Renovating a Building in California? Here’s How to Stay Compliant with Building Codes

Renovating a building opens the doors to new and exciting business opportunities and experiences; especially if you are renovating an old building. This entire process of commercial remodeling or renovation can be enjoyable – from building a new section to picking out the décor, themes, furniture, etc.

While the commercial renovation process may seem straightforward, the last thing you want is the huge spanner in your renovation plans- and that is code compliance. In California, renovating a building requires one to adhere to structural safety, accessibility, and energy codes. Hence, when planning a building renovation project, owners and developers need to determine the degree of required code compliance at an early stage.

In the study Building Codes Save, analysis over 20 years, cities and counties with modern building codes revealed to have avoided at least $132 billion worth of losses due to natural disasters. It would be unwise to not follow these legal guidelines plus they are not that difficult to abide by, especially when you are working with a seasoned commercial general contractor knowledgeable about applicable California building code requirements.

Let’s understand why California building codes are important to follow and how your renovated commercial building can be built to be code-compliant.

California Building Regulations

The California Code of Regulations (CCR), Title 24, the California Building Standards Code includes general building design and construction requirements relating to structural safety, fire and life safety, energy conservation, and access compliance. CCR provisions lay out minimum standards for design, construction, quality of materials, equipment upkeep, use and occupancy, location, and maintenance of all types of buildings in California.

Title 24 was published by California Building Standards Commission and is divided into twelve parts:

Part 1 – California Administrative Code
Part 2 – California Building Code
Part 2.5 – California Residential Code
Part 3 – California Electrical Code
Part 4 – California Mechanical Code
Part 5 – California Plumbing Code
Part 6 – California Energy Code
Part 7 – Vacant
Part 8 – California Historical Building Code
Part 9 – California Fire Code
Part 10 – California Existing Building Code
Part 11 – California Green Building Standards Code (CALGreen)
Part 12 – California Referenced Standards Code

Title 24 building standards are generally enforced by county and municipal inspectors and regulators. Like most state laws, any violation of the Title 24 provisions is a crime punishable by a monetary fine or imprisonment, or both.

From a regulatory perspective, it may seem impractical to align existing buildings with the exact standards as new buildings, however, commercial renovation triggers modifications to improve safety, accessibility, and energy use of a structure. There are specific requirements general contractors need to fulfill in order to comply with their building renovation projects with state regulations.

Commercial Building Renovation Requirements in California

Here’s what you need to do for your commercial building renovation to be compliant with the California Building Codes.

Accessibility Requirements

Accessibility or ‘ability to access’ is in reference to the space or design to be usable by people with disabilities. The American Disabilities Act (ADA) of 1990 requires new commercial buildings to be accessible and businesses to make accessibility upgrades during renovation projects. For example, interior improvements for accessibility may be bathroom retrofits, widening doorways, and adjusting drinking fountains, whereas exterior remodels can be disabled parking, entry ramps, signage, and others. According to the industry guidelines, 20% of the total construction costs must be allotted to removing barriers, if there are any.
Learn how to properly incorporate these accessible elements in the California Building Code one by one:

• Accessible entrances and exits

Buildings need to have accessible entrances and exit for everyone. This is to ensure that everybody can enter the building and that all occupants of the building can leave safely in the event of an accident or crisis.

Most buildings are required to have more than one safe exit and this depends on the size of the building or the area of commercial renovation. Having an accessible route to the area of the renovation is equally important. Install ramps or create curbs at entrances for disabled customers to access the renovation building. Make your space ADA-compliant by incorporating escalators and elevators into your design. Additionally, build railing or grab bars in necessary locations.

• A minimum of one accessible restroom for each gender

Restrooms are important and availability and accessibility are paramount. There must be at least one lavatory in your building for each gender and according to the size of the building or commercial renovation, this number may either go up or remain as one.
Accessible Interiors

Renovating the interiors of your commercial building according to the California Building Code also means widening door frames to accommodate wheelchairs and installing accessible hardware on doors and windows. During the renovation process, make sure the space doesn’t have any problematic flooring installed. Rearrange your furniture and other interior features to eliminate possible barriers to service.

In today’s technological world, keep in mind that accessible and functional telephones are a must as not everyone may carry a personal telephone. Working telephones are also a requirement in case of an emergency such as fires, sickness, injury, or disasters.

