SECTION 101.

Title
These Rules shall be known and cited as the “Revised Implementing Rules and Regulations of the National Building
Code of the Philippines (P.D. 1096)” and shall be referred to as the “IRR”.

SECTION 102. Declaration of Policy

It is hereby declared to be the policy of the State to safeguard life, health, property, and public welfare, consistent with the
principles of sound environmental management and control; and to this end, make it the purpose of the Code to provide for all
buildings and structures, a framework of minimum standards and requirements to regulate and control their location, site, design,
quality of materials, construction, use, occupancy, and maintenance.
SECTION 103. Scope and Application
1. The scope of this IRR shall cover the following disciplines: architectural, civil/structural, electrical, mechanical, sanitary,
plumbing, and electronics. This shall also apply to the design, location, siting, construction, alteration, repair, conversion, use,
occupancy, maintenance, moving, demolition of, and addition to public and private buildings and structures, except traditional
indigenous family dwellings, and those covered by Batas Pambansa Bilang 220 otherwise known as the “Economic and
Socialized Housing Projects”.

2. Existing buildings or structures without appropriate building permits/certificates of occupancy may be legalized and issued the
necessary permits and certificates, provided, they are made to conform to these rules and regulations. However, they shall be
subject to the imposition of penalties, surcharges, fines and other appropriate measures.

3. The applicable and consistent provisions of the allied professional codes and other government agency codes as approved by
the DPWH Secretary shall serve as the referral codes of PD 1096 and this IRR.
SECTION 104. General Building Requirements
1. All buildings or structures as well as accessory facilities thereto shall conform in all respects to the principles of safe
construction and must be suited to the purpose for which they are designed.
2. Buildings or structures intended to be used for the manufacture and/or production of any kind of article or product shall
observe adequate environmental safeguards.
3. Buildings or structures and all parts thereof as well as all facilities found therein shall be maintained in safe, sanitary and good
working condition.

SECTION 105. Site Requirements

The land or site upon which will be constructed any building or structure, or any ancillary or auxiliary facility thereto, shall be
sanitary, hygienic or safe. In case of sites or buildings intended for use as human habitation or abode, the same shall be at a safe
distance, as determined by competent authorities, from streams or bodies of water and/or sources of air considered to be
polluted; from a volcano or volcanic site and/or any other building considered to be a potential source of fire or explosion.
SECTION 213. Penal Provisions
It shall be unlawful for any person, firm or corporation, to erect, construct, enlarge, alter, repair, move, improve, remove,
convert, demolish, equip, use, occupy, or maintain any building or structure or cause the same to be done contrary to or in
violation of any provision of the Code.
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 or by imprisonment of not more
than two years or by both such fine and imprisonment; Provided, that in the case of a corporation firm, partnership or association,
the penalty shall be imposed upon its officials responsible for such violation and in case the guilty party is an alien, he shall
immediately be deported after payment of the fine and/or service of his sentence.
SECTION 214. Dangerous and Ruinous Buildings or Structures
Dangerous buildings are those which are herein declared as such or are structurally unsafe or not provided with safe egress,
or which constitute a fire hazard, or are otherwise dangerous to human life, or which in relation to existing use, constitute a
hazard to safety or health or public welfare because of inadequate maintenance, dilapidation, obsolescence, or abandonment; or
which otherwise contribute to the pollution of the site or the community to an intolerable degree.
SECTION 215. Abatement of Dangerous Buildings
When any building or structure is found or declared to be dangerous or ruinous, the Building Official shall order its repair,
vacation or demolition depending upon the degree of danger to life, health, or safety. This is without prejudice to further action
that may be taken under the provisions of Articles 482 and 694 to 707 of the Civil Code of the Philippines. The condition or
defects that render any building/structure dangerous or ruinous are as follows:
1. Structural Hazards
2. Fire Hazards
3. Unsafe Electrical Wirings
4. Unsafe Mechanical Installation
5. Inadequate Sanitation/Plumbing and Health Facilities
6. Architectural Deficiency
SECTION 301. Building Permits
1. 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.

