RESIDENTIAL CONSTRUCTION GUIDE

FOR DETACHED SINGLE STORY BUILDINGS AND ADDITIONS

LESS THAN 800 SQ. FT

APPLICANT MUST PROVIDE 2 COPIES OF Application submittals with floor

plan and elevation.

(Additions must show existing rooms adjoining new construction)

DESCRIBE USE OF BUILDING OR ADDITION

FLOOR PLANS MUST BE DRAWN TO ¼” = 1’ – SCALE

If adding on to an existing home, please show existing rooms adjoining the addition. Label

use of each room and show all doors, windows etc.

SELECT CONSTRUCTION DETAILS USED FROM PAGES 3 THROUGH 10 AND FILL IN

INFORMATION ON SHEET 2.

SHEETS 11, 12 & 13 ARE DRAWING SAMPLES ONLY.

ADDITIONAL INFORMATION AND / OR REQUIREMENTS MAY APPLY – please contact a Permit

Technician.

THIS GUIDE DESCRIBES THE PRESCRIPTIVE CONSTRUCTION REQUIREMENTS OF THE IRC

AND IS NOT INTENDED TO RELIEVE OTHER REQUIREMENTS OF THE CODE.

ADDITIONAL INFORMATION MAY BE REQUIRED.

The State of Washington adopted the 2015 International Building and Residential Code on

July 1St

, 2016. Please note below additional requirements based on the 2015 IRC:

Winds Speed: 135 MPH, 3 second gust Ultimate

Exposure: B

Seismic: Zone D1

Snow: Minimum roof snow load 25 psf… NO Reduction permitted, 30 psf Ground

Allowable bearing pressure: 1500 psf without a geotechnical report.

Revised 1-2-18

RESIDENTIAL CONSTRUCTION GUIDE

BUILDING DESCRIPTION

Owners Name:

Permit number:

Address:

Phone: Business Phone:

1) Please describe building use(s)

2) Check one:

Detached attached Total Sq. Ft. of project

3) Footing Type: (see sheet 3)

Check one:

Monolithic Slab Other: foundation

(If other, please provide detail)

4) Floor Type: (see sheet 4 & 5) Check one:

Slab Post & beam Floor Joist

(If other, Please provide detail – see example on sheet 11)

5) Wall Type: (See sheet 6) Check one:

Detail 1 – 2 x 6 insulated with exterior sheathing (wall)

Detail 2 – 2 x 6 insulated with siding and sheathing (double wall)

Detail 3 – 2 x 4 or 2 x 6 unheated garage or shop

6) Roof Type (see sheets 7, 8,9 & 10) Check one:

Conventional Roof framing (see detail 3, sheet 7 & 13)

Vaulted ceiling (see sheet 8)

Engineered trusses (see page 9)

Shed roof (see page 10)

Revised 1-2-18

CHAPTER

3 of 13 Residential Construction Guide* Lap rebar min. 20" for #4's & 25" for #5 at splices-secure with tie wire *2500 p.s.i.-3000 p.s.i. for stem walls.

NOTE: * Footings over 4'-0" high are required to be designed as retaining walls. Min. concrete strength for footings- 33

32

31

Footing at door openingFooting with stem wall

Monolithic slab/footing

8" m

in.

12

" min

.

4'-0

" max

.

6"

6"

1'-0"6" min.

3" clear

2x wall (see details on page 6)

sill seal - if heated

# 4 rebar horizontalcontinous top andbottom

# 4 vert. @ max. 48" o.cw/min. 14" extensioninto stem wall with 6"hook-detail R403.1.3.1

see note above foranchor bolt spacing

1'-0"

6"

note: 2'-0" wide shear walls and portal framewill require larger continous footings atgarage opening

garage jambw/wall beyond

# 4 horizontal rebar

driveway slabor paving

4" concrete slab 3000 psisee page 4 for wood floor

granular fill

foundation vents - 1 sffor every 300 s.f. of floor area.place within 3'-0" of corners-provide cross ventilation

2% slope

3" m

in.

