
FL CBC 1258207

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

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

Building Code
● Set by State and adopted by Local Government
● Patterned after ICC Code but modified for FL
● Updated every 3 years (June 2015 last update)
● Code Books
○ 2010 Florida Building Code: Building
○ 2010 Florida Building Code: Residential
○ 2010 Florida Building Code: Existing Building
○ 2010 Florida Building Code: Plumbing
○ 2010 Florida Building Code: Fuel Gas
○ 2010 Florida Building Code: Mechanical
○ 2010 Florida Building Code: Test Protocols
○ 2010 Florida Building Code: Accessibility
○ 2010 Florida Building Code: Energy Conservation
● AVAILABLE ONLINE or buy the books/ subscription

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
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

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
● Room Dimensions - Total size not given
○ One habitable room 120 sf
■ Baths, closets, hallways & utility rooms not
habitable
○ Other habitable rooms 70 sf min., no dimension
less than 7’
■ Exception - kitchen can be 50 sf

SIZE and Building Code
● Square footage doesn’t count if sloped ceiling area
less than 5’ in height
● 7’ minimum ceiling height in habitable rooms
● Bathroom minimum 6’-8” ceiling height over
fixtures, hallways, laundry rooms
○ Obstructions (pipes, ducts, beams) no lower
than 6’-4”

Stairs
● Max 7-¾” high riser
● Min 10” tread depth
● Minimum 6’-8” headroom
● Minimum 3’ wide
● Landing at top and bottom
(3’x3’)
● No taller than 12’ without a
landing
● Light switch at top and
bottom
● Handrails/ guardrails
required
● No open treads

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

Egress
32” wide clear door opening, 6’-6” minimum height
Must have a landing=width of door x 36”
Exception for under 400 sf from width and height requirements
Bedroom Emergency Escape Exit
Window or doors with clear opening min. 5.7 sf opening directly to
exterior
Min. 24” high, min width 20” opening
Sill no more than 44” above floor

Other Items
Natural Light
Ventilation
Insulation
HVAC
Smoke Alarms
Safety Glazing
Hurricane Shutters
Termite Treatment

The Building Official has the Final Say

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