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Georgia's Construction Codes

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Program Description

Construction Codes have become an important issue for Georgia's local governments, building professionals and citizens alike. The following is a general overview of Georgia's Construction Code Program, including enforcement, local amendments, current codes, and whom to call if you have questions regarding construction codes and related issues in Georgia.

In General

The Uniform Codes Act is codified at chapter 2 of title 8 of The Official Code of Georgia Annotated. O.C.G.A. Section 8-2-20(9)(B) identifies the ten “state minimum standard codes”. Each of these separate codes typically consist of a base code (e.g. The International Building Code as published by the International Code Council) and a set of Georgia amendments to the base code. Georgia law further dictates that eight of these codes are "mandatory" (are applicable to all construction whether or not they are locally enforced) and two are "permissive" (only applicable if a local government chooses to adopt and enforce one or more of these codes). These codes are as follows:

Mandatory Codes:

Georgia State Minimum Standard Building Code (International Building Code with Georgia State Amendments)
Georgia State Minimum Standard One and Two Family Dwelling Code (International Residential Code for One- and Two-Family Dwellings with Georgia State Amendments)
Georgia State Minimum Standard Fire Code (International Fire Code with Georgia State Amendments)
Georgia State Minimum Standard Plumbing Code (International Plumbing Code with Georgia State Amendments)
Georgia State Minimum Standard Mechanical Code (International Mechanical Code with Georgia State Amendments)
Georgia State Minimum Standard Gas Code (International Fuel Gas Code with Georgia State Amendments)
Georgia State Minimum Standard Electrical Code (National Electrical Code)
Georgia State Minimum Standard Energy Code (International Energy Conservation Code with Georgia State Supplements and Amendments)

For information and questions regarding the Life Safety Code (NFPA 101) please contact the State Fire Marshal's Office by clicking here.

Permissive Codes:

International Property Maintenance Code
International Existing Building Code

As noted above, the building, one and two family dwelling, fire, plumbing, mechanical, gas, electrical and energy codes are mandatory codes, meaning that under Georgia law, any structure built in Georgia must comply with these codes, whether or not the local government chooses to locally enforce these codes.

In addition, since Georgia law gives the enumerated codes statewide applicability, local governments should not adopt the mandatory codes themselves. Local governments must, however, adopt administrative procedures in order to enforce them (O.C.G.A. Section 8-2-25(a)). However, the local government can choose which of the mandatory codes it wishes to locally enforce.

The remaining codes are referred to as permissive codes. Unlike the mandatory codes, in order for a local government to enforce one or more of these permissive codes, that code or codes must be adopted, either by ordinance or resolution, by the local jurisdiction. A copy of the ordinance or resolution adopted must be forwarded to DCA (O.C.G.A. Section 8-2-25 (b)).

Administration and Enforcement of the State Minimum Standard Codes

In order to properly administer and enforce the state minimum standard codes, local governments must adopt reasonable administrative provisions. The power to adopt these administrative procedures is set forth in O.C.G.A. Section 8-2-26(a)(1). These provisions should include procedural requirements for the enforcement of the codes, provisions for hearings, provisions for appeals from decisions of local inspectors, and any other procedures necessary for the proper local administration and enforcement of the state minimum standard codes. These powers include:

Inspecting buildings and other structures to ensure compliance with the code;
Employing inspectors and other personnel necessary for the proper enforcement of codes;
Requiring permits and to establishment charges for said permits; and
Contracting with other local governments for code enforcement.

DCA periodically reviews, amends and/or updates the state minimum standard codes. If a local government chooses to locally enforce any of these codes, it must enforce the latest editions and the amendments adopted by DCA.

DCA has developed a sample resolution/ordinance that may be used as a guide for local governments in the development of their administrative procedures. Please contact DCA for a copy of this sample resolution/ordinance and for any technical assistance needed in the development of a local code enforcement program.

Appendices

It should be noted that The Uniform Codes Act states that the appendices of the codes are not enforceable unless referenced in the body of the code, adopted by DCA, or specifically adopted by a municipality or county. If any appendices have been adopted by DCA, they will be noted in the Georgia amendments to the base code.

Local Amendments

The Uniform Codes Act provides that local governments may, under certain conditions, adopt local amendments to the state minimum standard codes. Please note that DCA does not approve or disapprove any local amendment. The department provides a recommendation only. However, in order to enforce any local amendment, the local government must submit the proposed amendment to DCA for review (O.C.G.A. Section 8-2-25(c)).