2. Permits supplementary to a Building Permit shall be applied for and issued by the Building Official. These include Ancillary
and the Accessory Permits.
a. Ancillary Permits
The Ancillary Permits duly signed and sealed by the corresponding professionals and the plans and specifications
shall be submitted together with the duly notarized application for Building Permit. The Building Permit is null and void if
not accompanied by the Ancillary Permits. The prescribed Ancillary and other Accessory Permits/forms shall likewise be
used whenever applicable. The Ancillary Permits are the following:
i. Architectural Permit
ii. Civil/Structural Permit
iii. Electrical Permit
iv. Mechanical Permit
v. Sanitary Permit
vi. Plumbing Permit
vii. Electronics Permit
b. Accessory Permits
i. Accessory Permits are issued by the Building Official for accessory parts of the project with very special functions or
use which are indicated in the plans and specifications that accompany the building permit application. These may
include, among others: bank and records vaults; swimming pools; firewalls separate from the building/structure;
towers; silos; smokestacks; chimneys; commercial/industrial fixed ovens; industrial kilns/furnaces; water/waste
treatment tanks, septic vaults; concrete and steel tanks; booths, kiosks and stages; and tombs, mausoleums and
niches.
ii. Accessory Permits are issued by the Building Official for activities being undertaken prior to or during the processing
of the building permit. The coverage is spelled out in the accessory permit form including the expiry period. These
shall be signed by the concerned owner/applicant and by the concerned professionals. These permits include,
among others, ground preparation and excavation, encroachment of foundation to public area, fencing, for fence not
exceeding 1.80 meters high, sidewalk construction, temporary sidewalk enclosure and occupancy, erection of
scaffolding, erecting, repair, removal of sign; and demolition.
3. Exemption From Building Permits
A building permit shall not be required for the following minor constructions and repairs, provided these shall not violate any provision of
the Code and this IRR.
a. Minor Constructions
i. 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.
ii. 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.
iii. Installation of window grilles.
iv. Garden pools for the habitation of water plants and/or aquarium fish not exceeding 500 millimeters in depth and exclusively for
private use.
v. Garden masonry walls other than party walls not exceeding 1.20 meters in height, footpaths, residential garden walks and/or
driveways.
b. Repair Works
i. 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.
ii. Repair and/or replacement of non load-bearing partition walls.
iii. Repair and/or replacement of any interior portion or a house not involving addition or alteration.
iv. Repair and/or replacement work of doors and windows.
v. Repair and/or replacement work of flooring.
vi. Repair of perimeter fence and walls.
vii. 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.
SECTION 302. Application for Permits
1. Any person desiring to obtain a building permit and any ancillary/accessory permit/s together with a Building Permit shall file
application/s therefor on the prescribed application forms.

2. Together with the 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:
i. Certified true copy of OCT/TCT, on file with the Registry of Deeds,
ii. Tax Declaration, and
iii. Current Real Property Tax Receipt.
b. 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.
SECTION 401. Types of Construction
For purposes of the Code and its IRR, all buildings proposed for construction shall be classified according to the following
types:
1. Type I - shall be of wood construction. The structural elements may be any of the materials throughout. Exterior walls shall be
of incombustible fire-resistive construction.

2. 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.
3. Type III - shall be of masonry and wood construction. Structural elements may be any of the materials permitted by the Code
provided, that the building shall be one-hour fire-resistive throughout. Exterior walls shall be of incombustible fire-resistive
construction.
4. 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.

5. Type V - shall be four-hour fire-resistive throughout and the structural elements shall be of steel, iron, concrete, or masonry
construction.
SECTION 402. Changes in Types
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.
SECTION 403. Requirements on Type of Construction
The following standards are prescribed:
1. Fire Resistive Requirements
a. Exterior bearing and non-bearing walls of Types II and III Constructions shall have one hour fire-resistive rating, while
those of Types IV and V shall have four-hour fire-resistive rating.
b. Interior bearing walls, permanent partitions, floors, and roofs of Types II, III and IV Construction shall have one-hour
fire-resistive rating while those of Type V shall have three-hour fire-resistive rating for bearing walls and one-hour fire-
resistive rating for vertical openings, floors and roofs.
c. Structural frames of Types II and III Construction shall have one-hour fire-resistive rating, while those of Type IV shall
have two-hour fire-resistive rating and those of Type V shall have three-hour fire-resistive rating.
d. Exterior doors and windows shall have one hour fire-resistive rating for all Types.
2. Interior Wall and Ceiling Finishes
a. Finishes for interior walls and ceilings of any building 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.
b. 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.
c. 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”.
3. Standards for materials use in structural framework, exterior walls and openings, floors, exits, stairs & roofs shall be
governed by the pertinent provision of the Fire Code of the Philippines.
SECTION 501. Fire Zones Defined
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.

