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Detached houses, duplexes and townhouses up to 3 stories with their own exits use the IRC; every other building uses the IBC (IBC 101.2).
28 sections matching “R403.1” for San Antonio, TX, the 2024 IRC
R403.1
General
Exterior walls sit on continuous concrete, solid or grouted masonry, crushed stone or wood footings bearing on undisturbed soil or engineered fill.
Concrete footing size comes from the tables by roof load, stories, foundation type, wall type and soil bearing value; widths may be interpolated between soil values but not extrapolated.
Add 2 in of width and 1 in of depth for every 4 ft the building is wider than 32 ft; narrower buildings may take the same off, down to 12 x 6 in.
In SDC D, exterior walls always sit on continuous concrete or grouted masonry footings; interior braced panels need them on larger or taller buildings.
Where interior bracing footings are needed, they may be spaced up to 50 ft apart if cripple walls are 4 ft or less, panels sit on doubled joists or beams, and bracing lines are no more than twice the building width apart.
Sill plates and exterior sole plates on slabs are anchored with 1/2 in bolts at 6 ft or less, embedded 7 in, in the middle third of the plate, with a nut and washer.
Each plate piece gets at least two bolts, with one within 12 in of each end but no closer than seven bolt diameters.
Short offset walls between braced panels need one bolt if 24 in or shorter, and none if 12 in or shorter, when tied to the panels at the corners.
In SDC D, a concrete stem wall on a separate footing gets No. 4 hooked dowels at 4 ft or less extending 14 in up, plus No. 4 bars near the top and bottom.
In SDC D, monolithic turned-down slab edges get a No. 4 top and bottom, or a No. 5 or two No. 4s mid-depth; separate slabs get No. 3 hooked dowels at 4 ft or less.
Footing rebar is Grade 40 or better, tied in place, with 3 in of cover against earth, 1-1/2 in (No. 5 and smaller) or 2 in in formed exposed concrete, and 3/4 in otherwise.
Foundations are protected from frost by going below the local frost line, a frost-protected shallow foundation, ASCE 32, or bearing on rock; never on seasonally frozen soil.
Frost protection isn't needed for detached light-frame sheds up to 600 sq ft, or other sheds up to 400 sq ft, with eaves of 10 ft or less.
Foundation Anchorage in Seismic Design Categories C, D
In SDC D (and townhouses in C), braced wall lines get plate washers, interior braced and bearing plates get bolts at 6 ft and within 12 in of ends, and buildings over two stories space bolts at 4 ft.
Keep buildings back from the toe of an uphill slope per Figure R403.1.7.1; for slopes steeper than 1:1, the toe is taken where a 45-degree line meets the foundation top.
Soil is expansive if its PI is 15 or more and over 10% passes a No. 200 sieve and over 10% is finer than 5 microns, or if its expansion index exceeds 20.
Slab-on-ground floors are at least 3-1/2 in thick, designed here or to ACI 332, with concrete strength per R402.2; expansive soil sites follow R403.1.8.
Searches all 4,276 IRC 2024 sections, 5,532 IBC 2024 sections and defined terms (Chapters 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33 so far) and each city's local rules as they are added. Section numbers and titles from the International Residential Code and International Building Code, 2024 editions, copyrighted by the International Code Council; the IRC's electrical chapters (34 to 43) follow NFPA 70, the National Electrical Code. Requirements are summarized in our words (IRC Chapters 3 to 43, IBC Chapters 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33); read the full text at the link on each result. Local values come from each city's published documents.
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