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CHAPTER 10BUILDING-RELATEDCODESEFFECTIVE DATE:OCTOBER 1, 2018
2018 International Building-Related CodesOrd. No. 2018-06-21-0493 § 1, adopted June 21, 2018, revised various provisions and reflectsadoption of the 2018 editions of the International Building Code, the International Residential Codefor One-and-Two Family Dwellings, the International Plumbing Code, the International MechanicalCode, the International Existing Building Code, the International Fuel Gas Code, the InternationalEnergy Conservation Code, the 2017 National Electrical Code, and their respective localamendments. Ord. No. 2015-01-29-0066 § 1, adopted January 29, 2015 repealed and reenactedchapter 10 in its entirety to read as herein set out. Ord. No. 2011-12-01-0984, § 1, adoptedDecember 1, 2011, repealed and reenacted chapter 10 in its entirety to read as herein set out.Formerly, chapter 10, articles I—XIV pertained to electricity and derived from Ord. No. 2009-01-150031, §§ 2, 3, adopted January 15, 2009; Ord. No. 2010-09-16-0791, § 1(Att. G), adoptedSeptember 16, 2010; Ord. No. 2010-10-21-0930, § 1, adopted October 21, 2010, and Ord. No.2011-09-15-0752, § 1(Att. F), adopted September 15, 2011.Chapter 10BUILDING-RELATED CODES OF THE CITY OF SAN ANTONIOTABLE OF CONTENTSArt. IArt. IIArt. IIIArt. IVArt. VArt. VIArt. VIIArt. VIIIArt. IXArt. XArt. XIArt. XII Administration and GeneralDefinitionsBuilding CodeResidential CodeExisting Building CodeElectrical CodeMechanical CodeGas CodePlumbing CodeEnergy Conservation CodeFireLicensing and RegistrationBillboard operator licenseCommercial sign operator licenseCity electrical contractors and electrical sign contractors, installers, maintenance electricians; licenses and regulationsCity mechanical licenseResidential building and home improvementcontractor registrationsReservedIrrigation systems and irrigatorsState licensed responsible master plumber registrationDemolition contractor registrationRegistered house moverArt. XIIISigns and Billboards§§ 10-1 – 10-24§§ 10-25 - 10-28§§ 10-29 – 10-35§§ 10-36 – 10-45§§ 10-46 – 10-50§§ 10-51 – 10-60§§ 10-61 – 10-70§§ 10-71 – 10-80§§ 10-81 – 10-90§§ 10-91 – 10-100§§ 10-101 – 10-110§§ 10-111 – 10-129§§ 10-111§§ 10-112§§ 10-113§§ 10-114§§ 10-115§§ 10-116§§ 10-117§§ 10-118§§ 10-119§§ 10-120§§ 10-130Page 1 of 154
2018 International Building-Related CodesARTICLE I. - ADMINISTRATION AND GENERALSec. 10-1. - Title of chapter; designation of Building Official.(a) This chapter is the Building-related codes. Unless otherwise indicated by its use and context, theterm "this chapter" refers to this chapter 10 including all provisions incorporated by reference in thischapter.(b) The Building Official shall be known as the director of development services, and such term shallinclude his authorized representatives. Further, whenever the term or title "administrative authority,""code official," "authority having jurisdiction," "responsible official," "Building Official," "director" orother similar designation is used in any of the codes adopted by this chapter, it shall be construed asthe director of development services, or his designee and authorized representatives.Sec. 10-2. - Purpose and scope of chapter; referenced codes.(a) Purpose. This chapter shall be construed to secure its expressed intent, which is to provideminimum requirements to safeguard the public safety, health and general welfare, insofar as they areaffected by building construction, through structural strength, adequate means of egress facilities,stability, sanitary equipment, light and ventilation, energy conservation, fire safety, and in general topromote safety to life and property from fire and other hazards incident to the construction, design,erection, installation, alteration, addition, removal, demolition, replacement, repair, location,relocation, moving, quality of materials or use and occupancy, maintenance and operation ofbuilding, structures or premises, and to provide safety to fire fighters and emergency respondersduring emergency operations.The purpose of this chapter is not to create or otherwise establish or designate any particular classor group of persons who will or should be especially protected or benefited by the terms of thischapter.(b) Scope. Article I of this chapter provides the administrative procedures to be followed by all personsengaged in the construction, design, erection, installation, alteration, addition, removal, demolition,replacement, location, relocation, land disturbance, moving, quality of materials, or use andoccupancy, maintenance and operation of buildings, structures or premises, as regulated by thischapter. All references to any provisions in the administrative chapters of the referenced modelcodes are construed to be a reference to the provisions of article I unless otherwise noted.(c) Referenced codes. The other codes and standards listed in subsections (1) through (6) andreferenced elsewhere in this chapter are considered part of the requirements of this chapter to theprescribed extent of each such reference. See article II through article XI of this chapter.