Amendments to the adopted chapters and Appendices J and K of the International Residential Code(IRC) (2024).
San Antonio City Code § 10-37
in effectSec. 10-37. - Amendments to the adopted chapters and Appendices J and K of the International Residential Code(IRC) (2024).
Additions to the International Residential Code (IRC) are shown as underlined text. Deletions of the IRC are shown as bracketed [strikethroughs].
TABLE R301.2 is amended to read as follows:
TABLE R301.2
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
GROUND SNOW LOAD° | WIND DESIGN | SEISMIC DESIGN CATEGORYf | SUBJECT TO DAMAGE FROM
Speed d (mph) | Topographic effects k | Weathering a | Frostline depth b | Termite c
6 | 108 | NO | A | Negligible | 0 | Moderate To Heavy
WINTER DESIGN TEMP e | ICE BARRIER UNDERLAYMENT REQUIRED h | FLOOD HAZARDS g | AIR FREEZING INDEX i | MEAN ANNUAL TEMP j
30° | NO | Appendix F, UDC | 16 | 68.7°
Section R304.1.2, Ground contact is amended to read as follows:
R304.1.2 Ground contact. All wood in contact with the ground, embedded in concrete in direct contact with the ground or embedded in concrete exposed to the weather that supports permanent structures intended for human occupancy shall be approved pressure-preservative-treated wood suitable for ground contact use, except that untreated wood used entirely below groundwater level or continuously submerged in fresh water shall not be required to be pressure-preservative treated. Creosote-treated railroad ties will not be approved for use in retaining wall construction unless the wall is exempt from the requirement for a permit under Section 10-6(e)(1)(d) of this chapter and the wall is located greater than 4 feet (1.22 m) from the public right-of-way.
SECTION R306, FLOOD-RESISTANT CONSTRUCTION, is hereby repealed and replaced with the City's flood plain ordinance found in Appendix F, Floodplain Areas of Special Flood Hazard, of the Unified Development Code (UDC).
Section R309.2, One- and two-family dwellings automatic fire sprinkler systems, and Section R309.2.1, Design and installation, are deleted and replaced with the following:
R309.2 One- and two-family dwellings automatic fire sprinkler systems. Where automatic residential fire sprinkler systems are installed, they shall be designed and installed in accordance with Section P2904 or NFPA 13D.
[R309.2 One and two-family dwellings automatic fire systems. An automatic sprinkler system shall be installed in one-and two-family dwellings.
Exception: An automatic sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with a sprinkler system.
R309.2.1 Design and installation. Automatic sprinkler systems shall be designed and installed in accordance with Section P2904 or NFPA 13D.]
Section R311.2.2, Alterations, repairs, and additions, is amended to read as follows:
R311.2.2 Alterations, repairs and additions. Where alterations, repairs or additions requiring a building permit occur [,] inside of existing dwellings that have attached garages or inside of existing dwellings within which fuel-fired appliances exist, or where one or more sleeping rooms are added or created in existing dwellings, the individual dwelling unit shall be equipped with carbon monoxide alarms located as required for new dwellings.
Exceptions:
1. Work involving the exterior surfaces of dwellings, such as the replacement of roofing or siding, or the addition or replacement of windows or doors, or the addition of a porch or deck.
2. Installation, alteration, or repairs of plumbing systems.
3. Installation, alteration or repairs of mechanical systems that are not fuel fired.
Section R318.7, Stairways, is amended as follows:
R318.7 Stairways. Where required by this code or provided, stairways shall comply with this section.
Exceptions:
1. Stairways not within or not serving a building, porch or deck.
2. Stairways leading to nonhabitable attics.
3. Stairways leading to crawl spaces.
Section R318.8, Ramps, is amended as follows:
R318.8 Ramps. Where required by this code or provided, ramps shall comply with this section.
Exception: Ramps not within or not serving a building, porch, or deck.
Section R324.4.2, Glazing adjacent to doors, is amended to read as follows:
R324.4.2 Glazing adjacent to doors. Glazing in an individual fixed or operable panel adjacent to a door shall be considered to be a hazardous location where the bottom exposed edge of the glazing is less than 60 inches (1524 mm) above the floor or walking surface and it meets either of the following conditions:
1. Where the glazing is within 24 inches (610 mm) of either side of the door in the plane of the door in a closed position.