SECTION 502. Buildings Located in More Than One Fire Zone

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.

SECTION 503. Moved Buildings

1. Any building/structure moved within or into any fire zone shall be made to comply with all the requirements for
buildings/structures in that fire zone.
2. This shall also apply to pre-engineered or pre-fabricated buildings/structures that may be dismantled and re-assembled.
SECTION 504. Temporary Buildings/Structures
1. Temporary buildings such as reviewing stands and other miscellaneous structures conforming to the requirements of the
Code, and sheds, canopies and fences used for the protection of the public around and in conjunction with construction work,
may be erected in the fire zones by special permit from the Building Official for a limited period of time, and such buildings or
structures shall be completely removed upon the expiration of the time limit stated in such permits.

2. Erection of temporary buildings/structures to be located in restrictive and highly restrictive zones and which do not conform
with the type of construction allowed or permitted within such zones may be allowed by the Building Official for a given period of
time provided that, fire protective/preventive measures and fire suppression facilities are adequate.

SECTION 505. Center Lines of Streets

The center line of adjoining street or alley may be considered an adjacent property line. Distances shall be measured at right
angles to the street or alley.
SECTION 506. Restrictions on Existing Buildings
1. Existing buildings or structures in fire zones that do not comply with the requirements for a new building erected therein
shall not hereafter be enlarged, altered, remodeled, repaired or moved except as follows:

a. Such building is entirely demolished;

b. Such building is to be moved outside the limits of the more highly restrictive Fire Zone to a zone where the building meets
the minimum standards;
c. Changes, alterations and repairs may be made provided that 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, increase the fire hazard;
 d. Additions thereto are separated from the existing building by fire walls, as set forth in Section 506 (b);

e. 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.

SECTION 507. Designation of Fire Zones

The legislative body of the LGU may enact ordinances for the purpose of designating fire zones based on the parameters
and guidelines set forth in this Section.
1. Designation of Fire Zones is purposely for management, prevention, control and suppression of conflagration that may occur
in population centers. The designation of fire zones is as follows:
a. 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 and 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.
b. 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 II, III to IV Constructions as prescribed in Section 401 of
the Code.
c. 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.
SECTION 601. Fire- Resistive Rating Defined
Fire-resistive rating means the degree to which a material can withstand fire as determined by generally recognized and
accepted testing methods.

SECTION 602. Fire- Resistive Time Period Rating

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.
SECTION 603. Fire-Resistive Standards
All materials of construction, and type of
materials and assemblies or combinations
thereof shall conform to the following fire-
resistive ratings:
SECTION 604. Fire- Resistive Regulations
The Secretary shall prescribe standards and promulgate rules and regulations on the testing of construction materials for
flame-spread characteristics, tests on fire damages, fire tests of building construction and materials, door assemblies and tinclad
fire doors and window assemblies, the installation of fire doors and windows and smoke and fire detectors for fire protective
signaling system, application and use of controlled interior finish, fire-resistive protection for structural members, fire resistive
walls and partitions, fire-resistive floor or roof ceiling, fire-resistive assemblies for protection of openings and fire-retardant roof
coverings.
SECTION 701. Occupancy Classified
1. There are 10 Groups of Occupancies sub-divided into 25 Divisions. The accompanying matrix shows the Groupings and
Divisions and the corresponding uses. The final column indicates the Zoning Classification.
a. Buildings proposed for construction shall be identified according to their use or the character of its occupancy and shall be
classified as follows:
i. Group A – Residential Dwellings
Group A Occupancies shall include:
Division 1- Residential building/structure for exclusive use of single family occupants including school or company
staff housing; single (nuclear) family dwellings; churches or similar places of worship; church rectories; community
facilities and social centers; parks, playgrounds, pocket parks, parkways, promenades and play lots; clubhouses and
recreational uses such as golf courses, tennis courts, basketball courts, swimming pools and similar uses operated
by the government or private individuals as membership organizations for the benefit of their members, families, and
guests and not operated primarily for gain.
 Division 2- Residential building for the exclusive use of non-leasing occupants not exceeding 10 persons including
single-attached or duplex or townhouses, each privately-owned; school dormitories (on campus); convents and
monasteries; military or police barracks/dormitories; pre-schools, elementary and high schools, provided that they do
not exceed 16 classrooms; outpatient clinics, family planning clinics, lying-in clinics, diagnostics clinics, medical and
clinical laboratories; branch library and museums; steam/dry cleaning outlets; party needs and accessories (leasing
of tables and chairs, etc.).

