# Florida Residential Code

**Based on**: 7th Edition Florida Building Code - Residential (2023)
**Base Code**: IRC 2021 with Florida amendments
**Scope**: One/two-family dwellings, townhouses (≤3 stories)
**Authority**: Florida Building Commission, Local Building Officials

---

## Quick Reference - Critical Dimensions

| Element | Requirement | Code Section |
|---------|-------------|--------------|
| Min ceiling height | 7'-0" (habitable), 6'-8" (bath/hall) | R305 |
| Min room width | 7'-0" (habitable) | R304.1 |
| Min room area | 70 sf (habitable), 120 sf (1 room) | R304.1 |
| Min window area | 8% of floor area | R303.1 |
| Min window ventilation | 4% of floor area | R303.1 |
| Emergency egress window | 5.7 sf, 20" min width, 24" min height | R310.2.1 |
| Stair width | 36" clear | R311.7.1 |
| Max riser height | 7-3/4" | R311.7.5.1 |
| Min tread depth | 10" | R311.7.5.2 |
| Handrail height | 34" - 38" | R311.7.8.1 |
| Guard height | 36" (exterior), 36" (interior) | R312.1.1 |

---

## Scope and Application

### What's Covered (R101.2)
- **Detached one- and two-family dwellings**
- **Townhouses**: Max 3 stories, separate means of egress
- **Accessory structures**: Garages, carports, sheds

### What's NOT Covered
- **3+ family**: Use Florida Building Code (R-2)
- **4+ stories**: Use Florida Building Code
- **Mixed-use**: Use Florida Building Code
- **Hotels/motels**: Use Florida Building Code (R-1)

---

## Building Planning (Chapter 3)

### Room Dimensions (R304)

#### Minimum Areas
| Room Type | Minimum |
|-----------|---------|
| Habitable room | 70 sf |
| At least 1 habitable room | 120 sf |
| Kitchen | No minimum (functional layout) |
| Bathroom | No minimum (fixture clearances) |

#### Minimum Width
| Room Type | Minimum Width |
|-----------|---------------|
| Habitable room | 7'-0" |
| Hallway | 3'-0" |
| Bathroom | Per fixture clearances |

### Ceiling Height (R305)

| Space | Minimum Height |
|-------|----------------|
| Habitable rooms | 7'-0" |
| Bathrooms | 7'-0" (or 6'-8" if sloped) |
| Hallways | 7'-0" |
| Basements (habitable) | 7'-0" |
| Basements (non-habitable) | 6'-8" |
| Beams/girders (min clearance) | 6'-4" |

**Sloped ceilings**: At least 50% of room at full height

### Light and Ventilation (R303)

#### Natural Light
- **Glazing area**: 8% of floor area minimum
- **Alternative**: Artificial light per code

#### Natural Ventilation
- **Opening area**: 4% of floor area minimum
- **Alternative**: Mechanical ventilation

#### Mechanical Ventilation (Required)
| Space | Rate |
|-------|------|
| Bathroom (no window) | 50 CFM intermittent / 20 CFM continuous |
| Kitchen | 100 CFM intermittent / 25 CFM continuous |
| Whole house | 0.35 ACH or per ASHRAE 62.2 |

### Emergency Escape (R310)

#### Egress Windows Required
- **Every sleeping room**: At least 1 egress window
- **Basements with habitable space**: At least 1 egress window

#### Egress Window Dimensions
| Requirement | Value |
|-------------|-------|
| Minimum opening area | 5.7 sf |
| Minimum opening height | 24" |
| Minimum opening width | 20" |
| Maximum sill height | 44" AFF |
| Grade floor/basement | 5.0 sf opening OK |

#### Window Wells
- **Minimum area**: 9 sf
- **Minimum dimension**: 36" (horizontal)
- **Ladder/steps**: If > 44" deep

---

## Foundations (Chapter 4)

### Florida Foundation Requirements

#### Frost Protection
- **Frost depth**: N/A (no frost in Florida)
- **Minimum footing depth**: 12" below undisturbed soil

#### Foundation Types
| Type | Florida Use |
|------|-------------|
| Slab-on-grade | Most common |
| Stem wall | Elevated (flood zones) |
| Piles/piers | Coastal, flood zones |
| Crawlspace | Limited (moisture issues) |

### Slab-on-Grade (R506)

| Element | Requirement |
|---------|-------------|
| Minimum thickness | 3.5" |
| Vapor retarder | 6 mil polyethylene |
| Base course | 4" gravel/sand |
| Reinforcement | Per design (WWM typical) |
| Control joints | 15' max spacing |

