BUILDING LAWS CONSTRUCTION- All on-site work ▪ The DPWH Secretary prescribes

PD 1096 done from site preparation,

excavation, foundation,
the fees
▪ The Building Official collects the
“REVISED IMPLEMENTING RULES assembly of all the components fees
AND REGULATIONS OF NATIONAL and installation of utilities and ▪ 80% off collection to local
BUILDING CODE OF THE equipment of government
PHILIPPINES” “IRR” buildings/structure ▪20% collection to National
CONVERSION- A change in the use government.
or occupancy of a building/ FEE EXEMPTIONS:
RULE 1- GENERAL structure or any portion/s ▪ Public buildings
PROVISIONS thereof which has different ▪ Traditional family dwellings
PURPOSE: requirements ▪ A dwelling intended for the use
To provide a framework of DEMOLITION- The systematic by one family and constructed of
minimum standards and dismantling or destruction of a native materials (bamboo, nipa,
requirements for all buildings in building/ structure, in whole or logs, lumber), the total cost of
order to regulate their location, in part which does not exceed PHP15,000
design, quality of materials, RENOVATION- Any physical PROHIBITED ACTS:
construction, and use change made on a building/ ▪ Proceeding with work without a
SCOPE: structure to increase its value, permit
The National Building Code utility and/ or to improve its ▪ Unauthorized deviations from
(NBC) applies to the design, aesthetic quality the drawings during construction
location, siting, construction, REPAIR- Remedial work done on ▪ Non-compliance with work
alteration, repair, conversion, any damaged or deteriorated stoppage order
use, occupancy, maintenance, portion/s of a building/structure ▪ Non-compliance with order to
moving, demolition of and to restore its original condition demolish
addition to public and private ▪ Use of a building without
buildings, except traditional RULE 2- ADMINISTRATION securing a Certificate of
dwellings and BP 220 projects + ENFORCEMENT Occupancy ▪ Change in use
DEFINITION OF TERMS: without the corresponding
ADDITION- Any new construction THE SECRETARY Certification of Change of Use
which increases the height or (HEAD OR CHIEF EXECUTIVE OF ▪ Failure to post Cert. of
area of an existing DPWH) Occupancy ▪ Change in type of
building/structure ▪ Policy making construction without permit
ALTERATION- Construction in a ▪ Memorandum circulars FINES:
building/ structure involving ▪ Prescription of fees LIGHT VIOLATIONS- P5,000
changes in the materials used, ▪ Appointment of building officials (Failure to post Certificate of
partitioning, location/ size of in all municipalities occupancy, building permit,
openings, structural parts, THE BUILDING OFFICIAL provide safety measures of
existing utilities and equipment (EXECUTIVE OFFICER OF OBO) workers)
but does not increase the overall ▪ Tasked with the enforcement of LESS GRAVE VIOLATIONS- P8,000
area thereof the Code in his jurisdiction (Non-compliance w/ work
ANCILLARY BUILDING/ ▪ Issues, denies, suspends and stoppage order, occupancy of
STRUCTURE- A secondary revokes permits building w/out certificate)
building/ structure located ▪ Undertakes inspection of GRAVE VIOLATIONS-P10,000
within the same premises, the buildings (Unauthorized alteration, change
use of which is incidental to that ▪ Acts on claims type of construction, demolish
of the main building/structure FEES: w/out permit, change existing
occupancy w/out certificate,
excavations left open more than
120 days)
DANGEROUS BUILDINGS:
▪ Structural hazard
▪ Fire hazard
▪ Unsafe electrical wiring
▪ Unsafe mechanical installation
▪ Inadequate sanitation and
health facilities
▪ Architectural deficiency
OPTIONS FOR DANGEROUS
BUILDINGS:
▪ Repair
▪ Vacation
▪ Demolition
RULE 3- PERMITS
BUILDING PERMIT
A written authorization granted by
the Building Official to an
applicant allowing him to proceed
with construction after plans,
specifications and other pertinent
documents have been found to be
in conformity with the Code
WHEN?