12

" min

.8

" min

.

pressure treated plate w/ 12" dia. x 10" anchor bolts@ 6'-0" o.c. and maximum 12" from ends andsplices w/nut and 3"x3"x1

4" plate washers-typicalsill seal if heated

OPTION 2: max. 2x2 p.t nailer strippermitted w/R-10 rigid insulation - 24"total length.3 12" monolithic concrete slab

grade surface water awayfrom foundation a min. 6" withinthe first 10'-0" or slope todrain or swale R401.3

2% slope

26 gauge galvanized ironflashing or approved equal

OPTION 1: R-10 perimeterinsulation for heated structuresw/flashing and protectionboard or coating

heated space

2'-0"

2x wall (see details on page 6)

One #5 or two #4's located in middle thirdof the footing. 20" min. lap splices for # 4,35" min. lap splices for #5 see TableR608.5.4(1). Grade 40 steel required inZone D-1 R403.1.3.5.1. Secure with tiewire.

12" one story15" two story18" three storySee Detail R403.1.3

CHAPTER

4 of 13Residential Construction Guide

POST & BEAM FOOTING

sill sealer

#55 felt or use

NOTES:

POST & BEAM41

2x wall (see details on page 6)

R-15 or R-21 insulation as requiredwhen heatedpressure treated plate w/ 12" dia. x 10"anchor bolts @ 6'-0" o.c. and maximum 12"from ends and splices w/nut and 3"x3"x1

4"plate washers-typicalsill seal if heated

particle board underlayment over 2x6 or2x8 T&G decking or 1 18" plywood subflooring

1. 4x6 D.F. # 2 girders - maximum 7'-0" span. 4x8 maximum 8'-0" span.2. 4x4 D.F. #2 post. 4x6 required at girder splices.3. 2x decking must be covered with 38" plywood or approved underlayment.4. 4x post over 4'-0" high must be braced.5. See page 3 for rebar requirement in footing.6. Support insulation at 24" o.c. to hold tight to underside of floor deck - do not compress -WSEC

R402.2.7.7. Foundation vents required 1sf for each 300 s.f. of under-floor area-distribute approximately

equally on at least two sides. Recommend starting placement within 3' of corners. R408.8. Minimum concrete strength 2500 p.s.i. for footings, 3000 p.s.i. for concrete exposed to

weather. 20" lap for #4 rebar min. 25" lap for #5 bars at splices-secure with tie wire. See IRCTable R608.5.4(1).

9. See Detail R403.1.3 for multi-story footings.

12" plywood gusset nailto girder and post-alternate direction

18" dia. x 8" min. conc. pads -tributary loads over 3500#will require larger pads

6" mil (black) visqueenmin 12" lap

insulation baffle at foundationvents

Min. R-30 insulation

provide positiveconnection to 4x4 postand footing w/simpsonA24 or equal

floor ventsrequired seenote 7 below

4x_ girder @ max. 48" o.c

4x_ post2% slope8"m

in.

12

" min

.

6"

6"

6"

6"

3" m

in.

clea

r

Radon mitigation required for habitable spaces- min schedule 40 PVC piping "radon reduction system" labels required on piping

at all accessible locations. min 6 mil. black ploy. vapor barrier with 12" overlaps at seams. electrical junction box for future fan required at accessible

location nearest to pipe termination. radon duct shall be located within warm walls.

12" min.

P.T. post

FLOOR JOIST

5 of 13

Not to scale

F L O O R J O I S T S

NOTES:

51

2x_wall see walltypes-sheet 6

2x_rim joists orsolid blocking

caulk

floor vents requiredsee note 4 below

8"m

in.

12" m

in. 6"

6"

1'-0"

2% slope

floor joist (see tablefor spans)

2x_pressure treated plate w/ 12" dia. x 10"anchor bolts at 6'-0" o.c. maximum12" from ends and splicesw/ 3"x3"x14" plate washers

R-30 insulation-min.

maximum joist span

6" mil (black) visqueenmin 12" lap

55# felt

4x4 (4x6 at girder joist)bracing required when postis over 3' high

12" plywood gusset nailto girder and post-alternate direction

12" m

in.

provide positiveconnection to 4x4 postand footing w/simpsonA24 or equal

18" dia. x 8" min. conc. pads -tributary loads over 3500# willrequire larger pads

1. Floor joist to be minimum Douglas Fir #2. Code loading requirements- 40# live and 10# dead. Not for exteriordeck see IRC R507 and the deck detail package.

2. Minimum spans for subfloor-underlayment see subfloor span table this sheet.3. Minimum concrete strength 2500 psi for footing, 3000p.s.i. for concrete exposed to weather, lap rebar min.

20" for #5 and 25" for #5 at slices-secure with tie wire.4. Foundation vents required 1sf for each 300 s.f. of under-floor area-distribute approximately equally on at least

two sides. Recommend starting placement within 3' of corners. R408.

Table R502.3.1(2)Floor joist 12" o.c. 16" o.c. 24" o.c.