### Footings (R403)

| Footing Type | Minimum Dimensions |
|--------------|-------------------|
| 1-story (frame) | 12" W × 6" D |
| 2-story (frame) | 15" W × 6" D |
| 1-story (masonry) | 12" W × 6" D |
| 2-story (masonry) | 15" W × 7" D |
| 3-story | Per engineering |

### Anchor Bolts (R403.1.6)

| Wind Speed | Bolt Size | Spacing |
|------------|-----------|---------|
| < 130 mph | 1/2" | 6' o.c. |
| 130-150 mph | 1/2" | 4' o.c. |
| > 150 mph | 5/8" | 4' o.c. |
| HVHZ | 5/8" | 32" o.c. max |

**Location**: Within 12" of corners, 12" of openings

---

## Floors (Chapter 5)

### Floor Joist Spans

#### Southern Pine #2 - 40 PSF Live Load

| Joist Size | 12" o.c. | 16" o.c. | 24" o.c. |
|------------|----------|----------|----------|
| 2×6 | 9'-9" | 8'-10" | 7'-8" |
| 2×8 | 12'-10" | 11'-8" | 10'-2" |
| 2×10 | 16'-5" | 14'-11" | 12'-4" |
| 2×12 | 19'-11" | 17'-4" | 14'-4" |

### Floor Sheathing

| Sheathing | Span Rating | Joist Spacing |
|-----------|-------------|---------------|
| 19/32" plywood | 32/16 | 16" o.c. |
| 23/32" plywood | 48/24 | 24" o.c. |
| 3/4" OSB | 48/24 | 24" o.c. |

### Fastening
- **Panel edges**: 8d nails @ 6" o.c.
- **Intermediate**: 8d nails @ 12" o.c.
- **Glued**: Additional adhesive, reduced nailing OK

---

## Wall Construction (Chapter 6)

### Wall Framing (R602)

#### Stud Sizing

| Stories | Stud Size | Spacing |
|---------|-----------|---------|
| 1-story | 2×4 | 16" or 24" o.c. |
| 2-story (top) | 2×4 | 16" or 24" o.c. |
| 2-story (bottom) | 2×4 or 2×6 | 16" o.c. |
| 3-story | Per engineering | - |

#### Header Sizing (Table R602.7.1)

| Opening Width | Header Size (2-story) |
|---------------|----------------------|
| ≤ 4'-0" | 2-2×6 |
| 4'-0" to 5'-0" | 2-2×8 |
| 5'-0" to 6'-0" | 2-2×10 |
| 6'-0" to 8'-0" | 2-2×12 |
| > 8'-0" | Per engineering |

### Wall Bracing (R602.10)

#### Florida Wind Requirements

| Wind Speed | Bracing Method |
|------------|----------------|
| < 110 mph | Per IRC tables |
| 110-130 mph | Enhanced bracing |
| > 130 mph | Continuous sheathing |
| HVHZ | Engineered or prescriptive HVHZ |

#### Bracing Amount (Continuous Sheathing)

| Wall Length | Min Braced Length |
|-------------|-------------------|
| 10' | 4'-0" |
| 20' | 8'-0" |
| 30' | 12'-0" |
| 40' | 16'-0" |

### Wall Sheathing Nailing (Florida Enhanced)

| Wind Speed | Edges | Field |
|------------|-------|-------|
| < 110 mph | 8d @ 6" | 8d @ 12" |
| 110-130 mph | 8d @ 4" | 8d @ 8" |
| 130-150 mph | 8d ring @ 4" | 8d ring @ 6" |
| > 150 mph | 8d ring @ 3" | 8d ring @ 6" |

---

## Wall Covering (Chapter 7)

### Exterior Wall Covering

#### Florida Requirements
- **Product approval**: Required
- **Water-resistive barrier**: Required behind cladding
- **Flashing**: At penetrations, transitions

#### Stucco (R703.7)
- **Thickness**: 7/8" minimum (3-coat)
- **Lath**: Galvanized or stainless
- **WRB**: 2 layers Grade D paper or equivalent
- **Control joints**: 144 sf max, 18' max

#### Vinyl Siding (R703.11)
- **Wind rating**: Per design wind speed
- **Florida Product Approval**: Required
- **Underlayment**: WRB required

#### Masonry Veneer (R703.8)
- **Ties**: 1 per 2.67 sf (corrugated), 1 per 3.5 sf (adjustable)
- **Air space**: 1" minimum
- **Weeps**: At base, above openings
- **Flashing**: Required

### Interior Wall Covering

#### Gypsum Board (R702)
| Application | Minimum Thickness |
|-------------|-------------------|
| Walls | 1/2" |
| Ceilings (16" o.c.) | 1/2" |
| Ceilings (24" o.c.) | 5/8" |
| Water-resistant (wet areas) | 1/2" |

