Would residential units built over retail occupancies fall under Title 24 Residential Standards if the building is over 4 stories.
The whole structure, is a high-rise building, therefore, the residential apartments must comply with the Nonresidential (High-rise Residential) Standards.
Should a four-story single-family townhouse comply with the residential or non-residential Title 24 Standards?
This is Group R-3 occupancy, the Residential Standards apply. The building is not an apartment house which, according to the UBC, must be at least three dwelling units.
A 1000 sq. ft. residence is being constructed as part of a new conditioned warehouse building with 10,000 sq. ft. Which Title 24 standards apply?
The whole building can comply with the Nonresidential Standards. The residential space is not required to comply separately since it is part of building with less than 10% of the total conditioned floor area. However, the residential space must meet all low-rise residential mandatory measures.
If in the previous example the residential space is new and the remainder of the building is an existing structure. Do the Residential Standards apply?
Yes. Since 100% of the addition being permitted is a low-rise residential occupancy, compliance under the Residential Standards is required.
An addition is built with no mechanical heating or cooling and a door separating it from all existing conditioned space. Under what conditions will the Title 24 Standards not apply to this addition?
The Title 24 Standards do not apply on unconditioned additions if its heat gain doesn't affect the performance of the air conditioning system.
If a remodeling project adds nothing to the existing conditioned space, do the Residential Standards apply?
The remodel must still comply with applicable mandatory measures of the Residential Standards.
What are the applicable compliance requirements for a family room being added to an existing 2500 sq ft house.
Only the addition must comply with the Residential Standards or the existing + addition must comply. If the prescriptive compliance approach is used for the addition alone, special prescriptive requirements apply.
A 10,000 ft2, 16-unit motel is constructed with an attached 950 ft2 manager's residence. What are the applicable compliance requirements?
The manager's unit is less than 10% of the total floor area, so compliance of the whole building as the predominant motel occupancy would satisfy the requirements of the standards. Either the entire building must comply with the Nonresidential (High-Rise Residential and Hotel/Motel) Standards; or the manager's residence must comply with the low-rise Residential Standards and the motel occupancy portion of the building must comply with the Nonresidential Standards.
When is a residential building considered high-rise?
Four or more habitable floors are considered High-rise building as far as Title-24 compliance is concerned.
What do I need to provide to have a Title 24 compliance report completed?
You need to supply a complete set of plans for your new home or addition. It is best to provide a set of plans that you don't expect to get back. The plans should include:
- Total area of new construction, and existing.
- Windows and doors sizes and locations.
- Type of heating and air conditioning systems.
- Size and type of hot water heater.
- True North indicated on plans.
- Contact information.
- Address of the new, existing property.
- Lighting plans including lighting fixture schedules.
When do I need to show Title 24 compliance?
Title 24 compliance documentation needs to be submitted to the building department prior to the issuance of building permits when building either a new home or adding an addition to an existing home.
Why is the building department asking for Title 24 compliance when I'm only doing an alteration and I'm not adding any square footage?
Altering windows and doors affect the energy usage of a structure. The building department will either require you to make the new windows or doors dual pane, or ask that a Title 24 energy calculation be done to show that the changes will not.
When is the best time to do Title 24 analysis?
The best time is when all decisions are final about the project. Be sure of the window and door sizes and their locations. However, if you haven't decided on the manufacturer for the windows and doors we can still do our calculations, but we get the best results if you have already made that decision. The reason is that we can use specific data pertaining to the fenestration products you select.
It is best to decide how you intend to heat your home, whether it is forced air or radiant floor, as well as whether you will have air conditioning or not.
Normally Title 24 calculations are one of the last things done before submitting your plans to the building department.
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