(1) Building. The provisions of the International Building Code, as amended in article III, apply tothe construction, design, erection, installation, alteration, addition, removal, demolition,replacement, repair, location, relocation, land disturbance, moving, quality of materials, or useand occupancy of every building or structure or any appurtenances connected or attached tosuch buildings or structures.Exceptions:a.Detached one- and two-family dwellings and multiple single-family dwellings (townhouses)not more than three (3) stories above grade plane in height with a separate means ofegress and their accessory structures not more than three (3) stories above grade plane inheight shall comply with this code or the International Residential Code, as amended inarticle IV of this chapter.Page 2 of 154
2018 International Building-Related Codesb.Existing buildings and structures undergoing repair, alteration, change of occupancy,addition and/or relocation of existing buildings shall be permitted to comply with theInternational Existing Building Code, as amended in article V of this chapter.(2) Electrical. The provisions of the National Electrical Code, as amended in article VI of thischapter, shall apply to the installation of electrical systems, including alterations, repairs,replacement, equipment, appliances, fixtures, fittings and appurtenances thereto.(3) Mechanical. The provisions of the International Mechanical Code, as amended in article VII ofthis chapter, shall apply to the installation, alterations, repairs, and replacement of mechanicalsystems, including equipment, appliances, fixtures, fittings and/or appurtenances, includingventilating, heating, cooling, air conditioning and refrigeration systems, incinerators, and otherenergy-related systems.(4) Gas. The provisions of the International Fuel Gas Code, as amended in article VIII of thischapter, shall apply to the installation of fuel gas piping from point of delivery, fuel gasappliances, gaseous hydrogen systems and related accessories as covered in this Code. Theserequirements apply to fuel gas piping systems extending from the point of delivery to the inletconnections of appliances and the installation and operation of gas appliances and relatedaccessories. Piping system requirements shall include design, materials, components,fabrication, assembly, installation, testing, inspection and operation and maintenance.(5) Plumbing. The provisions of the International Plumbing Code, as amended in article IX of thischapter, shall apply to the installation, alteration, repair, relocation, addition to, use ormaintenance and replacement of plumbing systems, including equipment, appliances, fixturesand fittings and appurtenances. The code shall also regulate nonflammable medical gas,inhalation anesthetic, vacuum piping, nonmedical oxygen systems and sanitary and condensatevacuum collection systems.(6) Energy. The provisions of the International Energy Conservation Code, as amended in article Xof this chapter, shall apply to all matters governing the design and construction of buildings forenergy efficiency.(7) Property Maintenance. The provisions of the San Antonio Property Maintenance Code shallapply to existing structures and premises; equipment and facilities; light, ventilation, spaceheating, sanitation, life and fire safety hazards; responsibilities of owners, operators andoccupants, and occupancy of existing premises and structures.(8) Fire Prevention. The provisions of the International Fire Code, as amended in City Codechapter 11, shall apply to matters affecting or relating to structures, processes and premisesfrom the hazard of fire and explosion arising from the storage, handling or use of structures,materials or devices; from conditions hazardous to life, property or public welfare in theoccupancy of structures or premises; and from the construction, extension, repair, alteration orremoval of fire suppression, automatic sprinkler systems and alarm systems or fire hazards inthe structure or on the premises from occupancy or operation.(9) Existing Buildings. The provisions of the International Existing Building Code, as amended inarticle V of this chapter, shall apply to matters governing the repair, alteration, change ofoccupancy, addition to and relocation of existing buildings.Sec. 10-3. - Applicability.(a) General. When there is a conflict between a general requirement and a specific requirement, thespecific requirement shall be applicable. Where, in any specific case, different sections of thischapter specify different materials, methods of construction or other requirements, the mostrestrictive shall govern.(b) Other laws. The provisions of this chapter do not nullify any provisions of local, state or federal law.Page 3 of 154