2x6 10'-9" 9'-9" 8'-3"2x8 14'-2" 12'-9" 10'-5"2x10 18'-0" 15'-7" 12'-9"2x12 20'-11" 18'-1" 14'-9"

for footing seedetail 2 on sheet 3

18" c

lear

solid block overbearing wall

4x6 @ 7'-0" or 4x8 @8'-0" o.c. post to post

Table R503.2.1 Subfloor spans16" o.c. 20" o.c. 24" o.c.

grade 1 1/2" 5/8" 3/4"

plywood subflooring (one perm rated)

CHAPTER

EXTERIOR WALL TYPES

36

2 x 4 or 2 x 6 W A L L - U N H E A T E Dscale- 1" = 1'-0"

16

2 X 6 W A L L W I T H E X T E R I O R S H E A T H I N G scale- 1" = 1'-0"

scale- 1" = 1'-0"

2 X 6 W A L L W I T H S I D I N G A N D S H E A T H I N G 62

Douglas Fir #2 studs at 16" o.c.2x6 maximum 10'-0" high2x4's maximum 10'-0" high

sill plates on concrete to be pressuretreatedno insulation required at unheated areasunfinished heated areas must have exposedinsulation with flame spread 25 vapor barrier

D.F. #2 studs - 2x6's @ 16" o.c. -maximum 10'-0" high w/ single bottom plateand double top platesR-21 insulation at heated areas - staple vapor barrierflange to face of studs (one perm vapor barrier)12" gypsum wall board

TI-11 panel sheathing or other approvedexterior sheathing panel

D.F. #2 studs - 2x6's @ 16" o.c. -maximum 10'-0" high w/ single bottom plateand double top plates

12" gypsum wall board

lap siding on #15 felt or other approvedweather-resistive barrier12" cdx plywood

U-.30 unlimited glazing percentageGlazing U-value at heated space

R-21 insulation at heated areas - staple vapor barrierflange to face of studs (one perm vapor barrier)

ROOF TYPES (Rafters w/Ceiling Joists)

17

C O N V E N T I O N A L F R A M I N G scale- 1" = 1'-0"

2x ridge-full depthof rafters

Ceiling joist Table R802.4(2) Dead Load 10 psfceiling joist 12" o.c. 16" o.c. 24 o.c.

2x4 9'-10" 8'-11" 7'-3"2x6 15'-0" 13'-0" 10'-8"2x8 19'-1" 16'-6" 13'-6"

2x10 23'-3" 20'-2" 16'-5"

Rafter joist Table R802.5.1(5) Dead Load 10 psfRafters (slope >

3:12) 12" o.c. 16" o.c. 24" o.c.

2x4 8'-7" 7'-10" 6'-9"2x6 13'-6" 12'-1" 9'-10"2x8 17'-8" 15'-4" 12'-6"

2x10 21'-7" 18'-9" 15'-3"2x12 25'-1" 21'-8" 17'-9"

span

ceiling joist (see span table below)

roof vents as required

rafters (see span table below)

composition roofing over 15# feltover 12" CDX plywood

when heated -insulation R-38 Adv. or R-49

insulation baffle

gutter and downspoutsto approveddrainage (see permittech)

eave ventsw/screens

for wall detailssee sheet 6

1. Ceiling joists to be Douglas Fir #2 or better. Designed for unhabitable attics with 20 PSF live load.2. Rafters to be Douglas Fir or better. Roof slopes greater than 3:12. (see sheet 10 for slopes less

than 3:12). Rafters are for light roof coverings only - 30# ground snow - 10# dead load.3. Roof vent total net area to be 1/300 of roof area if half of required vents are 3'-0" above

eave, otherwise 1/150 of roof area is required in roof vents R806.2.4. Provide a drip edge that overlaps a min. of 2" and extends a 14" below roof sheathing. Fastened to

roof deck 12" o.c. Install underlayment over the drip edge along the eaves and under the drip edgeon gables. Unless specified by manufacturer. Shingles are permitted to be flush with the edge.

