Revised Implementing Rules and Regulations of the National Building Code of the Philippines (P.D.

1096)” also known as

Addition – Any new construction which increases the height and/or floor area of existing buildings/structures.
Alteration– Works in buildings/structures involving changes in the materials used, partitioning, location/size of openings,
structural parts, existing utilities and equipment but does not increase the building height and/or floor area.
Building Official – the Executive Officer of the OBO appointed by the Secretary.
Demolition – The systematic dismantling or destruction of a building/structure, in whole or in part.
Office of the Building Official (OBO) – The Office authorized to enforce the provisions of the Code and its IRR in the field as
well as the enforcement of orders and decisions made pursuant thereto'
Renovation – Any physical change made on buildings/structures to increase the value, quality, and/or to improve the aesthetic.
Repair – Remedial work done on any damaged or deteriorated portion/s of building/structure to restore to its original condition.

1. A Filipino citizen and of good moral character.

2. A duly registered architect or civil engineer.
3. A member of good standing of a duly accredited organization of his profession for not less than five (5) years endorsed
or recommended by the accredited professional organization.
4. Has at least five (5) years of diversified and professional experience in building design and construction.
5. Has attended and successfully completed a seminar workshop on PD 1096 and its IRR conducted by the DPWH.

Public buildings and traditional indigenous family dwellings shall be

exempt from payment of building permit fees.

Traditional indigenous family dwellings - occupancy by the family of

the owner only and constructed of native materials such as bamboo,
nipa, logs, or lumber, the total cost of which does not exceed fifteen
thousand pesos (P 15,000.00).

• the Secretary or his duly authorized representative may prescribe

and impose fines not exceeding ten thousand pesos (P10, 000.00)
in the following cases, subject to the terms and procedures as
hereunder provided:
○ Light Violations ( ₱5,000.00)
▪ Failure to post Certificate of
Occupancy/Use/Operation.
▪ Failure to post Building Permit construction
information sign.
▪ Failure to provide or install appropriate safety
measures for the protection of workers, inspectors,
visitors, immediate neighbors and pedestrians.
○ Less Grave Violations (₱8,000.00)
▪ Non-compliance with the work stoppage order for
the alteration/addition/ conversion/repair without
permit.
▪ Use or occupancy of building/structure without
appropriate Certificate of Occupancy/Use/Operation.
○ Grave Violations (₱10,000.00)
▪ Unauthorized change, modification or alteration during
construction in the duly submitted plans and
specifications on which the building permit is based.
▪ Unauthorized change in type of construction from
more fire-resistive to less fire-resistive.
▪ Non-compliance with order to abate or demolish.
▪ Non-compliance with work stoppage order for
construction/demolition without permit.
▪ Change in the existing use or occupancy without
Certificate of Change of Occupancy/Use/Operation.
▪ Excavations left open without any work being done in
the site for more than one hundred twenty (120) days.
Any person, firm or corporation who shall violate any of the provisions of the Code and/or commit any act hereby declared to be
unlawful shall upon conviction, be punished by a fine of not more than twenty thousand pesos (20,000) or by imprisonment of
not more than two years or by both such fine and imprisonment;