ii. Group B – Residentials, Hotels and Apartments

Group B Occupancies shall be multiple dwelling units including boarding or lodging houses, hotels, apartment buildings,
row houses, convents, monasteries and other similar building each of which accommodates more than 10 persons.
 Division 2- Residential building for the exclusive use of non-leasing occupants not exceeding 10 persons including
single-attached or duplex or townhouses, each privately-owned; school dormitories (on campus); convents and
monasteries; military or police barracks/dormitories; pre-schools, elementary and high schools, provided that they do
not exceed 16 classrooms; outpatient clinics, family planning clinics, lying-in clinics, diagnostics clinics, medical and
clinical laboratories; branch library and museums; steam/dry cleaning outlets; party needs and accessories (leasing
of tables and chairs, etc.).

ii. Group B – Residentials, Hotels and Apartments

Group B Occupancies shall be multiple dwelling units including boarding or lodging houses, hotels, apartment buildings,
row houses, convents, monasteries and other similar building each of which accommodates more than 10 persons.
iii. Group C – Education and Recreation
Group C Occupancies shall be buildings used for school or day-care purposes, involving assemblage for instruction,
education, or recreation, and not classified in Group I or in Division 1 and 2 or Group H Occupancies.

iv. Group D – Institutional

Group D Occupancies shall include:
Division 1 - Mental hospitals, mental sanitaria, jails, prisons, reformatories, and buildings were personal liberties of
inmates are similarly restrained.

Division 2 - Nurseries for full-time care of children under kindergarten age, hospitals,sanitaria, nursing homes with
Occupancies shall not include buildings used only for private or family group dwelling purposes. non-ambulatory
patients, and similar buildings each accommodating more than five persons.
Division 3 - Nursing homes for ambulatory patients, homes for children of kindergarten age or over, each accommodating
more than five persons: Provided, that Group D Occupancies shall not include buildings used only for private or family
group dwelling purposes.

v. Group E - Business and Mercantile

Group E Occupancies shall include:
Division 1- Gasoline filling and service stations, storage garages and boat storage
structures where no work is done except exchange of parts and maintenance requiring no open flame, welding, or the
use of highly flammable liquids.
Division 2- Wholesale and retail stores, office buildings, drinking and dining establishments having an occupant load of
less than one hundred persons, printing plants, police and fire stations, factories and workshops using not highly
flammable or combustible materials and paint stores without bulk handlings.

Division 3- Aircraft hangars and open parking garages where no repair work is done except exchange of parts and
maintenance requiring no open flame, welding or the use of highly flammable liquids.

vi. Group F - Industrial

Group F Occupancies shall include: ice plants, power plants, pumping plants, cold storage, and creameries, factories
and workshops using incombustible and non-explosive materials, and storage and sales rooms for incombustible and
non-explosive materials.
vii. Group G - Storage and Hazardous
Groups G Occupancies shall include:
Division 1- Storage and handling of hazardous and highly flammable material.
Division 2- Storage and handling of flammable materials, dry cleaning plants using flammable liquids; paint stores with
bulk handling, paint shops and spray painting rooms.
Division 3- Wood working establishments, planning mills and box factories, shops, factories where loose combustible
fibers or dust are manufactured, processed or generated; warehouses where highly combustible materials is
stored.
Division 4- Repair garages.
Division 5- Aircraft repair hangars.
viii. Group H - Assembly Other Than Group I
Group H Occupancies shall include:

Division 1- Any assembly building with a stage and an occupant load of less than 1000 in the building.

Division 2- Any assembly building without stage and having an occupant load of 300 or more in the building.