There are several requirements local governments must meet in order to enact a local code amendment. These requirements are as follows:

The requirements in the proposed local amendment cannot be less stringent than the requirements in the state minimum standard code;
The local requirements must be based on local climatic, geologic, topographic, or public safety factors;
The legislative findings of the local governing body must identify the need for the more stringent requirements; and
The local government must submit the proposed amendment to DCA 60 days prior to the proposed adoption of such an amendment.

After submittal of the proposed local amendment, DCA has 60 days in which to forward its recommendations to the local government. DCA may respond in three ways: recommend adoption of the amendment, recommend the amendment not be adopted, or have no comment on the proposal. If DCA recommends against the adoption of the proposed amendment, the local governing body must vote specifically to reject DCA's recommendation before the local amendment can be adopted and enforced. If DCA fails to respond within the 60-day timeframe, the local government may adopt the proposed local amendment.

After adoption by the local governing authority, copies of local amendments must be filed with DCA.

The Current State Minimum Standard Codes

The following are the current state minimum standard codes for construction as adopted by the Board of Community Affairs.

Current Codes as Adopted by DCA - Mandatory Codes:

International Building Code, 2006 Edition, with Georgia Amendments

(2007) (2009) (2010)

International Residential Code, 2006 Edition, with Georgia Amendments

(2007) (2008) (2009) (2010) (2011) (2012)

International Fire Code, 2006 Edition, with Georgia Amendments

(2007) (2010)

International Plumbing Code, 2006 Edition, with Georgia Amendments

(2007) (2008) (2009) (2010) (2011) (2012)

International Mechanical Code, 2006 Edition, with Georgia Amendments

(2007) (2008) (2010) (2011) (2012)

International Fuel Gas Code, 2006 Edition, with Georgia Amendments

(2007) (2008) (2009) (2010) (2012)

National Electrical Code, 2011 Edition, with no Georgia Amendments

International Energy Conservation Code, 2009 Edition, with Georgia Supplements and Amendments

(2011) (2012)

Current Codes as Adopted by DCA - Permissive Codes:

International Existing Building Code, 2006 Edition, with Georgia Amendments

(2009)

International Property Maintenance Code, 2006 Edition, with Georgia Amendments

(2009)

National Green Building Standard, 2008 Edition, with Georgia Amendments

(2011)

PLEASE NOTE: There are Georgia Amendments to all of the codes, above. GEORGIA AMENDMENTS ARE AVAILABLE HERE. Please contact the Construction Codes and Industrialized Buildings Section for more information concerning these amendments.

Errata to the Code Amendments

2007 Errata for Georgia Amendments to the 2006 International Mechanical Code (PDF)

Energy Code Resources

Appendix A, 'Air Sealing Key Points' from the 2011 GA Amendments
2008 Energy Code Workshop Presentation
Georgia Residential Energy Code Compliance Certificate (excel spreadsheet)
Visit: http://www.energycodes.gov/ to download free REScheck and COMcheck compliance software.

Related Information

Questions regarding licenses, tests and investigation of contractors workmanship, call the Construction Industry Licensing Board/Office of Secretary of State (office is located in Macon) at 478-207-1416. Residential Licensing: 478-207-1470

Consumer complaints should be directed to the Governor's Office of Consumer Affairs 404-651-8600.

Questions regarding Manufactured (Mobile) Homes, call the Office of the Georgia Safety Fire Commissioner, Manufactured Housing Division at 404-656-9498. Fire Safety Questions: 404-656-0697

Questions regarding Industrialized (Factory Built) Buildings or Modular Buildings, call the Industrialized Buildings Program of the Department of Community Affairs at 404-679-5246.

Technical information regarding the Georgia State Minimum Standard (Construction) Codes, call the Construction Codes Section of the Department of Community Affairs at 404-679-3118.

Code books may be purchased from one of the following sources:

Mail orders

Georgia Plumber’s Trade Association

Post Office Box 555

Manchester, GA 31816

Telephone: 770-573-4815

Fax: 678-833-5871

Cell: 770-595-9887

International Code Council

900 Montclair Road

Birmingham, AL 35213-1206

Telephone: 205-591-1853

Fax: 205-591-0775

Mail orders or walk-in customers

American Institute of Architects, Georgia
113 Peachtree Street NE
Atlanta GA 30303
Telephone: 404-222-0099
Fax: 404-222-9916

Engineer's Bookstore

748 Marietta Street

Atlanta, GA 30318

Telephone: 404-221-1669 or

800-635-5919

Fax 404-221-1119

Southern Polytechnic Bookstore

1100 S. Marietta Parkway

Marietta, GA 30060

Telephone: 678-915-7355 or

678-915-3288

Fax: 678-915-3179

Downloads & Related Links

Georgia Building Officials Directory
Code Enforcement and Administration: Guidelines for Local Governments
Code Amendment Instructions & Form (MS Word Doc)
Local Government Amendment Form (MS Word Doc)

Contact Information

For more information or to update the Georgia Building Officials Directory, please contact:

Office of Construction Codes and Industrialized Buildings (404)679-3118.