• No person, firm or corporation, including any agency or instrumentality of the government shall construct, alter, repair,
convert, use, occupy, move, demolish and add any building/structure or any portion thereof or cause the same to be done,
without first obtaining a building permit therefor from the Building Official assigned in the place where the subject
building/structure is located or to be done. The prescribed application for building permit form (NBC Form B-01) shall be
used by all applicants.
• 2A. Ancillary Permits
○ Architectural Permit
○ Civil/Structural Permit
○ Electrical Permit
○ Mechanical Permit
○ Sanitary Permit
○ Plumbing Permit
○ Electronics Permit
• 3. Exemption from building permits
○ 3A. Minor Constructions
▪ Sheds, outhouses, greenhouses, children’s playhouses, aviaries, poultry houses and the like, not exceeding 6.00
sq. meters in total area, provided they are completely detached from any other building and are intended only
for the private use of the owner.
▪ Addition of open terraces or patios resting directly on the ground, not exceeding 20.00 sq. meters in total
floor area, exclusively for the private use of the owner.
▪ Installation of window grilles
▪ Garden pools for the habitation of water plants and/or aquarium fish not exceeding 500 millimeters in depth
and exclusively for private use.
▪ Garden masonry walls other than party walls not exceeding 1.20 meters in height, footpaths, residential garden
walks and/or driveways.
○ 3B. Repair Works
▪ Repair works not affecting or involving any structural member, such as replacement of deteriorated roofing
sheets or tiles, gutters, downspouts, fascias, ceilings and/or sidings.
▪ Repair and/or replacement of non-load-bearing partition walls.
▪ Repair and/or replacement of any interior portion or a house not involving addition or alteration.
▪ Repair and/or replacement work of doors and windows.
▪ Repair and/or replacement work of flooring. vi. Repair of perimeter fence and walls.
▪ Repair and/or replacement of plumbing fixtures, fittings or pipings, such as toilet bowls, sinks, lavatories, urinals,
bidets, pipes, faucets, valves for single detached dwellings and duplexes.

• accomplished prescribed application form/s, the following shall be submitted to the OBO:
○ a. In case the applicant is the registered owner of the lot:
▪ Certified true copy of OCT/TCT, on file with the Registry of Deeds,
▪ Tax Declaration, and
▪ Current Real Property Tax Receipt.
○ In case the applicant is not the registered owner of the lot, in addition to the above; duly notarized copy of the
Contract of Lease, or Deed of Absolute Sale.
• Five (5) sets of survey plans, design plans, specifications and other documents prepared, signed and sealed over the
printed names of the duly licensed and registered professionals
○ Geodetic Engineer
○ Sanitary Engineer
○ Architect,
○ Master Plumber
○ Civil Engineer
○ Electronics Engineer
○ Professional Electrical Engineer
○ Clearances from Other Agencies
○ Professional Mechanical Engineer
 • That under Article 1732 of the Civil Code of the Philippines, the engineer or architect who drew up the plans and
specifications for a building/structure is liable for damages if within 15 years from completion… (the structure collapses) due
to defect in the plans or specifications or defects in the ground. The engineer or architect who supervises the
construction shall be solidarily liable with the contractor should the edifice collapse due to defect in the construction or the
use of inferior materials
• That the permit is accompanied by the applicable ancillary and accessory permits, plans and specifications compliant to the
Code and its IRR
• That no building/structure shall be used until the Building Official has issued a Certificate of Occupancy (or partial Certificate
of Occupancy)
• That the Owner/Permittee shall submit a duly accomplished prescribed “Notice of Construction” to the OBO prior to any
construction activity and shall put up a Building Permit sign

• The owner of the Building who is issued or granted a building permit under the Code shall engage the services of a duly
licensed architect or civil engineer to undertake the full time inspection and supervision of the construction work.
• Such architect or civil engineer may or may not be the same architect or civil engineer who is responsible for the design
of the building.
• It is understood however that in either case, the designing architect or civil engineer is not precluded from conducting
inspection of the construction work to check and determine compliance with the plans and specifications of the building
submitted.
• There shall be kept at the jobsite at all times a logbook wherein the actual progress of construction including tests
conducted, weather conditions and other pertinent data are to be recorded.
• Upon completion of the construction, the said licensed architect or civil engineer shall submit the logbook, duly signed and
sealed, to the Building Official. He shall also prepare and submit a Certificate of Completion of the project stating that the
construction of building conforms to the provisions of the Code as well as with the approved plans and specifications.

• The Owner/Permittee shall submit to the OBO an application of Certificate of Occupancy together with: ✓ Duly notarized
Certificate of Completion with the construction logbook
• As-built plans and specifications (faithfully reflecting all changes, modifications, and alterations made on the original plans and
specifications)
• Building Inspection Sheet signed by contractor (if the construction is undertaken by contract)
• All are signed and sealed by the Owner’s duly licensed Architect or Civil Engineer who undertook the full time inspection
and supervision of the construction
• The OBO undertakes the final inspection, prepares corresponding fees and order of payment, and issues the Certificate of
Occupancy

• Type I - shall be of wood construction.