Before constructing, altering,
repairing, converting, moving,
adding to, demolishing a building
EXEMPTIONS:
▪ Minor constructions
-6sqm. or less detached from
other buildings, for private use
only. (Example: sheds, poultry
houses, greenhouses)
-Open terraces or patios not
exceeding 20sqm
Window grilles
-Garden pools 500mm deep or
shallower
-Garden masonry walls not
exceeding 1.20m in height
▪ Repair works
-Not involving structural
members -Of non-load bearing
partition walls
-Not involving addition or
alteration
-Of doors, windows, floors, architect or civil engineer to
fences and walls undertake the full-time inspection
-Of plumbing fixtures and supervision of the
PERMIT REQUIREMENTS: construction.
▪ Application forms
▪ If lot is owned, RULE 4- TYPES OF
▪ OCT or TCT CONSTRUCTION
▪ Tax declaration
▪ Current real property tax TYPE I
receipt ▪ Wood construction
▪ If lot is NOT owned, TYPE II
▪ Contract of Lease or Deed of ▪Wood construction with fire-
Absolute Sale in place of TCT resistant materials
▪ Five sets of plans and specs, ▪One-hour fire-resistive
signed and sealed by various throughout
professionals TYPE III
ISSUANCE OF PERMITS: ▪ Masonry and wood construction
▪ 15 days from payment of fees ▪One hour fire resistive
LIABILITY CLAUSE throughout
▪ Article 1723 of the Civil Code ▪ Incombustible exterior walls
states that the engineer or TYPE IV
architect who drew up the plans ▪ Steel, iron, concrete, or masonry
and specifications is liable for 15 construction
years from completion of the ▪ Incombustible interiors (ceilings,
building should it collapse due to walls)
defects in the plans or the ground. TYPE V
▪ In case the building collapses ▪Four-hour fire resistive
due to defects in construction or throughout
the use of inferior materials, the ▪ Structural elements of steel,
contractor, along with the iron, concrete or masonry
construction supervisor, shall be
liable RULE 5- FIRE ZONES
EXPIRATION OF PERMITS FIRE ZONE
▪Construction does not ▪ An area within which only
commence within 1 year from certain types of construction are
date of issue allowed, based on their
▪Construction does not resume occupancy, type of construction,
120 days after suspension or and resistance to fire
abandonment of work FIRE ZONE DESIGNATIONS
NON-ISSUANCE, SUSPENSION, 1. non-fire restricted zones
REVOCATION ▪ All types of construction allowed
▪ Errors in plans and specs 2. Fire restrictive zones
▪ Incorrect or inaccurate data ▪ Type I construction NOT allowed
declared 3. Highly fire restrictive zones
▪ Non-compliance with the Code ▪ Types I, II, and III NOT allowed
INSPECTION + SUPERVISION BUILDINGS IN MULTIPLE FIRE
▪ The owner of the building must ZONES
engage the services of a licensed
▪ Shall be considered as part of
the more restrictive zone if more
than 1/3 of its total floor area-- is
in that zone
RULE 6- FIRE RESISTIVE
REQUIREMENTS
FIRE RESISTIVE RATING
▪ The degree to which a material
can withstand fire
▪ Usually expressed in the form of
a time period rating (how long a
material can withstand being
burned)
FIRE RESISTIVE STANDARDS
RULE 7- OCCUPANCIES +
ZONES + REQUIREMENTS
RIGHT OF WAY
▪ 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.
EAVES OVER WINDOWS
▪ Eaves over required windows
shall at least be 750mm from the
side and rear property lines.
ALLOWABLE FIREWALLS
▪ R1: Not allowed
▪ However, an abutment up to
3.20m high is OK for carports
provided that above 1.50m, the
abutment shall be constructed of
perforated concrete blocks.