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In General The Uniform Codes Act is codified at chapter 2 of title 8 of The Official Code of Georgia Annotated. O.C.G.A. Section 8-2-20(9)(B) identifies the ten “state minimum standard codes”. Each of these separate codes typically consist of a base code (e.g. The International Building Code as published by the International Code Council) and a set of Georgia amendments to the base code. Georgia law further dictates that eight of these codes are "mandatory" (are applicable to all construction whether or not they are locally enforced) and two are "permissive" (only applicable if a local government chooses to adopt and enforce one or more of these codes). These codes are as follows: Mandatory Codes: Georgia State Minimum Standard Building Code (International Building Code with Georgia State Amendments) Georgia State Minimum Standard One and Two Family Dwelling Code (International Residential Code for One- and Two-Family Dwellings with Georgia State Amendments) Georgia State Minimum Standard Fire Code (International Fire Code with Georgia State Amendments) Georgia State Minimum Standard Plumbing Code (International Plumbing Code with Georgia State Amendments) Georgia State Minimum Standard Mechanical Code (International Mechanical Code with Georgia State Amendments) Georgia State Minimum Standard Gas Code (International Fuel Gas Code with Georgia State Amendments) Georgia State Minimum Standard Electrical Code (National Electrical Code) Georgia State Minimum Standard Energy Code (International Energy Conservation Code with Georgia State Supplements and Amendments) *For information and questions regarding the Life Safety Code (NFPA 101) please contact the State Fire Marshal's Office by clicking here.* Permissive Codes: International Property Maintenance Code International Existing Building Code As noted above, the building, one and two family dwelling, fire, plumbing, mechanical, gas, electrical and energy codes are mandatory codes, meaning that under Georgia law, any structure built in Georgia must comply with these codes, whether or not the local government chooses to locally enforce these codes. In addition, since Georgia law gives the enumerated codes statewide applicability, local governments should not adopt the mandatory codes themselves. Local governments must, however, adopt administrative procedures in order to enforce them (O.C.G.A. Section 8-2-25(a)). However, the local government can choose which of the mandatory codes it wishes to locally enforce. The remaining codes are referred to as permissive codes. Unlike the mandatory codes, in order for a local government to enforce one or more of these permissive codes, that code or codes must be adopted, either by ordinance or resolution, by the local jurisdiction. A copy of the ordinance or resolution adopted must be forwarded to DCA (O.C.G.A. Section 8-2-25 (b)). Administration and Enforcement of the State Minimum Standard Codes In order to properly administer and enforce the state minimum standard codes, local governments must adopt reasonable administrative provisions. The power to adopt these administrative procedures is set forth in O.C.G.A. Section 8-2-26(a)(1). These provisions should include procedural requirements for the enforcement of the codes, provisions for hearings, provisions for appeals from decisions of local inspectors, and any other procedures necessary for the proper local administration and enforcement of the state minimum standard codes. These powers include: Inspecting buildings and other structures to ensure compliance with the code; Employing inspectors and other personnel necessary for the proper enforcement of codes; Requiring permits and to establishment charges for said permits; and Contracting with other local governments for code enforcement. DCA periodically reviews, amends and/or updates the state minimum standard codes. If a local government chooses to locally enforce any of these codes, it must enforce the latest editions and the amendments adopted by DCA. DCA has developed a sample resolution/ordinance that may be used as a guide for local governments in the development of their administrative procedures. Please contact DCA for a copy of this sample resolution/ordinance and for any technical assistance needed in the development of a local code enforcement program. Appendices It should be noted that The Uniform Codes Act states that the appendices of the codes are not enforceable unless referenced in the body of the code, adopted by DCA, or specifically adopted by a municipality or county. If any appendices have been adopted by DCA, they will be noted in the Georgia amendments to the base code. Local Amendments The Uniform Codes Act provides that local governments may, under certain conditions, adopt local amendments to the state minimum standard codes. Please note that DCA does not approve or disapprove any local amendment. The department provides a recommendation only. However, in order to enforce any local amendment, the local government must submit the proposed amendment to DCA for review (O.C.G.A. Section 8-2-25(c)). There are several requirements local governments must meet in order to enact a local code