• Type II - shall be of wood construction with protective fire-resistant materials and one-hour fire resistive throughout,
except, that permanent non-bearing partitions may use fire-retardant treated wood within the framing assembly with one-
hour resistivity.
• Type III - shall be of masonry and wood construction.
• Type IV - shall be steel, iron, concrete, or masonry construction and walls, ceiling and permanent partitions shall be of
incombustible fire-resistive construction, except, that permanent non-bearing partitions of one-hour fire-resistive
construction may use fire-retardant treated wood within the framing assembly.
• Type V - shall be four-hour fire-resistive throughout and the structural elements shall be of steel, iron, concrete, or masonry
construction.

No change shall be made in the type of construction of any building which would place the building in a different sub-type or type
of construction unless such building is made to comply with the requirements for such sub-type of construction EXCEPT When
the changes is approved by the Building Official upon showing that the new or proposed construction is less hazardous, based on
life and fire risk, than the existing construction.

Fire Resistive Requirements

TYPE II TYPE III TYPE IV TYPE V
Exterior bearing and non-bearing walls 1 hr FRR 1 hr FRR 4 hr FRR 4 hr FRR
Interior bearing walls, permanent partitions, floors, roofs hr FRR hr FRR hr FRR 3 hr FRR (bearing walls)
1 hr FRR (vertical openings, floors, roofs)
Structural Frames hr FRR hr FRR hr FRR hr FRR
Exterior doors and windows hr FRR hr FRR hr FRR hr FRR
Interior Wall and Ceiling Finishes
• Finishes for interior walls and ceilings
○ shall be classified according to their flame-spread characteristic using generally accepted engineering standards.
○ The smoke density shall not be greater than that obtained from burning of untreated wood under similar conditions
when tested in accordance with the “Tunnel Test” in the way intended for use.
○ The products of combustion shall be no more toxic than the burning of untreated wood under similar conditions.
○ These finishes include: interior wainscoting, paneling, or other finish applied structurally or for decoration, acoustical
correction, frames and trims of doors and windows, surface insulation or similar purposes.
• Requirements for flame-spread characteristics of finishes shall not apply to frames and trim of doors and windows and
to materials which are less than 1.00 millimeter in thickness cemented to the surface of walls or ceilings.
• Materials required to be flame-spread proofed shall be treated with a flame-retardant having a flame-spread of fifty (50) or
less as determined by the “Tunnel Test”
Standards for Materials use in structural framework, exterior walls and openings, floors, exits, stairs and roofs shall be
governed by the Fire Code of the Philippines

