Implementing Rules and Regulations of the National Building Code of the Philippines (P.D. 1096)





1 .Title




  1. Declaration of Policy


2.1 To safeguard life, health, property, and public welfare and to provide a framework of minimum standards and requirements to regulate and control the location of buildings, site, design, quality of material, construction, use and maintenance.


3 .Scope and Application


  • Shall cover architectural, civil/structural, electrical, mechanical, sanitary, plumbing, electronics and interior design .Shall apply to design, location, siting, construction, alteration, repair, conversion, use, occupancy, maintenance, moving, demolition of and addition to public and private building and structures except traditional indigenous family dwellings and economic and socialized housing projects.


  • Existing buildings without building permits/certificates of occupancy may be issued same provided they conform to these rules and regulations






  1. Responsibility for Administration and Enforcement “ Secretary of Department of Public Works and Highways


2 .Professional and Technical Assistance “ created the National Building Code Development Council (NBCDC) with the Board of Consultants (BOC) “ undertake research and development of building systems to develop suitable guidelines, standards, upgrade existing IRR and other codes.


3 .Fees


  1. Bases of assessment


  1. Character of occupancy or use of building



  1. Cost of construction “ 10,000/sq.m (A,B,C,D,E,G,H,I), 8,000 (F), 6,000 (J)


  1. Floor area


  1. Height


  1. Administrative Sanctions


4.1 Administrative sanctions for non-compliance of the Code:


  • Non-issuance, suspension or revocation of permits


  • Non-issuance, suspension or revocations of certificates of occupancy


  • Issuance of Work Stoppage Order or Notice.


  • Issuance of Order for Discontinuance of Use or Occupancy of Buildings or parts thereof


  1. Abatement and/or demolition of dangerous/ruinous buildings


  1. Impositions of administrative fines, surcharges and penalties


  1. Grounds for the Non-issuance, Suspension, Revocation of Permit


  1. Non-compliance of plans and specifications with the Code


  1. Incorrect or inaccurate data or information found in the application


  1. Non-compliance with terms and conditions of permit


  1. Failure to commence work within one year


  1. Abandonment of work for 120 calendar days


  1. Unauthorized change in the submitted plans and specifications and in the type of construction


  1. Failure to engage an architect/civil engineer to undertake full time supervision or failure to keep a logbook of the progress of construction


  1. Failure to submit the original design plans stamped by the BO or the as-built plans prior to renovation, alteration, conversion or any change affecting structural stability, architectural presentability and type of construction


  1. Grounds for Non-issuance or revocation of Certificates of Occupancy:


  1. Non-compliance with terms and conditions of permits



  1. Incorrect or inaccurate data or information supplied and incomplete requirements in the application


  1. Failure to submit the logbook, duly notarized Certificate of Completion, as-built plans and specifications, and building inspection sheets


  1. Issuance of Work Stoppage Order or Notice:


  1. Non-compliance with the terms and conditions of permits


  1. Unauthorized change, modification or alteration in the approved plans and specifications or in the type of construction


  1. Failure to engage the services of an architect/civil engineer to supervise construction


  1. Erecting, constructing, altering, moving, converting or demolishing without permit


  1. Alteration, addition, repair in buildings constructed before the adoption of this code without permit


  1. Unauthorized change during construction from the approved plans and specifications


  1. Issuance of Order for Discontinuance of Use or Occupancy “ annual inspection


  1. Dangerous or Ruinous Building


  1. Occupancy of building without a Certificate of Occupancy


  1. Change in the existing use or occupancy classification without Certificate of Change of Occupancy


  1. Errors found in the application for Certificate of Occupancy, As-built plan, Notarized Certificate of Completion and Logbook


  1. Maintaining hazardous, dangerous and excessive occupancy loading beyond the designed capacity of the building


  1. Non-conforming Use or Occupancy


  1. The use of non-conforming buildings legally authorized under the Code maybe continued.



  1. However, non-conforming buildings cannot be enlarged, increased or extended to occupy a greater area of land than that already occupied.


  1. Abatement/Demolition of Dangerous/Ruinous Building


  1. The BO shall order the repair, vacation or demolition of dangerous or ruinous building .Conditions or defects of dangerous or ruinous buildings:


  1. Structural Hazards


  1. Fire Hazard


  1. Hazardous Electrical Wiring


  1. Hazardous Mechanical Installation


  1. Inadequate Sanitation/Plumbing and Health Facilities


  1. Improper Occupancy and Architectural Eyesore


  1. Improper/Unauthorized Location


  1. Illegal Construction






1 .Building Permits


1.1 No person, firm or corporation shall construct, alter, repair, convert, use, occupy, move, demolish and add any building without a building permit.