---

## Roof-Ceiling (Chapter 8)

### Roof Framing

#### Ceiling Joist Spans (SPF #2, 10 psf LL)

| Size | 12" o.c. | 16" o.c. | 24" o.c. |
|------|----------|----------|----------|
| 2×4 | 9'-2" | 8'-4" | 6'-10" |
| 2×6 | 14'-5" | 13'-1" | 10'-9" |
| 2×8 | 19'-0" | 17'-3" | 14'-2" |
| 2×10 | 24'-2" | 21'-4" | 17'-4" |

#### Rafter Spans (SPF #2, 20 psf LL)

| Size | 12" o.c. | 16" o.c. | 24" o.c. |
|------|----------|----------|----------|
| 2×6 | 12'-6" | 11'-0" | 9'-0" |
| 2×8 | 16'-6" | 14'-6" | 11'-11" |
| 2×10 | 21'-0" | 18'-6" | 15'-2" |
| 2×12 | 25'-6" | 22'-6" | 18'-5" |

### Roof Sheathing

| Sheathing | Max Rafter Spacing |
|-----------|-------------------|
| 7/16" OSB | 16" (roof loads) |
| 15/32" plywood | 24" |
| 19/32" plywood | 24" (higher loads) |

### Roof Sheathing Nailing (Florida)

| Wind Speed | Edges | Field |
|------------|-------|-------|
| < 110 mph | 8d @ 6" | 8d @ 12" |
| 110-130 mph | 8d @ 4" | 8d @ 8" |
| 130-150 mph | 8d ring @ 4" | 8d ring @ 6" |
| > 150 mph | 8d ring @ 3" | 8d ring @ 6" |

### Roof Covering (R905)

#### Florida Requirements
- **Product approval**: Required
- **Wind rating**: Per design wind speed
- **Underlayment**: Enhanced in high wind zones

#### Asphalt Shingles
| Wind Speed | Shingle Class | Nails |
|------------|---------------|-------|
| < 110 mph | D | 4 per shingle |
| 110-130 mph | F/G | 6 per shingle |
| 130-150 mph | G/H | 6 per shingle |
| > 150 mph | H | 6 per shingle |

#### Underlayment (Florida)
| Wind Speed | Underlayment |
|------------|--------------|
| < 120 mph | ASTM D226 Type II |
| 120-140 mph | Self-adhering at eaves, valleys |
| > 140 mph | Self-adhering full coverage |

### Roof-to-Wall Connections (R802.11)

| Wind Speed | Connector | Uplift |
|------------|-----------|--------|
| < 110 mph | H2.5 or equiv | 500 lbs |
| 110-130 mph | H2.5A or equiv | 700 lbs |
| 130-150 mph | H10A or equiv | 1,000+ lbs |
| > 150 mph | Engineered | Per design |

---

## Chimneys and Fireplaces (Chapter 10)

### Masonry Fireplaces (R1001)
- **Firebox depth**: 20" minimum
- **Hearth extension**: 16" front, 8" sides
- **Clearance to combustibles**: 2" (masonry), 6" (metal)

### Factory-Built Fireplaces (R1004)
- **Listing**: UL 127
- **Installation**: Per manufacturer
- **Clearances**: Per listing

### Chimneys
- **Height**: 3' above roof, 2' above anything within 10'
- **Spark arrestor**: Required (wildfire areas)

---

## Energy (Chapter 11)

### Florida Energy Code (FECC)

#### Insulation (Climate Zone 1-2)
| Component | Minimum R-Value |
|-----------|-----------------|
| Ceiling | R-38 |
| Wood frame wall | R-13 |
| Mass wall | R-4 ci |
| Floor | R-13 |
| Slab edge | R-0 (not required) |

#### Fenestration
| Property | Zone 1 | Zone 2 |
|----------|--------|--------|
| U-factor | 0.65 | 0.40 |
| SHGC | 0.25 | 0.25 |

#### Air Sealing
- **Blower door test**: ≤ 5 ACH50 (or visual inspection)
- **Duct leakage**: ≤ 4 CFM/100 sf @ 25 Pa

#### HVAC
- **Sizing**: Manual J required
- **Equipment**: Per efficiency tables
- **Duct insulation**: R-6 to R-8

---

## Mechanical (Chapter 12-14)

### HVAC Equipment

#### Sizing
- **Manual J**: Required for heating/cooling loads
- **Manual S**: Equipment selection
- **Manual D**: Duct design

#### Installation
- **Clearances**: Per manufacturer
- **Combustion air**: Per fuel gas code
- **Condensate**: Drain with trap, secondary protection