▪ R2: One side only
▪ Maximum 80% of the length of
side property line
▪ R3: Two configurations are
allowed:
▪ Option A: Two sides
▪ Maximum 85% of each side
▪ Total should not exceed 65% of
lot perimeter
▪ Two storeys high only
▪ Option B: One side + Rear
▪ 90% of side or rear (up to 100%
for rear if only 4m)
▪ Total should not exceed 50% of
lot perimeter
▪ Two storeys high for side, 3.20m
high for rear
▪ R4: Two sides
▪ Maximum 85% of each side
▪ Total should not exceed 50% of
lot perimeter
▪ Maximum height: three storeys
▪ R5: Two configurations allowed:
▪ Option A: Two sides
▪ Maximum 75% of each side
▪ Total should not exceed 50% of
lot perimeter
▪ Maximum height: 8 storeys
▪ Option B: One side + Rear
▪ Maximum 65% of side and 50%
of rear
▪ Total should not exceed 60% of
lot perimeter
▪ Maximum height: 8 storeys for
side, 14m for rear
▪ Commercial, institutional, and
industrial:
▪ Firewalls allowed on the ff.
conditions:
▪ Provide sprinkler system
▪ Install fire-retardant or fire-
suppression devices
▪ Maximum 70% of lot perimeter
▪ RROW setbacks are complied
with
TGFA
▪ Total gross floor area
▪ The total floor space inside the
building
▪ Keyword: inside/enclosed
▪Includes services/parking
(unlike GFA)
ALLOWABLE MAX. TGFA
▪ Table VII.1, p.84 of Rule 7 & 8
▪ Format: Number of floors x
footprint
▪ Depends on the ff.:
▪ Lot type
▪ Zoning
▪ Use of firewalls
BHL
▪ Building height limit
▪ Given in Table VII.2 on p.89
▪ Depends on zoning
HOW IS BUILDING HEIGHT
MEASURED?
▪ From established grade line to
the topmost portion of the
building
▪ Excludes allowed projections
above the roof, like:
▪ Signage
▪ Masts
▪ Antenna or telecom tower
ESTABLISHING THE GRADE LINE
▪ Grade line = highest adjoining
sidewalk or natural grade line
▪ But if grade is sloping:
▪ If less than 3 meters diff., take
highest grade
▪ If more than 3 meters diff.,
take the average
ESTABLISHING THE TOP OF
BUILDING
▪ If roof is flat, top = rooftop
▪ If roof is sloping, top = middle of
roof height
HEIGHT LIMIT PROJECTIONS
▪ Towers, spires and steeples
▪ If made of combustible
materials, 6.0m above BHL
▪If made of incombustible
materials, limited only by
structural design
BHL + RROW
▪ The RROW width also dictates
the BHL:
▪ 6-7m RROW: 3.0 storeys or 9.0m
▪ 4-5m RROW: 2.5 storeys or 7.5m
▪ 0-3m RROW: 2.0 storeys or 6.0m
▪ Only exceptions: PUD
PARKING SLOT SIZES
CAR
Perpendicular: 2.50x5.00m
Parallel: 2.15x6.00m
Jeepney: 3.00mx9.00m
Standard truck/bus 3.60x12.00m
Articulated truck: 3.60mx18.00m
OFF-SITE PARKING LOTS
▪ If a multi-floor parking garage is
located within a 200-meter radius
of the building, 20% of the
required parking provisions may
be served the multi-floor parking
garage
▪ Reserved or leased parking slots
may also serve the parking
requirements if:
▪ The slots are in a permanent
parking building and not in a
vacant parking lot.
▪ The said parking building is:
▪ Not more than 100m away, if
residential
▪ Not more than 200m away, if
commercial
FRONT YARDS AS PARKING
▪ Not allowed for the following:
▪ R2 Maximum
▪ R3 Maximum
▪ GI
▪ C1, C2 and C3
▪ 50% of front yard may be used
as parking for R2 Basic and R3
Basic
Minimum requirements: Group A
dwellings
SANITATION
▪ At least one sanitary toilet and
adequate washing and draining
facilities
FOUNDATION
▪ At least 250mm thick
▪ At least 600mm below the
surface of the ground
STRUCTURAL LOADS
▪ First floor live load: 200kg/sqm
▪Second floor live load:
150kg/sqm
▪ Wind load for roofs: 120kg/sqm
(vertical)
STAIRS
▪Minimum width: 750mm
▪Maximum riser: 200mm
▪ Minimum tread: 200mm
Development controls
TERMS DEFINED
▪ TLA = Total lot area
▪ PSO = Percentage of site
occupancy
▪ The part of the lot occupied by
the building (A.K.A. building
footprint expressed in %)
▪ TOSL = Total open space within
lot
▪ The part of the lot NOT
occupied by the building
▪ TLA = PSO + TOSL
▪ USA = Unpaved surface area
▪ The portion of the open space
that is unpaved
▪ ISA = Impervious surface area
▪ The portion of the open space
that is paved
▪ Since “open space” = TOSL,
▪ TOSL = USA + ISA
▪ MACA = PSO + ISA
▪ Hence, TLA = MACA + USA
▪ Note: MACA stands for
Maximum Allowable Construction
Area

▪ AMBF = Allowable max. building
footprint
▪ Footprint expressed in square
meters
▪ GFA = Gross floor area
▪ Total enclosed floor area
(including balconies)
▪ Excludes the following
enclosed areas:
▪ Parking, services, utilities
▪ Vertical penetrations in
parking floors if not used for
residential or commercial
purposes
▪ Balconies exceeding 10sqm,
uncovered areas, fire escape
structures, etc.