2. Where the glazing is on a wall less than 180 degrees (3.14 rad) from the plane of the door in a closed position and within 24 inches (610 mm) of the hinge side of an in-swinging door.
Exceptions:
1. Decorative glazing.
2. Where there is an intervening wall or other permanent barrier between the door and the glazing.
3. Where access through the door is to a closet or storage area. [3 feet (914 mm) or less in depth. Glazing in this application shall comply with section R324.4.3]
4. Glazing that is adjacent to the fixed panel of patio doors.
[image omitted; see the official code]
Glazing Adjacent to Doors
Section R403.1.6, Foundation anchorage, is amended in the first paragraph only to read as follows:
R403.1.6 Foundation anchorage. Wood sill plates and wood walls that are part of the braced wall provisions of this code and supported directly on continuous foundations shall be anchored to the foundation in accordance with this section.
Section R408, UNDER-FLOOR SPACE, is amended by adding Section R408.9, Foundation Repair, to read as follows:
R408.9 Foundation Repair. A foundation repair permit and assumption of Engineer of Record letter and any construction documents must be submitted at time of application. The engineer shall inspect foundation repairs and submit a letter for the repairs. Any skirting removed, repaired, or replaced along with ventilation, sub-floor access and drainage will require a final inspection by the building official or an engineer's letter for those repairs.
Section R903.4, Roof drainage, is amended by adding Sections R903.4.2, Zero lot line development, and R903.4.3, Gutters and downspouts, to read as follows:
R903.4.2 Zero lot line development. On zero lot line development where roof projections are allowed by deed covenant or ingress/egress easements, adequate gutters and downspouts shall be provided to direct roof water away from adjacent property. Roof projections shall not extend beyond a point one third the width of the easement or a maximum of 24 inches (610 mm).
R903.4.3 Gutters and downspouts. Any Group R or Group U occupancy with roof edges less than three feet (914 mm) to any property line shall be provided with gutters and downspouts to direct roof water away from adjacent property.
Section M1305.1.2, Appliances in attics, is amended by adding Section M1305.1.2.2, Access for cooling or heating appliance, to read as follows:
M1305.1.2.2 Access for cooling or heating appliance. For one- and two-family residential occupancies and townhomes with newly installed cooling or heating appliances in the attic space, a permanent ladder, fold-away ladder, or a direct access door opening from the house on the same floor level shall be installed.
Section M1411.5, Signs and identification, is amended as follows:
M1411.5 Signs and identification. Each refrigeration system using Group A2L refrigerant shall have the following information legibly and permanently indicated on a markable label provided by the equipment manufacturer.
[1. Contact information of the responsible company that installed the refrigeration system.]
[2.]1. The system refrigerant charge and the refrigerant number.
Section M1411.9.1, Auxiliary and secondary drain systems, is amended as follows:
M1411.9.1 Auxiliary and secondary drain systems. In addition to the requirements of Section M1411.9, a secondary drain or auxiliary drain pan shall be required for each cooling or evaporator coil where damage to any building components will occur as a result of overflow from the equipment drain pan or stoppage in the condensate drain piping. Such piping shall maintain a minimum horizontal slope in the direction of discharge of not less than 1/8 unit vertical in 12 units horizontal (1-percent slope). Drain piping shall be not less than 3/4-inch (19 mm) nominal pipe size. One of the following methods shall be used:
1. An auxiliary drain pan with a separate drain shall be installed under the coils on which condensation will occur. The auxiliary pan drain shall discharge to a conspicuous point of disposal [to alert occupants] for an interior installation or to a clearly visible location near an egress door for an exterior installation in the event of a stoppage of the primary drain. The pan shall have a minimum depth of 1.5 inches (38 mm), shall be not less than 3 inches (76 mm) larger than the unit or the coil dimensions in width and length and shall be constructed of corrosion-resistant material. Galvanized sheet steel pans shall have a minimum thickness of not less than 0.0236-inch (0.6010 mm) (No. 24 Gage). Nonmetallic pans shall have a minimum thickness of not less than 0.0625 inch (1.6 mm).
2. A separate overflow drain line shall be connected to the drain pan installed with the equipment. This overflow drain shall discharge to a conspicuous point of disposal [to alert occupants] for an interior installation or to a clearly visible location near an egress door for an exterior installation in the event of a stoppage of the primary drain. The overflow drain line shall connect to the drain pan at a higher level than the primary drain connection.
