under title 24 an unlicensed person can prepare plans for how many story conventional wood structure 1,2,3or 4

Question

California title 24 permits an unlicensed person to design their own building plan with a basement an how many stories? 1, 2, 3, or 4?

Answer 1

I'm not familiar with the california specific requirements, there are earthquake issues that probably change the rules for california compared to the International Building (or Residential) code, 2006.

In the IRC prescriptive design, a person need not be an architect or engineer to produce house plans. Note the AIA and the state board will get very upset (and Sue you and fine you) if you appear to be "putting yourself out as an architect" stating that you do architecture, architectural design, etc. If this is for fun, you've got no problem, if you're trying to become an unlicensed designer, consider very cautiously what you put on your business card, stationary, website etc.

Now to answer your question, under the prescriptive provisions of the IRC, a two story house (plus roof) is the maximum. It is very restrictive, requiring lengths of walls, limiting the location and width of openings and other things. You will also, especially in california, make a determination as to seismic category for the house and this will be very restrictive as to whether you can use sheetrock, plywood, or other materials.

The code will allow you to calculate and decide on things like - length and required spacing of shear walls, size of headers, spacing and depth of floor joists and rafters, width of foundations, and many other things, but it will not provide you with a working understanding of these definitions.

Once done with the structural / architectural requirements, there remain other issues - adequate windows for 'light requirements,' electrical work, ceiling heights, garage construction, fire rating on doors, etc.

As a note, I've thought about trying to design a house that completely conforms to the IRC prescriptive rules, but I know it will be pretty challenging and your floor plan will be constrained by those limitations, particularly the size of windows in bearing walls.

The two story limit includes a "half-level" basement, referred to as a cripple wall or partial height wall.

Under no circumstances can an unlicensed designer have more than 3 families in the dwelling, that would fall under the IBC.

There is one more possibility, just to make matters more confusing, the National Association of Fire Protection created their own, personal pet favorite building code that also has provisions for designing a house. I have not seen this code nor studied it very much, but it might allow a taller house than the IRC prescriptive rules.

Then, you'll have to check the local code to see if there are any additional requirements, and in California, I'm betting there are some significant changes.

Answer 2

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