Division 3- Any assembly building without a stage and having an occupant load of less than 300 in the building.

Division 4- Stadia, reviewing stands, amusement park structures not included within Group I or in Division 1, 2, and 3 of
this Group.
ix. Group I – Assembly Occupant Load 1000 or More
Group I Occupancies shall be any assembly building with a stage and an occupant load of 1000 or more in the building.

x. Group J - Accessory
Group J Occupancies shall include:
Division 1- Agricultural structures.
Division 2- Private garages, carports, fences over 1.80 meters high, tanks, swimming pools and towers.
Division 3- Stages, platforms, pelota, tennis, badminton or basketball courts, tombs, mausoleums, niches, aviaries,
aquariums, zoo structures, banks and record vaults. Other subgroupings or divisions within Groups A to J may be
determined by the Secretary. Any other occupancy not mentioned specifically in this Section, or about which there is any
question, shall be included in the Group which it most nearly resembles based on the existing or proposed life and fire
hazard.
SECTION 702. Change in Use
No change shall be made in the character of occupancy or use of any building which would place the building in a different
division of the same group of occupancy or in a different group of occupancies, unless such building is made to comply with the
requirements of the Code for such division or group of occupancy. The character of occupancy of existing buildings may be
changed subject to the approval of the Building Official and the building may be occupied for purposes set forth in other Groups:
Provided the new or proposed use is less hazardous, based on life and fire risk, than the existing use.
SECTION 703. Mixed Occupancy
1. General Requirements
When a building is of mixed occupancy or used for more than one occupancy, the whole building shall be subject to the most
restrictive requirement pertaining to any of the type of occupancy found therein except in the following:
a. When a one-storey building houses more than one occupancy, each portion of the building shall conform to the
requirement of the particular occupancy housed therein and;

b. Where minor accessory uses do not occupy more than 10% of the area of any floor or a building, nor more than 10% of
the basic area permitted in the occupancy requirements, in which case, the major use of the building shall determine the
occupancy classification.
2. Forms of Occupancy Separation
Occupancy separations shall be vertical or horizontal or both, or when necessary, of such other forms as may be required to
afford a complete separation between the various occupancy divisions in the building.

3. Types of Occupancy Separation

Occupancy separation shall be classified as “One-Hour Fire-Resistive”, “Two-Hour Fire-Resistive”, “Three-Hour Fire-
Resistive” and “Four-Hour Fire-Resistive.”
a. A “One-Hour Fire-Resistive Occupancy Separation” shall be of not less than one-hour fire-resistive construction. All
openings in such separation shall be protected by a fire-assembly having a one-hour fire-resistive rating.

b. A “Two-Hour Fire-Resistive Occupancy Separation” shall be of not less than two-hour fire-resistive construction. All
openings in such separation shall be protected by a fire assembly having a two-hour fire-resistive rating.
c. A “Three-Hour Fire-Resistive Occupancy Separation” shall be of not less than three-hour fire-resistive construction. All
openings in walls forming such separation shall be protected by a fire assembly having a three-hour fire-resistive rating. The
total width of all openings in any three-hour fire-resistive occupancy separation wall in any one-storey shall not exceed 25%
of the length of the wall in that storey and no single opening shall have an area greater than 10.00 sq. meters. All openings in
floors forming a “Three-Hour Fire-Resistive Occupancy Separation” shall be protected by vertical enclosures extending
above and below such openings. The walls of such vertical enclosures shall be of not less than two-hour fire-resistive
construction, and all openings therein shall be protected by a fire assembly having a three-hour fire-resistive rating.

d. A “Four-Hour Fire-Resistive Occupancy Separation” shall have no openings therein and shall be of not less than four-hour
fire-resistive construction.
4. Fire Rating for Occupancy Separation
Occupancy Separations shall be provided between groups, subgroupings, or divisions of
occupancies. The Secretary shall promulgate rules and regulations for appropriate occupancy separations in buildings of mixed
occupancy; Provided, that, where any occupancy separation is
required, the minimum shall be a “One-Hour Fire-Resistive Occupancy Separation”; and where the occupancy separation is
horizontal, structural members supporting the separation shall be protected by an equivalent fire-resistive construction.
SECTION 704. Location on Property
1. General
a. No building shall be constructed unless it adjoins or has direct access to a public space, yard or street on at least one of its
sides.

