If you plan to build a home, you'll be hearing the phrase "building to code" quite often. What does it mean exactly? Every home must be built to code and that's the responsibility of the builder, but code is bare minimum. Just because a building meets code doesn't necessarily mean it's quality construction.  

Boring But Helpful Info on Building Code

When you hear the term "building code", you would think there is one handy book containing all the rules and regulations concerning construction. If only it were that simple! In Virginia, all construction is governed by the Virginia Uniform Statewide Building Code (VUSBC), which in turn references several national model codes, including the International Residential Code (IRC) for houses, the International Building Code (IBC) for commercial structures, and a host of other resources governing energy usage, plumbing, electrical, and heating/cooling systems. 

Depending upon what is being constructed, there may be four or more books that the architects, engineers, and builders must keep at the ready. Luckily we have it easier here in Virginia because unlike in some other parts of the country, the same VUSBC applies statewide.  There is actually no such thing as a ‘County building code’ in our Commonwealth. 

While the counties have some latitude to establish land-use criteria (zoning), builders can rely on the same rules whether building in Appomattox or Arlington.
Need more info?  Click here: http://www.dhcd.virginia.gov/StateBuildingCodesandRegulations/Virginia_Uniform_Statewide_Building_Code.htm

Why You Should Pay Attention to Code (Part I – Building Structure)

The next time you hear a builder say ‘we build to code’, ask what parts of the code they are referring to.  A few code requirements, like having more electric outlets than will probably ever be needed, seem like overkill.  Most sections of the building code, however, represent the bare minimum required to insure the safety of a building’s occupants and have little to do with the actual quality of construction.  A home that is ‘built to code’ may in fact be lacking in areas that can significantly impact the durability and performance of your home, including:

1. Foundations – the code allows an 18” x 10” concrete footing for a typical two story house.  If however the soil quality is not consistent, settlement can occur that causes foundation cracks, as well as cracks in drywall and other finishes on upper floors.
     a. 24” x 12” footings for main foundation walls provide a 33% safety factor over the code requirements and prevent settlement in the future.

2. Floor Framing – A floor designed to the code required L/360 stiffness criteria can feel like it is ‘bouncing’ when you walk on it.  Stiffer floors are quieter and more durable.
     a. Better to engineer the floor joists with L/480 deflection criteria instead of the code required L/360; a 33% increase in stiffness.

3. Floor Sheathing – According to code, the ‘plywood’ panels underneath your hardwood floors or carpeting can be as thin as ½”.  A stronger choice is ¾” Advantech® brand floor sheathing.
     a. Result is a stiffer, quieter floor, and because this product is water resistant it does not swell when rained on during construction.  No swelling means flatter hardwood floors and carpeting.  See more info here http://www.advantechperforms.com/.

4. Exterior Wall & Roof Sheathing – Code requires only a single layer of ‘building paper’ to provide moisture resistance for walls and roofs.  ‘Tyvek’ type building wraps are an improvement over building paper, but still can allow drafts if not installed properly.  An even better solution is Zip System® wall and roof panels with factory applied moisture resistive barriers.  All joints are taped with Zip System proprietary tape. 
     a. Benefit for walls is tighter air seal than traditional housewrap, resulting in lower energy usage.
     b. Benefit for roofs is that the house is weathertight much sooner in the construction process.  Less moisture in the house during construction reduces twisting and swelling of lumber framing. Find more info here http://www.zipsystem.com/.