How Building Regulations Function

Consider this a positive change. When a 7.4-magnitude earthquake struck southern Mexico in March 2012, the damage and loss of life were significantly reduced compared to previous quakes. While the recent quake destroyed 60 homes and caused damage to 800 more, only a few people were injured, and there were no fatalities. In contrast, the 8.0-magnitude earthquake that hit Mexico in 1985 was nothing short of a disaster: Thousands of homes were ruined, hundreds obliterated, and tragically, 10,000 lives were lost [source: IBHS].

So, what explains this stark contrast? According to the Insurance Institute for Business and Home Safety (IBHS), a non-profit research group backed by the property insurance industry, the key factor is Mexico's adoption of much stronger building codes after the 1985 earthquake.

"Mexico has given the world a crucial lesson -- that robust, properly enforced building codes not only save lives but also reduce property damage," remarked Julie Rochman, president and CEO of IBHS, in a statement after the recent earthquake.

If you've ever undertaken a home renovation or improvement project, you're probably familiar with the concept of building codes and the phrase, "brought up to code." In the simplest terms, building codes are an extensive set of regulations – enforced by inspectors – that dictate how buildings should be constructed to ensure public safety [source: McGarry].

According to Tim McGarry, a Cleveland, Ohio-based construction lawyer and former chairman of the Ohio State Bar Association's construction section, the reach of building codes is all-encompassing. "They impact anyone who builds a structure, including homes, within that jurisdiction." However, the process by which these codes are created has evolved considerably over time.

The Evolution of Building Codes

Clearly, Mexico is not the only country to have strengthened its construction standards following a tragedy. In the United States, building codes were similarly introduced after a series of disasters at the turn of the last century, according to Hugh Murphy, a principal at VMI Architecture, Inc. in San Francisco.

"Building codes originated from early fire safety regulations and insurance company [rules], which emerged during the late industrial period following devastating fires that caused considerable loss of life," Murphy explains. "Prior to the establishment of these codes, builders had complete freedom in constructing buildings. In some instances, this meant buildings could have been structurally unsafe, lacked proper emergency exits, or were unsanitary."

The inconsistent and haphazard approach to building standards began to shift in the early 1900s with the formation of regional organizations that developed model codes for local governments to adopt based on their needs [source: EPA]. On the East Coast and Midwest, the Building Officials Code Administrators International (BOCA) established minimum safety standards; the International Conference of Building Officials (ICBO) created codes for the West Coast; and the Southern Building Code Conference International (SBCCI) set standards for the South. In 1994, these three organizations merged to form the International Code Council (ICC), which unified the standards into a single national code [source: EPA].

The first version of the International Building Code was released in 1997, and the ICC now publishes updated editions every three years. These editions cover both new and existing buildings, including structures no taller than three stories. The development of the International Building Code involves numerous stakeholders, such as architects, builders, and policymakers.

Although the creation of a unified International Code Council means there is now a standardized code, this doesn’t imply that every city follows the same exact rules. Typically, the ICC’s version serves as a template for various cities – not only in the U.S. but also globally – to develop their own specific standards.

Building Codes, Broken Down

If you take a stroll around your home or office and observe the necessary features to ensure safety and functionality -- such as fire exits and alarms -- you'll quickly realize why the International Building Code spans hundreds of pages. To make matters even more complex, the ICC also refers to other codes, such as the National Electric Code, the International Plumbing Code, and the National Fire Protection Association standards. This means any city or town that adopts the ICC's code must comply with the relevant sections of these additional codes [source: ICC].

To illustrate the thoroughness of the International Building Code, here are some chapter titles that clearly describe the topics and standards they cover:

Tim McGarry, from Nicola, Gudbranson & Cooper LLC, explains that most U.S. states follow a process similar to Ohio's when creating their building codes. They establish a state-level code, which local cities can then use as a foundation for their own regulations. The Ohio Building Code is based on the International Building Code, though not all cities and towns adopt the state version exactly as it is.

"Municipalities in Ohio have the option to adopt stricter standards than the Ohio Building Code if they choose," McGarry says. "At the local level, city councils typically approve the codes."

Regional variations still play a significant role. Kirt Gilliland, a principal at Hughes Marino, San Diego's largest commercial real estate firm, points out that areas vulnerable to earthquakes or tornadoes -- like California and Florida -- tailor their codes to address these risks.

"Certain regions in California have stricter structural requirements for building and systems design due to the frequent risk of earthquakes and their impact on structures," he explains. "For instance, ceiling systems must be equipped with support wires as well as compression struts (which help stabilize structures during movement)." Gilliland further notes that codes in places like Florida consider wind shear, the force of the wind, while areas with heavy snowfall impose more stringent codes to handle snow load on roofs.

Building Codes in Practice

Although there's a natural desire for homeowners and businesses to move ahead with building upgrades or additions, it's wise to secure all necessary permits first. Whether you're tackling the project yourself or hiring a contractor or architect will determine who should initiate the building permit process. Either way, following the minimum standards set out by the local code is essential.

"All plans must be submitted to the local municipality, where they'll review the entire project to ensure the plans comply with specific code requirements," explains Kirt Gilliland of Hughes Marino real estate company. He adds that during a commercial project, it's common for a building inspector to visit the site to make sure the construction is following the code. For both commercial and residential projects, a building inspector will also review the completed work to confirm compliance once the project is finished [source: Gilliland].

Adhering strictly to building codes may feel limiting, and it can add to the cost of a project. "Building codes govern various design elements, including exit locations, building size, property placement, fire resistance, energy efficiency, and accessibility for disabled individuals," says Hugh Murphy from VMI Architecture. Although it might be cheaper to skip things like a handicap access ramp, that could violate local building codes.

Here's the good news: the codes in place at the time you submit your project plans are the ones that will be enforced when the project is completed. If standards change during construction, you won’t be required to update the project to comply with the new codes. However, if you submit new plans or make alterations after the job is done, you’ll need to follow the updated code. (That’s what it means to bring a building "up to code.")

Tim McGarry points out that following the permit process is critical, yet it's often the step that do-it-yourselfers overlook. "They forget, aren't aware they need to do it, don’t want to pay the fee, or want to avoid the hassle," he explains. "Whatever the reason, skipping this step can lead to serious issues."

If you proceed without a permit, you may be forced to redo work that’s already been completed, or in some cases, even demolish what’s been done and start from scratch. This is why McGarry advises anyone thinking about a home improvement project to make sure to visit City Hall and secure the proper permits before starting any work.

"It’s the right thing to do," McGarry explains. "An additional benefit is that the building permit process will specifically outline what needs to be done to ensure you comply with the building code."