B. Means of Escape Requirements

1. Number, Type and Access to Means of Escape
a. In any dwelling of more than two (2) rooms, every room used for sleeping, living or dining purposes shall have:
▪ at least two (2) means of escape,
▪ at least one (1) of which shall be a door or stairway providing a means of unobstructed travel to the outside of
the building at street or ground level.
▪ No room or space shall be occupied for living or sleeping purposes which is accessible only by a ladder, folding
stairs or through a trap door.
b. Every sleeping room shall have at least one (1) outside window.
▪ Such window could be opened from the inside, without the use of tools, keys or special effort or knowledge
to provide a clear opening of not less than 560 mm in width and 800 mm in height.
▪ The bottom of the opening shall be not more than 1,220 mm above the floor, except if the room has two
(2) doors providing separate ways of escape or has a door leading directly outside of the building.
c. No required path of travel to the outside from any room shall be through another room or apartment not under the
immediate control of the occupant of the first room or his/her family, not through a bathroom or other space
subject to locking
d. No exit access from sleeping rooms to outside shall be less than 900 mm wide
2. Doors
a. No doors in the path of travel providing means of escape shall be less than 700 mm of clear width.
b. Every closet door latch shall be such that children can open the door from inside the closet.
c. Every bathroom door lock shall be designed to permit the opening of the locked door from the outside in an
emergency. Table 2: DIMENSIONAL CRITERIA FOR NEW STAIRS
3. Stairs
○ The width, risers, and treads of every stair shall Feature Dimensional Criteria
comply at least with the minimum requirements Minimum width See table 4
for stairs, as described in Section 10.2.5.4 of this
RIRR. Maximum height of risers 180mm
○ “Where the total occupant load of all storeys Maximum height of risers 100mm
served by the stair is fewer than 50, the Minimum tread depth 280mm
minimum width clear of all obstructions… shall be
915 mm.” Minimum headroom 2000mm
Maximum height between landings 3660mm
C. Interior Finish
Interior finish of occupied spaces of new buildings shall be Class A, B or C as defined in Section 10.2.6.4 of this RIRR and in
existing buildings the interior finish shall be Class A, B, C or D
a. Class A Interior Finish
Flames Spread 0-25. Includes any material classified at twenty-five (25) or less on the test scale described in
para 4 thereof. Any element thereof when tested shall not continue to propagate fire
b. Class B Interior Finish
Flame Spread 26-75. Includes any material classified at more than twenty-five (25) but not more than
seventy-five (75) on the test scale described para 4 hereof
c. Class C Interior Finish
Flame Spread 76-200. Includes any material classified at more than seventy-five (75) but not more than two
hundred (200) on the test scale described para 4 hereof
d. Class D Interior Finish
Flame Spread 201-500. Includes any material classified at more than two hundred (200) but not more than
five hundred (500) on the test scale described para 4 hereof
 C. Building Services Equipment
No heating equipment such as stove or combustion heater shall be so located as to block escape in case of fire
arising from malfunctioning of the stove or heater.
D. Fire Alarm and Detection System
Each living unit or sleeping room shall be installed with single -station smoke or heat detectors.
E. Extinguishing Requirement
Each single and two -family dwelling shall be provided with portable fire extinguishers in accordance with Section
10.2.6.9 of this RIRR
–

Fire zones are areas within which only certain types of buildings/structures are permitted to be constructed based
on their use or occupancy, type of construction, and resistance to fire.

A building/structure which is located partly in one (1) fire zone and partly in another shall be considered to be in the
more highly restrictive fire zone, when more than one third (1/3) of its total floor area is located in such zone.

Existing structures that do not comply with the requirements shall not hereafter be enlarged, altered, remodeled, repaired, or
moved except as follows:
• such building is entirely demolished
• such building is moved outside the limits of the more restrictive fire zone
• Changes, in any 12- month period, the value of the work does not exceed 20% of the value of the existing building, and
provided that, such changes do not add additional combustible material, and do not, in the opinion of the Building Official,
• Additions thereto are separated from the existing building by fire walls, as set forth in Section 506 (b);
• Damage from fire or earthquake, typhoons or any fortuitous event may be repaired, using the same kind of materials of
which the building or structure was originally constructed, provided that, the cost of such repair shall not exceed 20% of
the replacement cost of the building or structure.

• Non-Fire Restricted Zones: These are areas where siting of

buildings/structures are permitted without fire-resistivity measures,
often located in the country sides or rural areas where commercial a
• nd industrial and other buildings are sparsely constructed, or may be
clustered in small groups like farm lands wherein dwellings are built of
indigenous materials such as bamboo, sawali, nipa, cogon, palm leaves
and wood up to Types I and II Construction as classified in Section 401
of the Code.
• Fire Restrictive Zones: Areas wherein siting of buildings/structures
are permitted within prescribed fire-resistivity measures for exterior
walls of at least two-hour fire resistivity. Usual locations in suburban
areas are permitted to be built with at least one-hour fire-resistivity
throughout as Types I , III to IV Constructions as prescribed in Section 401 of the Code.
• Highly Fire Restrictive Zones: Areas wherein highly fire- resistive or non-combustible buildings/structures and/or
construction assemblies of no less than three to four-hour fire-resistive construction materials are used throughout,
including exterior walls. Only Types IV and V Constructions are permitted in the areas.

Fire-resistive rating means the degree to which a

material can withstand fire as determined by generally
recognized and accepted testing methods.

Fire-resistive time period rating is the length of time a

material can withstand being burned which may be one-
hour, two- hours, four- hours, etc.