NOTES:

drip edge (seenote 4 below)

drip edge(see note4 below)

Section @ gable or rake R905.2.8.5

ROOF TYPES (Rafters w/ridge beam)CHAPTER

alternate framing

NOTES:

composition roofing over 15# feltover 12" CDX plywood

when heated -insulation R-38 (compressed 10-1/4")

insulation bafflegutter and downspoutsto approved drainage-drip edge see page 7

eave ventsw/screens

2x12's@24" o.c.

min.1" continuousair space

roof vents orcontinuous ridgevent

blocking

ridge beam -see table for spansSimpson U210 hangers

or approved equal

vent each space - min 1"clearSimpson H2.5T or approved equal-eachrafter each sidefor wall details see sheet 6

rafter span

Beam Span

10'-0" 12'-0" 14'-0" 16'-0" 18'-0" 20'-0" 22'-0" 24'-0"

10'-0" 4 x10 6 x126 x12 #13 18 x 12 31

8 x1431

8 x1851

2 x1231

2 x2151

2 x13 1251

2 x156 34 x14

512 x18

634 x16

12'-0" 6 x104x12 6 x12

6 x143 18 x 12

318 x18

518 x117

8

318 x18

518 x 131

2

512 x14

634 x131

2

512 x16

634 x15

5 18 x19 1263

4 x18

14'-0" 4 x12 #16x12

318x11 146x14

318 x131

26x14 #1

31/2 x1651

8 x125 18 x1451

2 x 13 1251

2 x 1563

4 x1451

2 x16 126 34 x16

512 x18

6 34x16 12

16'-0" 6x12 3 18 x1114

6x1431

8 x1551

8 x11 1231

8 x1851

8 x13 125 12 x 1551

2 x146 34 x 155 18 x 16

518 x18

6 34 x1651

2 x19 126 34 x18

18'-0" 6x126 x16

3 18 x1231

8 x1851

8 x1178

312 x191

2

518 x13 12

312 x27

512 x15

6 34 x1551

2 x1651

2 x186 34x16 12

5 12 x1912

6 34 x18

Raf

ter

Spa

n

1. 318",3 12,"5 18",5 12" and

6 34" glu-lam beamsFb = 2400 1.7 EWS

2. 2x, 4x and 6xDouglas Fir #2unless otherwisenoted.

3. Ridge beam to besupported byvertical wall or postto footings.

18

R O O F F R A M I N G ( V A U L T E D )scale- 3/4" = 1'-0"

CHAPTER

roof sheathing

Roof Truss or Rafter Connector

solid blockingfor 2 x4 runner

2x4 studs at 24" o.c.or gable end assemblyw/ 2x4 backing orprovide bracingengineering by trussmanuf.

Pair of simpsonGBC or equal eachside of bracing

11

2x6 bracing@ 72" o.c.

(5) 10dmin.

2x4 blocking when thebracing is 8'-0" orgreater in length

8d @ 4" o.c.

8d on 6" o.c. min. uno

Simpson A35 orequal @ 24" o.c.

(2) 16dnails

(2) 16dnails

gutter and downspoutsto approved drainageDrip edge- see page 7

Simpson H2.5T connectoror approved equal eachtruss

light roof coveringover 15# felt

1/2" cdx plywoodor waffer board

engineered trusses orrafters

Roof trusses or rafters2x6 solid blocking

Insulation baffle

R-49 or R-38 adv.insulation

ROOF TYPES (engineered trusses)

ROOF TYPES (shed)CHAPTER

110

R O O F F R A M I N G (shed)scale- 3/4" = 1'-0"

When enclosed, venting required-each end, eachspace- w/no obstructions. 1" air space min.

rafters - see table below

gutter and downspoutsto approved drainageSee sheet 7 for drip edge

Rafter span

measured horizontally

1. 2:12 slope min. for 3 tab composition roofing - for slopes 2:12 to 3:12, two layers of 15# feltrequired, applied shingle fashion. R905.1.1. See page 7 for slopes over 3 in 12 slopes.

2. Pitches less than 2:12 are to be hot mop, metal, sheet metal, rolled roofing or other approvedmaterial, applied as directed in approved manufacture's instructions.

3. When ceiling is applied, vent each rafter space continuously through top and bottom blocking.When heated, insulate with R-38 (compressed 101/4")insulation, using 2x12 rafters to allow oneinch vent space R806.3

4. When attaching to existing building show ledger, size and method of fastening joist and ledger.Show required flashing.

5. Douglas Fir #2. For slopes 2:12 to 3:12.

NOTES:

Rafter Spansnow load = 25 psf L/ = 240, dead load = 10psf

12" o.c. 16" o.c. 24" o.c.2x4 8'-0" 7'-3" 6'-4"2x6 12'-6" 11'-4" 9'-9"2x8 16'-4" 13'-3" 12'-3"

2x10 20'-9" 18'-2" 15'-0"2x12 23'-11" 20'-11" 17'-3"

1" clear

Simpson H2.5T or equal-each end-each rafter

1. 2:12 slope min. for 3 tab composition roofing - for slopes 2:12 to 3:12, two layers of 15# feltrequired, applied shingle fashion. R905.1.1. See page 7 for slopes over 3 in 12 slopes.