▪ TGFA = Total gross floor area
▪ Includes all enclosed floor
areas, no exceptions
▪ AMVB = Allowable max. volume
of building
▪ OFB = Outer faces of the building
▪ FLAR = Floor and lot area ratio
A number that indicates how
dense the bldg. area is,
compared to the lot area the
higher the FLAR, the denser the
project is. refer to Table VII.G.1
@ Rule 7
floor area
FLAR = -------------
lot area
BUILDING BULK
▪ A volume quantity
▪ In the simplest sense,
▪ Building bulk= Footprint x
Height
▪ However, the Code prescribes
several different methods for
determining this quantity
METHOD 1: AMBF PROJECTION
▪ Determine the AMBF
▪ Determine the BHL (in meters)
▪ AMBF x BHL = Building bulk
METHOD 2: FLAR
▪ FLAR : Floor to lot area ratio
▪ Total floor area / lot area
▪ For example, a FLAR designation
of 1.50 means that a lot
measuring 100sqm
accommodate a building whose
total floor area is 150sqm.
▪ In a way, FLAR tells us how many
lots can fit inside the building.
▪ Building bulk = Footprint x
Height
▪ To get footprint:
▪ FLAR x TLA = Total floor area
▪ Total floor area/Number of
storeys = Footprint
▪ Hence, building bulk is equal to:
▪ [(FLAR x TLA)/number of
storeys] x BHL
METHOD 3: AMVB
1. AMBF x BHL = initial AMVB
(“prism”)
2. Superimpose the angular plane
originating from the RROW onto
the “prism”
▪ Angular plane: a plane
originating from the RROW that
establishes the outer limit for
walls and building projections.
3. Use the angular plane to reduce
the volume of the prism. This is
the AMVB.
OTHER FORMULAS
▪ PSO = AMBF / TLA
▪ GFA = TLA x FLAR
▪ TGFA = GFA + Non-GFA
RULE 8- LIGHT AND
VENTILATION
Every building shall be designed,
constructed, and equipped to
provide adequate light and
ventilation.
VARIABLES
▪ Setbacks
▪ Site occupancy
▪ Room sizes
▪ Ceiling heights
may ▪ Window sizes
▪ Courts
PSO, TOSL, USA, ISA
▪ TLA = PSO + TOSL
▪ TOSL = USA + ISA
▪ USA = minimum value
▪ ISA = maximum value
▪ These values are given in Table
VII.1
LOT TYPES
▪ The Code defines seven lot types
▪ Inside lot
▪ Interior lot
▪ Corner lot
▪ Through lot
▪ Corner through lot
▪ Corner through lot abutting 3 or
more streets, rivers etc.