3. An auxiliary drain pan without a separate drain line shall be installed under the coils on which condensation will occur. This pan shall be equipped with a water level detection device conforming to UL 508 that will shut off the equipment served prior to overflow of the pan. The pan shall be equipped with a fitting to allow for drainage. The auxiliary drain pan shall be constructed in accordance with Item 1 of this section.
4. A water-level detection device conforming to UL 508 shall be installed that will shut off the equipment served in the event that the primary drain is blocked. The device shall be installed in the primary drain line, the overflow drain line or the equipment-supplied drain pan, located at a point higher than the primary drain line connection and below the overflow rim of such pan.
Section M1411.9.2, Drain pipe materials and sizes, is amended as follows:
M1411.9.2 Drain pipe materials and sizes. Components of the condensate disposal system shall be ABS, cast iron, copper, cross-linked polyethylene, CPVC, galvanized steel, PE-RT, polyethylene, polypropylene or PVC pipe or tubing. Components shall be selected for the pressure and temperature rating of the installation. Joints and connections shall be made in accordance with the materials specified in Article IX of this chapter [applicable provisions of Chapter 30]. Condensate waste and drain line size shall be not less than ¾-inch (19 mm) nominal diameter from the drain pan connection to the place of condensate disposal. Where the drain pipes from more than one unit are manifolded together for condensate drainage, the pipe or tubing shall be sized in accordance with an approved method. Primary drain lines located in unconditioned spaces, except for crawl spaces, shall be insulated with foam plastic rubber-based insulation or other approved material with a minimum thickness of ⅜ inch.
Section M1411.15, Locking access port caps, is amended to read as follows:
M1411.15 Locking Access port caps. Refrigerant circuit access ports located outdoors shall be fitted with locking-type tamper-resistant caps or shall be otherwise secured to prevent unauthorized access.
Section M1502.6, Makeup air, is deleted in its entirety.
Section M2002.4.1, Requirements for discharge pipe, is amended to read as follows:
M2002.4.1 Requirements for discharge piping.
The discharge piping serving a pressure relief valve, temperature relief valve or combination valve shall:
1. Not be directly connected to the drainage system.
2. Discharge through an air [break] gap located in the same room as the boiler.
3. Not be smaller than the diameter of the outlet of the valve served and shall discharge full size to the air [break] gap.
4. Serve a single relief device and shall not connect to piping serving any other relief device or equipment.
5. Discharge to [the floor, to the pan serving the boiler or storage tank, to] a waste receptor or to the outdoors. Discharge to the floor of a garage or basement will only be allowed if approved by the code official. Terminate to the exterior a minimum of six inches (152 mm) and a maximum of 12 inches (304 mm) above the finish grade.
6. Discharge in a manner that does not cause personal injury or structural damage.
7. Discharge to a termination point that is accessible [readily observable by the building occupants].
8. Not be trapped.
9. Be installed to flow by gravity.
10. Terminate not more than 6 inches (152 mm) above the floor or waste receptor flood level rim.
11. Not have a threaded connection at the end of the piping.
12. Not have valves or tee fittings.
13. Be constructed of those materials indicated in Section P2906.5 or materials tested, rated and approved for such use in accordance with ASME A112.4.1.
14. Union or flex connector on temperature pressure relief valve shall be placed within six inches (1522 mm) of the valve for removal and replacement.
Section M2005.2, Prohibited locations, is amended as follows:
M2005.2 Prohibited locations. Fuel-fired water heaters shall not be installed in a room used as a storage closet. Water heaters located in a bedroom or bathroom shall be installed in a sealed enclosure so that combustion air will not be taken from the living space. Installation of direct-vent water heaters within an enclosure is not required. Storage type water heaters shall not be installed in an attic unless accessible from a door opening from the house on the same floor level. Water heaters installed in a garage having an ignition source shall be elevated such that the source of ignition is not less than 18 inches (457 mm) above the garage floor, unless the ignition source is listed as flammable vapor ignition resistant. An electric water heater is the only type of water heater that may be installed under a stairway or landing.
(Ord. No. 2025-01-30-0075, § 1(Att. 1), 1-30-25)
Source: City of San Antonio, City Code, City Charter and Unified Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/tx/san_antonio/codes/code_of_ordinances?nodeId=PTIICO_CH10BULACOSAAN_ARTIVRECOOMIDW_S10-37AMADCHAPJKINRECOIR2024Fetched: 10/27/2026