• Accessible drinking fountains

During the hot weather months of summer dehydration coupled with blistering heat, can quickly lead to heatstroke and death.
Buildings are required to have accessible and functioning drinking fountains so that people with disabilities can conveniently dispense clean healthy water throughout the commercial renovation process.

• Accessible parking, storage, and alarms

Commercial buildings are expected to have accessible parking for their disabled occupants meaning that the parking should be within the range of the building. They also need an accessible and functional storage space within the building.

Alarms and detectors such as those for smoke, carbon monoxide, fire, and theft are essential safety requirements in all types of facilities. The accessibility and know-how of the operation of these devices are just as important as the presence of the devices.
Commercial renovations, remodels, and repairs that need building permits must mention modifications for full accessibility. If any issue arises, you will be asked to complete an application for “Unreasonable Hardship Exception to Accessibility Requirements” in California. A commercial general contractor will help you identify any challenges and account for them in your project plan.

Energy Code

California energy code requires the greatest degree of compliance particularly when the property is renovated in a way that increases the energy consumption. For example, the conversion of a warehouse to a shopping mall would demand greater energy consumption, and hence, is subjected to energy code requirements. It is crucial to remember that energy code compliance is also mandatory when there is a scope for renovating a commercial building without a drastic increase in construction costs. Discover here the various construction techniques that can make your space energy efficient.

The California Energy Commission (CEC) has adopted the 2022 Building Energy Efficiency Standards or Energy Code for the application of both newly constructed and renovated buildings. This mandate will require real estate builders to install solar panels and battery storage in all residential dwellings and commercial structures like hotels, medical offices, retail spaces, restaurants, schools, corporate offices, etc. With a mission to transform California into a 100% clean energy state, the CEC photovoltaic and battery storage standards went into effect in January 2023.

Occupancy Code Requirements

Occupancy refers to the intended use of a commercial building as it hosts or shelters tenants. A building can have multiple occupancies, for example, a mixed-use development may house residential units on the upper floors and commercial spaces (retail, restaurant, or offices) on the lower floors. Changes in occupancy during renovation, whether it’s an increase in the number of tenants, number of combustible materials, or accommodation of tenants who need evacuation assistance trigger the highest level of California Building Code compliance in terms of occupancy.

Depending on your commercial project, occupancy-related modifications may include alterations to the following components:

• Existing structural system
• HVAC systems
• Electrical wiring
• Plumbing fixtures
• Fire protection systems
• Interior finishes
• Upgrades to the means of egress

Change in the occupancy intention is also subject to code compliance. For example, a shift of occupancy from office use (business occupancy) to factory use (industrial occupancy) means an increase in combustible materials and occupant load due to heavyweight manufacturing equipment.

California Green Building Standards Code

California Green Building Standards Code, also known as ‘CALGreen’ entail regulations for energy efficiency, water conservation and efficiency, material and resource conservation, and environmental quality. CALGreen provisions are directed to all newly developed and under renovation commercial properties.

Designers, general contractors, and project owners should take into consideration these California Building Code provisions while undertaking a non-residential building renovation:

• About 20% savings of potable water
• Special standards for plumbing fixtures and fittings
• Construction waste management plan (up to 50% non-hazardous construction or demolition debris should be recycled or salvaged)
• Conduction waste reduction to at least 50%
• Finish material pollution control
• Acoustical control for exterior noise and interior sound transmission

The purpose of this standard is to minimize negative impact of renovations on the environment as well as promote sustainable design and construction practices.

Fire Code Requirements

The California Fire Code (CFC) encompasses regulations that aim to safeguard life and commercial property from the hazards of fire and explosion, dangers of working with combustible materials, and risky conditions in the use of occupancy of buildings. CFC also suggests provisions related to emergency response personnel.

Some of the topics CFC provisions cover are as follows:

• Sprinkler systems
• Water supplies
• Emergency Planning
• Maintenance of fire protection equipment
• Fire department access
• Preventing fires and eliminating fire hazards
• Fire alarm systems
• Provisions for emergency responder communication
• Requirements for an energy storage system (ESS) and more

Note that these are general topics of the California fire code. You should discuss with your commercial contractor the specific requirements and detailed regulations applicable to your commercial renovation project.