b. For the purpose of this Section, the centerline of an adjoining street or alley shall be considered an adjacent property line.

c. Eaves over required windows shall not be less than 750 millimeters from the side and rear property lines.
2. Fire Resistance of Walls
Exterior walls shall have fire resistance and opening protection in accordance with the requirements set forth by the
Secretary. Projections beyond the exterior wall shall not exceed beyond a point one-third the distance from an assumed
vertical plane located where the fire-resistive protection of openings is first required to the location on property whichever is
the least restrictive. Distance shall be measured at right angles from the property line. When openings in exterior walls are
required to be protected due to distance from property line, the sum of the areas of such openings in any storey shall not
exceed 50% of the total area of the wall in that storey.
3. Buildings on Same Property and Buildings Containing Courts
For the purpose of determining the required wall and opening protection, buildings on the same property and court walls shall
be assumed to have a property line between them. When a new building is to be erected on the same property with an existing
building, the assumed property line from the existing building shall be the distance to the property line for each occupancy as set
forth by the Secretary; Provided, that two or more buildings on the same property may be considered as one building if the
aggregate area of such building is within the limits of allowable floor areas for a single building, and when the buildings so
considered, house different occupancies or are of different types of construction, the area shall be that allowed for the most
restrictive occupancy or construction.
SECTION 706. Allowable Floor Area Increases
The floor areas hereinabove provided may be increased in certain specific instances and under appropriate conditions,
based on the existence of public space, streets or yards extending along and adjoining two or more sides of the building or
structure subject to the approval of the Building Official. (Refer to Guidelines on Determining Gross Floor Area and Total Gross
Floor Area of a Building/Structure at the end of this Rule)

SECTION 707. Maximum Height of Buildings

The maximum height and number of storeys of proposed building shall be dependent upon the character of use or
occupancy and the type of construction, considering end-user population density, light and ventilation, width of RROW/streets
particularly of its roadway/carriageway component, building bulk, off-street cum off-site parking requirements, etc. and in relation
to local land use plan and zoning regulations as well as other environmental considerations, e.g., geological, hydrological,
meteorological, topographical, prevailing traffic conditions, the availability and capacity of public utility/service systems, etc.
SECTION 708. Minimum Requirements for Group A Dwellings
1. Dwelling Location and Lot Occupancy
The dwelling shall occupy not more than 90% of a corner lot and 80% of an inside lot, and subject to the provisions on
Easements of Light and View of the Civil Code of Philippines, shall be at least 2.00 meters from the property line.

2. Light and Ventilation

Every dwelling shall be so constructed and arranged as to provide adequate light and ventilation as provided under Section
805 to Section 811 of the Code.

3. Sanitation
Every dwelling shall be provided with at least one sanitary toilet and adequate washing and drainage facilities.
4. Foundation
Footings shall be of sufficient size and strength to support the load of the dwelling and shall be at least 250 millimeters thick
and 600 millimeters below the surface of the ground.

5. Post
The dimensions of wooden posts shall be those found in Table VII.5.: Dimensions of Wooden Posts. Each post shall be
anchored to such footing by straps and bolts of adequate size.

6. Floor
The live load of the first floor shall be at least 200 kilograms per sq. meter and for the second floor, at least 150 kilograms per
sq. meter.
7. Roof
The wind load for roofs shall be at least 120 kilograms per sq. meter for vertical projection.

8. Stairs
Stairs shall be at least 750 millimeters in clear width, with a rise of 200 millimeters and a minimum run of 200 millimeters.

9. Entrance and Exit

There shall be at least one entrance and another one for exit.

10. Electrical Requirements

All electrical installations shall conform to the requirements of the Philippine Electrical Code.
11. Mechanical Requirements
Mechanical systems and/or equipment installations shall be subject to the requirements of the Philippine Mechanical
Engineering Code.

SECTION 709. Requirements for Other Group Occupancies

Subject to the provisions of the Code, the Secretary shall promulgate rules and regulations for each of the other Group
Occupancies covering: allowable construction, height, and area; location on property, exit facilities, light and ventilation,
sanitation; enclosures of vertical openings; fire extinguishing systems; and special hazards.