Significant changes in the new 2009 building codes

We have all heard the adage “the only constant in life is change”.  All things change, some good, some bad; it is all about perspective.  Anyone remotely connected to the architectural design or construction industries will understand code and regulation changes are a fact of life.  We live and work in an environment shaped and influenced by a variety of, at times dynamic and evolving regulations.  This is “normal” and we have all come to expect an almost constant degree of change in this industry.  What is arguably abnormal at this point in time is the magnitude of change reflected in the latest editions of the International codes recently adopted by many jurisdictions.  The ramifications and impacts these changes could represent to one’s project are not insignificant.  I strongly encourage anyone involved in a real estate transaction or construction project that may be influenced by these new codes to discuss their plans with a design professional knowledgeable in this area.  The impacts could have profound effects on the financial model for the project.

The core purpose of any building code is to protect the health, safety and welfare of the public with regards to the built environment.  The interpretation of this basic premise has been expanding in the past many years and the building codes have integrated these changes in an ongoing fashion.  The international codes, now being adopted by more and more jurisdictions, are revised and published on a 3 year interval.  The latest edition, the 2009, I argue steepens the curve of change most of us are accustomed to.  It includes new focus areas not previously defined and alters some long standing methodologies.  

One of the most noteworthy examples regards high rise buildings.  The 2009 Codes begin to incorporate the findings of The 911 Commission with regard to exiting and fire-fighting access matters.  There are provisions for glowing pathway markings in exit corridors and stairs, requirements for additional stairwells, supplemental requirements on elevators, and many other items.

A second example regards the threshold at which a sprinkler system is required for a project.  These thresholds have been significantly reduced from earlier understandings.  Some occupancy classifications that had a threshold of 300 occupants have been reduced to 100 occupants.  Another case had an area threshold of 20,000 square feet is now reduced to 12,000 square feet.  The net effect is the thresholds at which additional requirements are triggered is being lowered.  This will affect many smaller projects that were before exempt from these requirements.

Another factor to consider is local jurisdiction requirements.  Many cities amend the base code requirements with special requirements that affect projects within their jurisdiction.  These amendments can be minor or quite onerous depending on the jurisdiction.  The impact of local amendments can also represent significant impacts to one’s project depending on its scope and type.  A discussion with a knowledgeable design professional regarding the impacts to your specific project could save you thousands of dollars in “unforeseen” costs.

The items identified above represent a fraction of the requirement changes represented by these new code revisions.   There are far too many variables involved in any code analysis to present any level of comprehensive summary here; we therefore strongly encourage anyone considering any type of project to consult with a knowledgeable design professional regarding the specifics for their project.  If you find yourself in need of assistance or would like a second opinion, please feel free to contact me at Link Architecture.

At Link Architecture we strive to stay current in our understanding of the myriad of codes and different regulations that affect the projects of our many commercial clients.  We advise our clients of the changes that will benefit or modify their projects today and in the future.  If you have a project you have questions about or are concerned how the new codes may effect a future project, please give us a call.

This subject matter is something I will be expanding on in future posts, so if this is of interest to you, please stay tuned.