In the
United States, there is no nationally enforced set of building
regulations. Protecting the public by
means of building and fire codes is considered a police power that under the
U.S. Constitution is vested in state or local government. Some states have chosen to enforce codes on
a statewide basis while others have left it to the individual cities or
counties.
Due
to the complexity of modern building technologies, very few cities and states
maintain their own unique building regulations. Instead, most adopt one or more model codes. These model codes are developed by
independent organizations, and allow the pooling of resources to produce codes
that remain current and technically sound.
During
the 20th century, three regional groups of code officials evolved to produce
model codes. The International
Conference of Building Officials (ICBO) produced the Uniform Codes, the
Building Administrators and Code Officials (BOCA) produced the Basic Codes,
later renamed the National Codes, and the Southern Building Code Congress
(SBCC) produced the Standard Codes. The
National Fire Protection Association (NFPA) was also involved in producing
model codes, although not a building code.
Today,
the three groups of code officials have formed a single organization known as
the International Code Council (ICC) that produces a series of model codes:
International Building Code
International Fire Code
International Plumbing Code
International Mechanical Code
International Residential Code for One and
Two-Family Dwellings
International Fuel Gas Code
ICC Electrical Code (NFPA 70)
The
NFPA, in cooperation with the Western Fire Chiefs and the International
Association of Plumbing and Mechanical Officials (IAPMO) has likewise committed
to producing a complete package of codes for the built environment:
NFPA 5000 Building Code (available
2002)
NFPA 1 Fire Prevention Code
NFPA 101 Life Safety Code
NFPA 54 Fuel Gas Code
IAPMO Plumbing Code
IAPMO Mechanical Code
NFPA 70 Electrical Code
While
it is not the purpose of this document to discuss the relative virtues of the
two sets of model codes, there are certain considerations that should be made
when any government entity is considering the adoption of model codes.
Why Adopt a New Model Code?
Because
code adoption is a regulatory process, a specific edition of a model code must
be adopted. Any attempt to legally
adopt "the current edition" of a code is viewed as an inappropriate
delegation of authority by the legislative body.
The
model code organizations are constantly working to update their codes to
incorporate latest research results and building technologies. As a result, newer codes are generally
better and safer.
If
codes are not updated on a regular basis, inefficiencies start to develop in
the building regulatory system. Design
professionals and contractors will increasingly seek variances to permit the use
of design alternates and technologies accepted in areas using more modern
codes. Regulatory officials will be
hard-pressed to keep up with the changes in design practice.
For
all of the above reasons it is generally recommended that the latest editions
of codes be adopted as they are issued by the sponsoring organizations. At a minimum codes should be updated every
three to five years.
Should the Code be Minimum or Mini-Max?
Minimum. Traditionally, most code adoptions have been
made on the basis of a minimum set of building regulations, particularly when
adopted on a statewide basis. This
allows communities the option of passing local regulations for more stringent
requirements as justified by local conditions.
Such local conditions may include a consideration of fire department
response due to rural travel distances or high traffic congestion.
When
codes are adopted as minimum/maximum regulations, no such local modifications
are permitted. While some design
professionals might prefer the absence of local variations, public safety is
best served by the ability to accommodate local conditions.
Do New Codes Support the Sprinkler Concept?
Yes. A common denominator of new building and
fire codes is an increasing reliance on the proven ability of automatic fire
sprinkler systems to protect lives and property. Modern building codes require automatic sprinkler systems in a
wide range of residential, health care, public assembly, educational, storage
and other occupancies. Perhaps even
more important, the codes offer design incentives to use automatic sprinkler
systems. These trade-offs, or
"trade-ups": as they are sometimes called, often allow a building to
be constructed for less cost with sprinkler protection than without. With sprinklers, the codes permit more
design freedom through such features as a reduction in building compartmentation,
a wider selection of building materials, and an increase in allowable exit
travel distances.
Many
existing buildings do not meet the requirements of modern building codes. This is especially true of high-rise buildings
constructed prior to the 1990s.
Although almost all building codes now require new high-rise buildings
to be protected with automatic sprinkler systems, some cities contain many
existing high-rise buildings that are not protected.
A
growing number of cities have enacted special ordinances to require retrofit of
high-rise or other key occupancies. In
some cases, the adoption of a model fire code brings with it a requirement for
sprinkler system retrofit. The NFPA 1
Fire Prevention Code, for example, contains a section that requires sprinkler
retrofit of all high-rise buildings within 12 years of the code adoption.
What's the First Step?
Like
many other organizations in the construction industry, the National Fire
Sprinkler Association is committed to the adoption of modern model codes, and
will work with you to assist in their proper adoption and enforcement. The NFSA maintains a National Director of
Codes and a staff of Regional Managers who can provide information, assistance
and even model legislation if needed to facilitate the code adoption
process. For the name of the Regional
Manager serving your area, contact the NFSA at 845-878-4200 or visit our
website at www.nfsa.org