About Building Codes

Building codes are the established standards for building construction which impart safety and functionality to  the completed building. Every  level of local through state jurisdictions have a building code. The IRC (International Residential Code) is a subset of the IBC (Internationsl Building Code) and they are adopted by all states (except FL and CA) as the basis code.....

PRESCRIPTIVE APPROACH:
In designing buildings with the usual wood framing, trusses, beams, etc (as in residential structures) The building code allows using this "conventional light frame construction" as a prescribed method of building. The data is presented in the code tables, charts, etc. so lumber can be sized based on span, load, species, etc.  and it is based on extensive research, analysis and engineering.
The building codes provide details and specifications to build without involving a professionally licensed engineer or architect, if within certain dimensional and building shape limits, for conventional light wood frame construction. Wall framing, nailing, sheathing, foundation details, lumber spans and many other elements of construction are "prescribed" by the codes, so engineering calculations are not required (except for the truss package, which is automatically engineered by the truss fabricator as part of their manufacture). Most of our garage plans meet the prescriptive requirements of the International Residential Code.

ENGINEERED APPROACH:
We have a few garage plans in our collection which exceed dimension and shape limits for the "prescriptive approach" so they were engineered by our consulting engineer. In using the "engineered approach" as an alternative the engineering calculations are required by the building code to demonstrate structural soundness of the building design for roof structure, floor beams, and/or wind load & seismic (earthquake) lateral calculations. Our consulting engineers are registered in certain states. Because engineering licensing is state-by-state the engineer's calculations are provided for reference only and are not stamped and signed. These plans may or may not require review and wet stamp by a professional engineer or architect licensed in your state. You can call your local building department or inspector to find out what is required in your jurisdiction. For example, rural or agricultural zones in many states often accept these plans without stamp and signature.

Most locations in the US accept or recommend the prescriptive approach in these types of structures. However, a very few jurisdictions accept only state licensed engineer or architect sealed (or "stamped") plans due to local conditions or unusual policies.

WHAT IF THERE IS NO COMPLIANCE?
Unfortunately there are many  plans being sold these days which are drawn without compliance to any code and  are sold with no guarantee. They do include a disclaimer which states that "additional enginering may be required to meet local codes". The customer goes to apply for a building permit and finds they cannot use the plans because they don't meet building code requirements. So, in those situations, the customer must find a local engineer or architect to "rework" or improve the plan and then certify with their stamp. That will make the plans usable but it can be the most expensive way to buy plans. I have seen this many times and  always recommend: buy plans which are money back guaranteed.