2 .Ancillary Permits


  • Architectural Permit


  • Civil/Structural Permit


  • Electrical Permit


  • Mechanical Permit


  • Sanitary Permit


  • Plumbing Permit



  • Electronics Permit


  • Interior Design Permit


  • Other Permits for other professional disciplines


  1. Building/Structure Accessory Permits “ accessory parts with very special functions indicated or implied in the plans and specifications


  • Bank and records vaults


  • Swimming pools


  • Firewalls separate from the building


  • Towers


  • Silos


  • Smokestacks


  • Chimneys


  • Commercial/industrial fixed ovens


  • Industrial kilns/furnaces


  • Water/Waste water treatment tanks, septic vault


  • Concrete and steel tank


  • Booths, kiosks and stages


  • Tombs, mausoleums and niches


  • Others


4 Accessory Permits – activities


  • Ground preparation and excavation permit


  • Encroachment of foundation to public area permit


  • Fencing permit for fence exceeding 1.80 m high


  • Sidewalk construction permit


  • Temporary sidewalk enclosure and occupancy permit



  • Erection of scaffolding permit


  • Erecting, repair, removal of sign permit


  • Repairs permit


  • Raising Permit


  • Demolition permit


  • Moving permit


  • Other


  1. Exemption from Building Permits


  1. A building permit shall not be required for the following minor constructions:


  1. Minor Constructions


  1. Sheds, outhouses, greenhouses, childrens playhouses, aviaries, poultry houses and the like not exceeding six sq.m. completely detached from any building


  1. Addition of open terraces or patios directly on the ground not exceeding twenty sq.m. for private use


  1. Installation of window grilles


  1. Garden pools, aquarium fish not exceeding five hundred mm in depth and for private use


  1. Garden masonry wall not exceeding 1.20 m in height, footpaths, residential garden walks and driveways


  1. Repair works


  1. Repair works not affecting structural members


  1. Repair of non-load bearing partition walls


  1. Repair of any interior portion of a house not involving addition or alteration


  1. Repair/replacement of doors and windows


  1. Repair/replacement of flooring


  1. Repair of perimeter fence and walls



  1. Repair/replacement of plumbing fixtures, fittings or pipings for single detached dwellings and duplexes


  1. Repair/replacement of defective and deteriorated wires, wiring devices, fixtures and safety devices provided that no alterations on the electrical service entrance and the main safety switch or circuit breaker and without additional circuits to existing installations for single detached dwellings


  1. Requirements


  1. In case the applicant is the registered owner of the lot:


  1. Certified true copy of OCT/TCT, on file with the Registry of Deeds


  1. Tax Declaration


  1. Current Real Property Tax Receipt


  1. In case the applicant is not the registered owner of the lot in addition to the above:


  1. Duly notarized copy of the Contract of Lease or Sale


  1. Duly notarized copy of the Deed of Absolute Sale


  1. Five sets of survey plans, design plans, specifications signed and sealed by:


  1. Architect, in case of architectural documents


  1. Civil Engineer, in case of civil/structural documents


  1. Professional Electrical Engineer, in case of electrical documents


  1. Professional Mechanical Engineer, in case of mechanical documents


  1. Sanitary Engineer, in case of sanitary documents


  1. Master Plumber, in case of plumbing documents


  1. Electronics Engineer, in case of electronics documents


  1. Environmental Planner who is also an architect or civil engineer in case of developmental/environmental documents


  1. Interior Designer, in case of interior design documents


  1. Geodetic Engineer, in case of lot survey documents



  1. Issuance of Building Permit


7.1 When satisfied that the plans and specifications conforms to the requirements of the Code and its IRR, the BO shall within fifteen days from payment of the required fees, issue the Building Permit.


  1. Non-issuance, Suspension or Revocation of Building Permit


  1. Errors found in the plans and specifications


  1. Incorrect or inaccurate data or information supplied


  1. Non-compliance with the pertinent provisions of the Code and its IRR


  1. Terms and Conditions of Permits


  1. Submitted plans and specifications shall not be changed, modified or altered without the approval of the BO.


  1. Validity of a Building Permit


  1. A building permit shall become null and void if the work is not commenced within one year and if suspended or abandoned for 120 days.


  1. Processing of Application for Certificate of Occupancy


  1. The owner shall submit to the BO


  1. A duly notarized Certificate of Completion together with the logbook, as-built plans and specifications and the Building Inspection Sheet all signed by the contractor and the architect/engineer who undertook the full time supervision.


  1. As-built plans and specifications signed and sealed by the design professionals, supervisor and contractor.


  1. Changes, alterations and amendatory permit.


RULE IV “ TYPES OF CONSTRUCTION 1.1 Type I “ wood construction


  1. Type II “ wood construction with protective fire-resistant materials and one-hour



fire resistive all throughout



  1. Type III “ masonry and wood construction and one-hour fire resistive all throughout


  1. Type IV “ steel, iron, concrete, or masonry construction and walls, ceiling and permanent partitions shall be of incombustible fire-resistive construction


  1. Type V “ four hour fire-resistive throughout




  1. Definition “ Fire zones are areas within which only certain types of buildings are permitted to be constructed based on their use or occupancy, type of construction and resistance to fire.