All materials of construction, and type of materials and

assemblies or combinations thereof shall conform to the
following fire-resistive ratings:
Group A. Residential Dwelling
• Single family dwellings, churches, community facilities
 R-1
- a low density residential zone, characterized mainly by single family
• Non-leasing occupants not exceeding 10 persons, school <16 classrooms, dorms, clinics
 R-2
○ Basic
- single-attached or duplex building/structure of from one (1) storey up to three (3) storeys in height and with
each unit for separate use as single-family dwellings
○ Maximum
- building/structure of from three (3) up to five (5) storeys in height and for use as multiple family dwellings
Group B Residentials, Hotels, and Apartments
• multiple dwelling units accommodating more than 10 persons
• Boarding and lodging houses
 R-3
- use as multiple family dwellings with mixed housing types
- may include low-rise or medium-rise residential condominium buildings that are already commercial in nature and scale.
○ Basic
- rowhouse building/structure of from one (1) storey up to three (3) storeys in height and with each unit for
separate use as single-family dwellings; subdivision
○ Maximum
- building/ structure of from six (6) up to twelve (12) storeys in height and for use as multiple family dwellings;
hotel
 R-4
- an individual lot (a townhouse unit) and generally refers to the series or rows of R-4 buildings/structures within a
subdivided lot or property
• taller than five (5) storeys but not more than twelve (12) storeys
 R-5
- condominium building/structure for exclusive use as multiple family dwelling.
Group C Education and Recreation
• buildings used for school purposes not classified as Group I.1, I.2, or H occupancies
• Libraries, museums, exhibition halls and art galleries
• Massage and sauna parlors
• Gymnasia, pelota courts and sports complex
 G1 (general institutional)
- building/structure for education al, training and related activities
Group D Institutional
• buildings where personal liberties are restrained (mental hospitals, jails)
• nurseries for children, nursing homes, etc., accommodating more than 5 persons
• nursing homes for ambulatory patients, children over kindergarten age, accommodating more 5 persons
 GI
- building/ structure for medical, government service administrative and related activities
Group E Business and Mercantile
• Gasoline stations, garage, boat storages
• Wholesale and retail stores, office buildings, drinking and dining establishments < 100 persons, police and fire stations,
factories and workshops
• Aircraft hangars and open parking garages
• no work is done except change of parts and maintenance requiring no open flames, welding, or use of highly flammable liquids
 C-1 (Commercial)
- a neighborhood or community level of commercial use or occupancy,
- commercial/trade, service and business activities
 UTS (Utilities, Transportation and Services)
- a range of utilitarian/functional uses or occupancies
- low to high intensity community support functions
• business and mercantile in nature
 C-2
- a municipal or city level of commercial use or occupancy
- commercial/ trade, service and business activities
  SPE (Special)
- other vertical facilities not mentioned under regular uses/occupancies of buildings/structures such as cemeteries,
memorial parks and the like
 C-3
- metropolitan level of commercial use/occupancy
- building/structure for high to very high intensity commercial/ trade, service and business activities
Group F Industrial
• ice/power/pumping plants, cold storages, factories/workshops/storage/sales room using/for incombustible and non-
explosive materials
• Light industrial
 I-1 (Industrial)
- manufacturing or production activities
Group G Storage and Hazardous
• storage and handling of hazardous and highly flammable material
• Medium Industrial, which shall include storage and handling of hazardous and highly flammable materials
 I-2
- sprawling building/structure for medium intensity manufacturing or production activities
Group H Assembly other than Group I
• assembly building with a stage and < 1,000 occupants in the building
• assembly building without stage and > 300 occupants in the building
• assembly building without stage and < 300 occupants in the building
• stadia, reviewing stands, amusement parks not included in Group I, H.1, H.2, H.3
Group I Assembly Occupant Load 1,000 or more
• assembly building with a stage and occupant load of 1,000 or more in the e-building
Group J Accessory
• agricultural structures
• private garages, carports, fences > 1.8m high, tanks, swimming pools, towers
• stages, platforms, sport courts, tombs, zoo structures, banks