How To Stay Compliant with California Building Codes

1. Engage Services of Knowledgeable Construction Professionals

Small business organizations may be unaware of building regulations and may even unintentionally violate them in the commercial renovation process. Involving experienced construction professionals who are well aware of the nitty gritty of California Building Codes increases your building’s chances of staying compliant:

• Engage in the services of a licensed commercial contractor in California who is familiar with applicable building codes. They will be submitting applications and obtaining building permits for your commercial renovation project and ensuring that proper inspections are conducted at various stages.
• Seek the expertise of an architect or engineer who will work closely with the general contractor to plan design aspects like structural integrity, fire safety, electrical systems, plumbing, and accessibility that remain code-compliant.
• You can also hire specialists or involve code compliance consultants to be sure that every action and procedure of the commercial renovation is in order.

2. Acquire The Necessary Permits

In commercial construction, every action requires a permit, whether it’s demolishing a wall or adding an extra balcony, every renovated part needs a permit. While the permit application and approval process tends to become frustrating, permits guarantee that your planned project will follow all local zoning and building codes. Therefore, an essential step to making sure your renovated building is up to code is to apply and get your permits approved before the shovel hits the ground.

Your commercial contractor will obtain all necessary permits from the local building department. While applying for building permits, you have to submit detailed renovation project plans, specifications and pay the application fees. If any design is violating the codes, the local department will ask you to revise plans, resubmit them, and thus comply with necessary local regulations.

3. Conduct Regular Inspections

Regular internal inspections are an excellent way to identify non-compliant procedures. Such internal audits also throw light on technological, operational, as well as regulatory indeficiencies. Your commercial renovation project team will conduct pre-construction inspections, surveying the existing condition of the property, soil testing, environmental impact analyses, and building plan inspections for safety and adherence to local ordinances.

Apart from this, schedule and coordinate inspections with building inspectors sent by the local department at various phases of the commercial renovation. Inspection officials will arrive at your site for evaluations when the construction is around 30 percent finished. If the work is in accordance with the code, the inspector will approve the work, if not, the inspector will list down noncompliant items that need corrections.

Your hired commercial general contractor will accompany these building officials during their inspections and make sure everything goes well.

4. Resolving Code Compliance Issues

After the inspector has discussed California Building Code violations with the commercial contractor and provided a list of requirements, the contractor along with the project team will make electrical, plumbing, structural or any other possible corrections. Once the contractor has implemented the alterations, another inspection should be scheduled.

These steps may be taken several times throughout the commercial renovation project until all the aspects get approved during the final inspection. It’s also important to maintain documentation including permits, project plans, inspection reports, and any modifications as proof of compliance for future reference.

5. Stay Updated on Evolving Building Laws and Regulations

Compliances are never permanent; they always have scope for evolving laws, regulations, and policy changes. Make sure to regularly check for new editions or amendments in the California Building Code for commercial renovations and stay on top of changes. This way you don’t risk being overwhelmed when new legislation starts being enforced.

One of your most important responsibilities is to maintain communication with your commercial general contractor and subcontractors throughout the project to ensure the project ends up passing all inspections.

Conclusion

Building code compliance proves that your business organization is committed to ensuring the well-being of occupants, conserving the environment, and promoting sustainable construction practices. If you want your commercial renovation project to stay code compliant, familiarize yourself with California Building Codes, team up with local construction professionals, and conduct timely inspections. Designing plans under local ordinances will save you from expensive redos, rebuilds, and callbacks. In case you are in doubt, ask an inspector or expert.

Get in touch with Constructive Solutions, Inc. to discuss your commercial renovation project.

FAQs

Who is responsible for inspecting building code compliance?

Federal, state, and local governments employ ‘building inspectors’ to ensure construction or renovation projects conform to government codes and regulatory specifications and model building codes. Building inspectors perform preliminary inspections, follow-up inspections, and final inspections before issuing a certificate of occupancy.

How can my commercial renovation project stay compliant with the California Building Code?

To stay compliant with the CBC, procure the services of qualified architects/designers, MEP engineers, and commercial general contractors, who are familiar with the code requirements and will renovate your property per the applicable standards.

On what basis should I select a commercial renovation contractor?

• Hire a licensed renovation contractor experienced in your type of commercial renovation.
• Look for their detailed bid packages based on your project’s scope and specifications.
• Prefer someone who is well-versed with local building codes and helps your project stay code compliant.
• They should communicate clearly.

Read our informative blog to learn how to select the right commercial office renovation partner for your project.

Relevant Resources:

• Accessibility and Commercial Renovations: How to Ensure Compliance with the California Building Code
• What Should You Consider When Selecting Your Building Renovation Partner