2018 International Building-Related Codes(c) Application of references. References to article or section numbers, or to provisions not specificallyidentified by number, shall be construed to refer to such article or section or provision of this chapter.(d) Referenced codes and standards. The codes and standards referenced in this chapter shall beconsidered part of the requirements of this chapter to the prescribed extent of each such reference.Where differences occur between provisions of this chapter and referenced codes and standards,the provisions of this chapter shall apply.Exception: Where enforcement of the code provisions would violate the conditions of the listing ofthe equipment or appliance, the conditions of the listing and manufacturer's instructions shall apply.(e) Partial invalidity. In the event that any part or provision of this chapter is held to be illegal or void,this shall not have the effect of making void or illegal any of the other parts or provisions.(f)Existing structures. The legal occupancy of any structure existing on the date of adoption of thischapter shall be permitted to continue without change, except as specifically covered in this chapter,the 2018 San Antonio Property Maintenance Code or the International Fire Code, as amended.(1) Buildings not previously occupied. A building or portion of a building that has not beenpreviously occupied or used for its intended purpose in accordance with the laws in existence atthe time of its completion shall comply with the provisions of the International Building Code, asamended, or International Residential Code, as applicable, for new construction or with anycurrent permit for such occupancy.(2) Building previously occupied. The legal occupancy of any building existing on the date ofadoption of this chapter shall be permitted to continue without change, except as otherwisespecifically provided in this chapter, the International Fire code, or the 2018 San AntonioProperty Maintenance Code, or as deemed necessary by the Building Official for the generalsafety and welfare of the occupants and the public.Sec. 10-4. - Department of development services.(a) Enforcement agency. The department of development services shall be the enforcement agencyfor the building-related codes, and the director thereof shall be known as the Building Official and asthe code official.(b) Appointment. The Building Official shall be appointed by the city manager or the city manager'sdesignee.Sec. 10-5. - Duties and powers of Building Official.(a) General. The Building Official is authorized and directed to enforce the provisions of this chapter.The Building Official has the authority to render interpretations of this chapter and to adopt policiesand procedures in order to clarify the application of its provisions. Such interpretations, policies andprocedures shall be in accordance with the intent and purpose of this chapter. Such policies andprocedures shall not have the effect of waiving requirements specifically provided for in this chapter.The Building Official shall have the power to suspend or revoke city issued certificates of license andregistration for cause.(b) Application and permits. The Building Official shall receive applications, review constructiondocuments and issue permits for the erection, repair, alteration, addition, demolition, change ofoccupancy and relocation of buildings and structures, inspect the premises for which such permitshave been issued and enforce compliance with the provisions of this chapter.(c) Preliminary meeting under article V. When utilizing the International Existing Building Code, asamended in article V, and when requested by the permit applicant or the Building Official, theBuilding Official shall meet with the permit applicant prior to the application for a construction permitPage 4 of 154
2018 International Building-Related Codesto discuss plans for the proposed work or change of occupancy in order to establish the specificapplicability of the provisions of this chapter.Exception: Repairs and Level 1 alterations.Building evaluation. The Building Official is authorized to require an existing building to beinvestigated and evaluated by a registered design professional based on the circumstances agreedupon at the preliminary meeting. The design professional shall notify the Building Official if anypotential nonconformance with the provisions of this chapter is identified.(d) Notices and orders. The Building Official shall issue all necessary notices or orders to ensurecompliance with the provisions with this chapter.(e) Inspections. The Building Official shall make all of the required inspections, or may accept reportsof inspection by approved agencies or individuals. Reports of such inspections shall be in writing andcertified by a responsible officer of such approved agency or by the responsible individual. TheBuilding Official is authorized to engage such expert opinion as deemed necessary to report uponunusual technical issues that arise, subject to the approval of the appointing authority.(f)Identification. The Building Official shall carry proper identification when inspecting structures orpremises in the performance of duties under this chapter.