▪ End lot
YARD VERSUS SETBACK
▪ Yard: the required open space
left between the outermost face
of the building and the property
lines ▪ Setback: the width of the
yard
COURTS
▪ Minimum dimension: 2.00m
▪ Hence, minimum area: 4.00sqm
▪ All inner courts shall be
connected to a street or yard by a
passageway at least 1.20m wide
PARKING SPACES AND CARPORTS
AS PER RULE 8
CARPORT W ROOF= PART OF
BLDG FOOTPRINT
CARPORT W/O ROOF= PART OF FOREST AREAS- 40.00M per side
TOSL of waterway

FRONT YARDS AS PARKING

▪ Only allowed for single family
dwelling units falling under the
following zoning classifications:
▪ Basic R-2
▪ Basic R-3
▪ R-4
FIREWALL EXTENSIONS
▪ Above the roof line: 400mm RROW
▪ Under the eaves: 300mm RROW = CARRIAGE WAY +
▪ From the building edges: 600mm SIDEWALK
MINIMUM CEILING HEIGHTS VIEW CORRIDORS + SIGHTLINES
Artificially Naturally
Ventilated ▪ The carriageway shall be free of
ventilated structures, particularly
Ground floor 2.70m commercial signs that will impede
2.70m the view corridor and sightlines
AIR SPACE REQUIREMENTS
Second floor 2.40m 2.70m within the RROW
Succeeding floors2.10m 2.70m ▪ To dignify important
Mezzanines 1.80m public/historical buildings, all
2.70m forms of commercial signs
intruding into the RROW leading
to or away said structures shall be
disallowed
MINIMUM AREA OF WINDOWS
ACCESS TO PROPERTY
▪ No building shall be constructed
unless it adjoins or has direct
access to a public space, yard, or
MINIMUM ROOM SIZES road on at least one side.
MINIMUM MINIMUM
AREA ▪ Interior or rear lots shall have an
DIMENSION access road with a minimum
ROOM 6.00sq.m 2.00m Easements width of 3.00m. Provide a 4.00m
For human habitation EASEMENT IS PUBLIC LAND wide chaflan at the intersection
KITCHEN 3.00sq.m ▪ Situated outside of private with the main RROW.
1.50m property limits THREE RROW LEVELS
Toilet and Bath 1.20sq.m ▪ Should be equally enjoyed by all ▪ RROW above grade
0.90m members of the community ▪ From the finished surface of the
▪ The only uses allowed are those roadway all the way up to the air
that support its public ▪ If utilized for whatever purpose,
recreational character the use or air rights must be
MINIMUM EASEMENTS compensated for (leased from the
URBAN AREAS- 3.00M per side of government)
waterway ▪ Minimum clear height: 4.27m
AGRICULTTRAL AREAS- 20.00M from crown of carriageway
per side of waterway
 ¼ connecting the carriageway to
the sidewalk/curb.
▪ RROW at grade
▪ From natural grade line to the
finished surface of the
carriageway or sidewalk DRIVEWAYS ACROSS SIDEWALKS
▪ Generally utilized for the ▪ If curb height = greater than
movement of the general public 200mm, a curb cutout for the
(motorists and pedestrians) driveway may be allowed and the
▪ If utilized for whatever purpose, driveway may be constructed
proponent must lease/pay the along the entire width of the
government sidewalk. The sidewalk and the
▪ RROW below grade driveway shall be joined by a
▪ From finished surface of ramp with a slope of not more
roadway all the way down into than 1/8
the ground ▪ If utilized for PLANTING STRIPS
whatever purpose, proponent ▪ Sidewalks 2.00m or more in
must lease/pay the government width shall include on its outer
SIDEWALKS side a planting strip of not less
▪ The local planning authority shall than 800mm wide up to a
determine which streets shall maximum of 1/3 of the sidewalk
have an open sidewalk or an width
arcaded sidewalk, or a ▪ The planting strip is meant to
combination of both ▪ For a RROW separate the curb from the
width of 9.00m or more, the sidewalk, and must always be
minimum sidewalk width shall be placed near the curb line.
1.20m on each side of the RROW.
For RROW less than 9.00m, refer RULE 9- SANITATION
to Table VIII.G.3
GRADE OF SIDEWALKS
▪ As much as possible, sidewalks
shall be level and of uniform
grade throughout the length of
the street ▪ When the street slope
does not exceed 1/12, the
sidewalk shall follow the street
slope
▪ When the street slope is 1/10,
the sidewalk shall be maintained
level for every 20-40 meters of
run, each level joined by a ramp of
a slope not exceeding 1/6.
DRIVEWAYS ACROSS SIDEWALKS
▪ If curb height = 200mm or lower,
the driveway and the sidewalk
shall be on the same plane.
Provide entry ramp of slope 1/3 to