2. Pitches less than 2:12 are to be hot mop, metal, sheet metal, rolled roofing or other approvedmaterial, applied as directed in approved manufacture's instructions.

3. When ceiling is applied, vent each rafter space continuously through top and bottom blocking.When heated, insulate with R-38 (compressed 101/4")insulation, using 2x12 rafters to allow oneinch vent space R806.3

4. When attaching to existing building show ledger, size and method of fastening joist and ledger.Show required flashing.

EXAMPLE

max.48"

U-20u-20

(unheated space)(heated space)

FTG./SLAB

G A R A G E OFFICE

133

134

122

33

31

41

12" FTG.

foundation vents

18" diam. x 8" thick concrete pad

4x6

4x6

max

imum

16

' x 7

' ove

rhea

d do

or

4040 SL.W.

30

68

DR.

3068 DR

4040 SL.W.

30

40

SL.

W.

3068 DR

30

40

SL.

W.11'-0" 24'-0"

35'-0"

4'-0

"4'-0

"16'-3

"16'-3

"

scale- 1/4" = 1'-0" (REDUCED EXAMPLE)

F L O O R P L A N2

111

F 0 U N D A T I O N / F L O O R F R A M I N G P L A Nscale- 1/4" = 1'-0" (REDUCED SCALE EXAMPLE)

11

continuous footingw/rebar

4" concrete slab

18" diameter x 8" thickconcrete pad

post &beam

note:if attaching addition to anexisting residence, show adjoiningrooms of existing home

full height studsrequired - thiswall

Wood Structural Panel (WSP) lessthan 4'-0" see alternate bracedwall details

4'-0" WSP 20'-0" requiredbetween panels

roof overhang

24'-3

"6'-

0"

11'-0" 24'-0"35'-0"

4'-0

"4'-0

"

24'-3

"

CHAPTER

4x HDRs w/2"rigid insulation(typ)

20' min. between wall lines

EXAMPLE

structural modificationsattachment to existing and allNOTE: If attaching to existing home- show

2x4 runner for bracingsee detail

floor see detailFor post and beam

8'-0

-3/4

"

2X8 facia

@ 48" o.c.2X4 outriggers

2-2X14 ridge 2X8 ridge

2-2X6 post2-2X6 king post

4X1

2

head

er

4X6 hdr 4X6 hdr4X6 hdr

4X4

hdr

4X4

hdr

4X4

hdr

2X14 #1 ceiling joists @ 24" o.c.or

2X6 rafters @ 24" o.c. with

vaulted ceiling@ 24" o.c 2X12 rafters

122

scale- 1/4" = 1'-0" (REDUCED EXAMPLE)

L O N G I T U D I N A L C R O S S S E C T I O N 122

112

R O O F F R A M I N G P L A Nscale- 1/4" = 1'-0" (REDUCED EXAMPLE)

2x14 #1 ceiling joists @24" o.c - 48" o.cwithout ceiling

flat 2x4 outriggers@8'-0" o.c.

gutter to approveddrainage

R-38 insulation w/1" air space-see detail

81

fireblocking at10'-0"

full height 2x6studs @ gableend

2x6 rafters@ 24" o.c.

2x4 runner

footing -see detail

41

134

133

33

92

134

133

CHAPTER

2X10 ceiling joists @ 12" o.c.

or 4x12 #2

scale- 1/4" = 1'-0" (REDUCED EXAMPLE)

S I D E E L E V A T I O N131

313

S E C T I O N (thru garage)scale- 1/4" = 1'-0" (REDUCED EXAMPLE)

scale- 1/4" = 1'-0" (REDUCED EXAMPLE)

F R O N T E L E V A T I O N132

413

S E C T I O N (thru shop)scale- 1/4" = 1'-0" (REDUCED EXAMPLE)

composition roofing over 15# felt

gutters anddownspouts toapproveddrainage

5/8" T1-11plywood

125

2x8 ridge

2x6 rafters @ 24" o.c.

2x14 #1 ceiling joists @24" o.c.

2-2x14 ridge2x12 rafters at 24" o.c.w/ R-38 insulation

2x6 studs w/ R-21 insulation

4x6 girders

R-30 insulation

CHAPTER

or provide engineered trusses