Section 5. Ceiling Heights

• Habitable rooms provided with artificial ventilation shall have a ceiling not less than 2.40m (8"-0") measured from
finish floor up to the ceilings
• For buildings more than one storey, the min. height of the 1st storey shall be 2.70m 9"-0") and that for the 2nd
storey 2.40m and the succeeding storey shall have an obstructed typical head room of clearance of not less than
2.10m (7"-0") above the finish floor. Above stated room with only 2.70m
Section 6. Size and Dimensions of Rooms
Minimum sizes of rooms and their list of dimensions shall be as follows:
MINIMUM AREA
Rooms 6 sq..m (64 sq.ft) w/ at least dimension of 2m (7"-0")
Kitchens 3 sq.m w/ at least dimensions of 1.5m (5"-0")
Bath and Toilet 1.2 sq..m w/ at least dimension 0.90m (3"-0")

A set of interacting regulations concerning

the physical utilization of a lot and likewise
governing the planning/design of spaces and/or
the use or occupancy of a building/structure to
be introduced (or already existing) on a lot;
Development Controls help determine in detail
the development potential and/or the carrying
capacity of all lots and/or of proposed
developments on lots.
• Allowable Maximum Building Footprint (AMBF)
- The maximum portion of the lot that may
be occupied by the building/structure at
grade level after satisfying setback, yard and
court requirements. The area of the AMBF
is measured from the .
 ▪ outermost face of the exterior walls of the proposed building/structure. The AMBF is the true buildable area on which a
fully enclosed building/structure can be erected. The AMBF shall exclude provisions for courts at grade level.
▪ There are three ways to determine the AMBF (Section 704.4.a):
○ Based on Rule VIII Table VIII.1 [PSO]
○ Based on Rule VIII Tables VIII.2 and VIII.3 [setbacks, yards, and courts]
○ Based on applicable stipulations of the Fire Code whichever is more stringent

Based on Rule VIII Table VIII.1 [PSO]

Based on Rule VIII Tables VIII.2 and VIII.3 [setbacks, yards,

and courts]

AMBF = min(
• Percentage of Site Occupancy (PSO)
- percentage (%) of the maximum allowable enclosed
floor area

• Impervious Surface Area (ISA)

- built-up areas within the lot connected to the main
building/structure but without opaque or solid roofing,
- considered an open space
- impervious means do not allow water percolation into
the soil nor do they allow the soil to breathe

• Unpaved Surface Area (USA) • Floor to Lot Area Ratio (FLAR)

- The portion of the lot that shall remain unpaved and - The GFA of any proposed or existing
reserved for soft scaping/planting building/structure should not exceed the prescribed
• Maximum Allowable Construction Area (MACA) FLAR multiplied by the TLA.
- MACA = PSO + ISA • Total Gross Floor Area (TGFA)
• Total Open Space within Lot (TOSL) - gross floor area (GFA) and all other enclosed
- TOSL = ISA + USA support areas together with all other usable
- PSO + TOSL = 100% horizontal areas/surfaces
• Gross Floor Area (GFA) • Building Height Limit (BHL)
- total floor space within the perimeter of the permanent - maximum height to be allowed for
external building walls buildings/structures
- GFA = TLA x FLAR
• Sanitation
○ Every dwelling = at least one sanitary toilet and adequate washing and drainage facilities
• Foundation
○ Footings shall be of sufficient size and strength to support the load; Shall be at least 250 mm think and 600 mm
below the surface
• Floor
○ First floor live load = at least 200 kg per sq..m. Second floor live load = at least 150 kg per sq..m.
• Roof
○ Wind load = at least 120 kg per sq..m. for vertical projections
• Stairs
○ Shall be at least 750 mm in clear width, with a rise of 200 mm and a minimum run of 200 mm
• Entrance and Exit
○ Shall be at least one entrance and another one for exit.
• Electrical Requirements
○ All installations must conform to the requirements of the Philippine Electrical Code
• Mechanical Requirements
○ Systems and equipment installations are subject to the requirements of the Philippine Mechanical Engineering Code