amendment. These requirements are as follows: The requirements in the proposed local amendment cannot be less stringent than the requirements in the state minimum standard code; The local requirements must be based on local climatic, geologic, topographic, or public safety factors; The legislative findings of the local governing body must identify the need for the more stringent requirements; and The local government must submit the proposed amendment to DCA 60 days prior to the proposed adoption of such an amendment. After submittal of the proposed local amendment, DCA has 60 days in which to forward its recommendations to the local government. DCA may respond in three ways: recommend adoption of the amendment, recommend the amendment not be adopted, or have no comment on the proposal. If DCA recommends against the adoption of the proposed amendment, the local governing body must vote specifically to reject DCA's recommendation before the local amendment can be adopted and enforced. If DCA fails to respond within the 60-day timeframe, the local government may adopt the proposed local amendment. After adoption by the local governing authority, copies of local amendments must be filed with DCA. The Current State Minimum Standard Codes The following are the current state minimum standard codes for construction as adopted by the Board of Community Affairs. Current Codes as Adopted by DCA - Mandatory Codes: International Building Code, 2006 Edition, with Georgia Amendments (2007) (2009) (2010) International Residential Code, 2006 Edition, with Georgia Amendments (2007) (2008) (2009) (2010) (2011) (2012) International Fire Code, 2006 Edition, with Georgia Amendments (2007) (2010) International Plumbing Code, 2006 Edition, with Georgia Amendments (2007) (2008) (2009) (2010) (2011) (2012) International Mechanical Code, 2006 Edition, with Georgia Amendments (2007) (2008) (2010) (2011) (2012) International Fuel Gas Code, 2006 Edition, with Georgia Amendments (2007) (2008) (2009) (2010) (2012) National Electrical Code, 2011 Edition, with no Georgia Amendments International Energy Conservation Code, 2009 Edition, with Georgia Supplements and Amendments (2011) (2012) Current Codes as Adopted by DCA - Permissive Codes: International Existing Building Code, 2006 Edition, with Georgia Amendments (2009) International Property Maintenance Code, 2006 Edition, with Georgia Amendments (2009) National Green Building Standard, 2008 Edition, with Georgia Amendments (2011) PLEASE NOTE: There are Georgia Amendments to all of the codes, above. GEORGIA AMENDMENTS ARE AVAILABLE HERE. Please contact the Construction Codes and Industrialized Buildings Section for more information concerning these amendments. Errata to the Code Amendments 2007 Errata for Georgia Amendments to the 2006 International Mechanical Code (PDF) Energy Code Resources Appendix A, 'Air Sealing Key Points' from the 2011 GA Amendments 2008 Energy Code Workshop Presentation Georgia Residential Energy Code Compliance Certificate (excel spreadsheet) Visit: http://www.energycodes.gov/ to download free REScheck and COMcheck compliance software. Related Information Questions regarding licenses, tests and investigation of contractors workmanship, call the Construction Industry Licensing Board/Office of Secretary of State (office is located in Macon) at 478-207-1416. Residential Licensing: 478-207-1470 Consumer complaints should be directed to the Governor's Office of Consumer Affairs 404-651-8600. Questions regarding Manufactured (Mobile) Homes, call the Office of the Georgia Safety Fire Commissioner, Manufactured Housing Division at 404-656-9498. Fire Safety Questions: 404-656-0697 Questions regarding Industrialized (Factory Built) Buildings or Modular Buildings, call the Industrialized Buildings Program of the Department of Community Affairs at 404-679-5246. Technical information regarding the Georgia State Minimum Standard (Construction) Codes, call the Construction Codes Section of the Department of Community Affairs at 404-679-3118. Code books may be purchased from one of the following sources: Mail orders Georgia Plumber’s Trade Association Post Office Box 555 Manchester, GA 31816 Telephone: 770-573-4815 Fax: 678-833-5871 Cell: 770-595-9887 International Code Council 900 Montclair Road Birmingham, AL 35213-1206 Telephone: 205-591-1853 Fax: 205-591-0775 Mail orders or walk-in customers American Institute of Architects, Georgia 113 Peachtree Street NE Atlanta GA 30303 Telephone: 404-222-0099 Fax: 404-222-9916 Engineer's Bookstore 748 Marietta Street Atlanta, GA 30318 Telephone: 404-221-1669 or 800-635-5919 Fax 404-221-1119 Southern Polytechnic Bookstore 1100 S. Marietta Parkway Marietta, GA 30060 Telephone: 678-915-7355 or 678-915-3288 Fax: 678-915-3179 Downloads & Related Links Georgia Building Officials Directory Code Enforcement and Administration: Guidelines for Local Governments Code Amendment Instructions & Form (MS Word Doc) Local Government Amendment Form (MS Word Doc) Contact Information For more information or to update the Georgia Building Officials Directory, please contact: Office of Construction Codes and Industrialized Buildings (404)679-3118.
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