(g) Impersonation prohibited. A person shall not impersonate the Building Official or designeesthrough the use of a uniform, identification card, badge or any other means. Any such impersonationshall be deemed a violation of this Code.(h) Right of entry. Where it is necessary to make an inspection to enforce the provisions of this chapter,or where the Building Official has reasonable cause to believe that there exists in a structure orupon a premises a condition which is contrary to or in violation of this chapter which makes thestructure or premises unsafe, dangerous or hazardous, the Building Official is authorized to enterthe structure or premises at reasonable times to inspect or perform the duties imposed by thischapter, provided that if such structure or premises be occupied that credentials be presented to theoccupant and entry requested. If such structure or premises is unoccupied, the Building Official shallfirst make a reasonable effort to locate the owner or other person having charge or control of thestructure or premises and request entry. If entry is refused, the Building Official has recourse to theremedies provided by law to secure entry.(i)Notice of defects. The Building Official shall examine, or cause to be examined, every building orstructure or portion thereof reported as dangerous or damaged. If such is found to be unsafe asdefined in this section, the Building Official shall give to the owner of such building or structurewritten notice stating the defects thereof. This notice shall require the owner or person in charge ofthe building, structure or premise, within forty-eight (48) hours to commence either the requiredrepairs or improvements or demolition and removal of the building or structure or portions thereof. Allsuch work shall be completed within thirty (30) days from the date of notice unless otherwisestipulated by the Building Official. Service of notice shall be by certified mail made upon the owner orhis agent. The designated period within which said owner or agent is required to comply with theorder of the Building Official shall begin as of the date he received such notice.(j)Department records. The Building Official shall keep official records of applications received,permits and certificates issued, fees collected, reports of inspections, and notices and orders issued.Such records are retained in the official records for the period required for retention of public records.(k) Liability. The Building Official, members and alternate members of the building-related and firecodes board of appeals, or employees charged with enforcement of this chapter, while acting for thecity in good faith and without malice in the discharge of the duties required by this chapter or otherpertinent law or ordinance, are not civilly or criminally rendered liable personally and are relievedfrom personal liability for any damage accruing to persons or property as a result of any act, or byreason of an act or omission in the discharge of official duties. Any suit or criminal complaintinstituted against an officer or employee because of an act performed by that officer or employee inthe lawful discharge of duties and under the provisions of this chapter shall be defended by legalPage 5 of 154
2018 International Building-Related Codesrepresentative of the city until the final termination of the proceedings. The Building Official or anysubordinate shall not be liable for cost in any action, suit or proceeding that is instituted in pursuanceof the provisions of this chapter.(l)Approved materials and equipment. Materials, equipment and devices approved by the BuildingOfficial shall be constructed and installed in accordance with such approval.(1) Appliance and fixture listing. Appliances and fixtures shall be tested and listed in publishedreports by approved agencies and shall be installed in accordance with all instructions includedas part of such listing.(2) Used materials and equipment. The use of used materials which meet the requirements ofthis chapter for new materials is permitted. Used equipment and devices shall not be reusedunless approved by the Building Official.(m) Modifications. Whenever there are practical difficulties involved in carrying out the provisions of thischapter, the Building Official has the authority to grant modifications for individual cases, uponapplication of the owner or owner's authorized representative, providing the Building Official firstfinds that special individual reason makes the strict letter of this chapter impractical, and themodification is in compliance with the intent and purpose of this chapter, and that such modificationdoes not lessen health, accessibility, life and fire safety, or structural requirements. The details ofaction granting modifications shall be recorded and entered in the files of the
The provisions of the International Plumbing Code, as amended in article IX of this chapter, shall apply to the installation, alteration, repair, relocation, addition to, use or maintenance and replacement of plumbing systems, including equipment,