### Exhaust Systems

| Space | Exhaust Rate |
|-------|--------------|
| Bathroom | 50 CFM intermittent / 20 CFM continuous |
| Kitchen | 100 CFM intermittent / 25 CFM continuous |
| Clothes dryer | Ducted to exterior |

### Fuel Gas
- Covered by Florida Fuel Gas Code
- LP and natural gas provisions
- Appliance installation per manufacturer

---

## Plumbing (Chapter 25-33)

### Fixture Requirements

#### Minimum Fixtures per Dwelling
| Fixture | Quantity |
|---------|----------|
| Water closet | 1 |
| Lavatory | 1 |
| Bathtub or shower | 1 |
| Kitchen sink | 1 |
| Water heater | 1 |

### Fixture Clearances

| Fixture | Front | Side |
|---------|-------|------|
| Water closet | 21" (24" access) | 15" CL |
| Lavatory | 21" | 4" from wall |
| Shower | 24" | 30" × 30" min |
| Bathtub | Access to controls | - |

### Water Heater
- **T&P valve**: Required
- **Discharge**: To exterior or drain
- **Pan**: If in attic or location where leakage causes damage
- **Expansion tank**: If closed system

---

## Electrical (Chapter 34-43)

### Service Size
| House Size | Recommended Service |
|------------|---------------------|
| < 1,500 sf | 200A |
| 1,500-3,000 sf | 200A |
| > 3,000 sf | 200A-400A |
| Pool/spa | Add subpanel |

### Branch Circuits
| Circuit | Requirement |
|---------|-------------|
| Kitchen (countertop) | 2 × 20A GFCI |
| Refrigerator | 1 × 20A dedicated |
| Bathroom | 1 × 20A GFCI |
| Laundry | 1 × 20A |
| Garage | 1 × 20A GFCI |
| Outdoor | 1 × 20A GFCI (front and rear) |

### GFCI Required
- All bathroom receptacles
- Kitchen countertop receptacles
- Outdoors
- Garage
- Crawl space
- Unfinished basement
- Within 6' of sinks

### AFCI Required
- All bedrooms
- Living rooms
- Dining rooms
- Family rooms
- Hallways
- Closets

### Smoke/CO Alarms (R314, R315)
| Location | Smoke | CO |
|----------|-------|-----|
| Each bedroom | Yes | No |
| Outside each sleeping area | Yes | Yes (if fuel appliances) |
| Each story | Yes | Yes (if fuel appliances) |
| Basement | Yes | Yes (if fuel appliances) |

---

## Swimming Pools (Appendix G)

### Barrier Requirements

| Element | Requirement |
|---------|-------------|
| Height | 48" minimum |
| Openings | < 4" |
| Gate | Self-closing, self-latching |
| Latch height | 54" (inside) |
| Horizontal members | Not climbable |

### Pool Equipment
- **Bonding**: Required
- **GFCI**: Pool pump, lights
- **Clearances**: Per NEC 680

---

## Florida-Specific Requirements

### Hurricane/Wind
- Enhanced nailing schedules
- Roof-to-wall connectors
- Impact glazing or shutters
- Product approval required

### Termite Protection
- Soil treatment or bait system
- Pressure-treated wood at ground
- Inspection access

### Flood Zones
- Elevation per FEMA/local
- V-zone: Pile construction
- A-zone: Elevation or dry floodproofing

### Energy
- Florida Energy Code compliance
- HERS rating available
- Solar-ready provisions

---

## Quick Checklists

### New Single-Family (Florida)
- [ ] Site plan with setbacks
- [ ] Foundation type determined
- [ ] Anchor bolts per wind zone
- [ ] Wall bracing per wind zone
- [ ] Roof-to-wall connections
- [ ] Sheathing nailing schedule
- [ ] Impact glazing/shutters
- [ ] Product approvals
- [ ] Energy code compliance (CF-1R)
- [ ] Termite protection
- [ ] Smoke/CO alarms

### Room Requirements
- [ ] Habitable rooms ≥ 70 sf, 7' wide
- [ ] One room ≥ 120 sf
- [ ] Ceiling height ≥ 7'-0"
- [ ] Natural light 8% of floor area
- [ ] Egress window in each bedroom

### Stair Requirements
- [ ] Width ≥ 36" clear
- [ ] Riser ≤ 7-3/4"
- [ ] Tread ≥ 10"
- [ ] Headroom ≥ 80"
- [ ] Handrail 34"-38"
- [ ] Guard ≥ 36"

---

*Reference: Florida Building Code - Residential 7th Edition (2023)*
*Florida amendments enhance wind/flood/termite protection*
*Always verify with local AHJ for amendments*