  1. Buildings located in more than one fire zone “ a building located partly in one fire zone and partly in another shall be considered to be in the more highly restrictive fire zone, when more than one third of its total floor area is located in such zone.




  1. Definitions


  1. Fire-resistive rating “ the degree to which a material can withstand fire as determined by generally recognized and accepted test methods.


  1. Fire-Resistive Time Period Rating “ the length of time a material can withstand being burned which may be one hour, two hours, three hours, four hours


  1. Fire-Resistive Regulations


  1. Attic access opening shall be provided at the ceiling of a floor of a building with combustible roof construction “ 600 mm sq.








Division A-1 residential buildings for exclusive use of single family occupants


  1. Indigenous family dwelling units


  1. single-detached units


  1. school or company staff housing


  1. church rectories



  1. single family dwellings


  1. churches or similar places of worship


  1. community facilities and social centers


  1. parks, playgrounds, pocket parks, parkways, promenades and playlots


  1. clubhouses and recreational uses such as golf courses, tennis courts operated by the government or private individuals as membership organizations for the benefit of their members, families and guests.


Division A-2 residential buildings for the exclusive use of non-leasing occupants not exceeding 10 persons


  1. single-attached or duplex or townhouse, each privately owned


  1. school dormitories (on-campus)


  1. convents and monasteries


  1. military or pocket barracks


  1. all uses in Division A-1


  1. pre-schools, elementary and high schools with not more than 16 classrooms


  1. outpatient clinics, family planning clinics, lying-in clinics, diagnostic clinics, medical and clinical laboratories


  1. branch library and museum


  1. steam/dry cleaning outlets


  1. party needs and accessories




Division B-1


  1. all uses in Divisions A-1 and A-2


  1. Leased single detached dwelling unit, cottage with more than one independent unit and duplexes


  1. boarding and lodging houses


  1. multiple housing units for lease or for sale



  1. townhouses, each privately owned


  1. boarding houses


  1. accessories, rowhouses, townhouses, tenements and apartments


  1. multiple privately-owned condominium


  1. hotels, motels, inns, pension houses and apartels


  1. private or off-campus dormitories


  1. elementary schools and highschools not more than 20 classrooms




Division C-I


  1. amusement halls and parlors


  1. massage and sauna parlors


  1. health studios and reducing salons


  1. billiard halls, pool rooms, bowling alleys and golf club


  1. dancing schools, disco parks, dance and amusement hall


  1. gymnasia, pelota courts and sports complex


Division C-2


  1. educational institutions like schools, colleges, universities, vocational, seminaries, convents, including school auditoriums, gymnasia, reviewing stands, little theaters, concert halls, opera houses


  1. seminar/workshop facilities


  1. training centers/facilities


  1. libraries, museums, exhibition halls and art galleries


  1. civic centers, clubhouses, lodges, community centers


  1. churches, mosque, temples, shrines, chapels and similar places of worship


  1. civic or government centers


  1. other types of government buildings





Division D- I( institutional where personal liberties of inmates are restrained or quarters of those rendering public assistance and maintaining peace and order)


  1. mental hospitals, sanitaria and mental asylums


  1. police and fire stations, guard houses


  1. jails, prisons, reformatories and correctional institutions


  1. rehabilitation centers


  1. leprosaria and quarantine station


Division D-2 (institutional buildings for health care)


  1. hospitals, sanitaria and homes for the aged


  1. nurseries for children of kindergarten age or non-ambulatory patients accommodating more than 5 persons


Division D-3 (institutional for ambulatory patients or children over kindergarten age)


  1. nursing homes for ambulatory patients


  1. school and home for children over kindergarten age


  1. orphanages




Division E-I (business and mercantile where no work is done except change of parts and maintenance requiring no open flames, welding or use of highly flammable liquids)


  1. all uses in Division B-1


  1. gasoline filling and station


  1. storage garage and boat storage


  1. commercial garage and parking buildings, display for cars, tractors, etc.


  1. bus and railways depots and terminals and offices


  1. port facilities


  1. airports and heliport facilities



  1. all other types of transportation complexes


  1. all other types of large complexes for public services


  1. pawnshops, money shops, photo and portrait studios, shoeshine/repair stands, retail drugstores, tailoring and dress shops


  1. bakeshops and bakery goods stores


  1. construction supplies and building materials such as electrical and electronic stores, plumbing supply stores


Division E-2 (business and mercantile in nature)


  1. wholesale and retail stores


  1. shopping centers, malls and supermarkets


  1. wet and dry markets


  1. restaurants, drinking and dining establishments with less than one hundred occupancies


  1. day and night clubs, bars, cocktails


Division E-3 (business and mercantile where no repair work is done except exchange of parts and maintenance requiring no open flames, welding or use of highly flammable liquid)


  1. aircraft hangars


  1. commercial parking lots and garages


  1. department stores, shopping malls






Division F-1 (Light industrial)






Division G-1 (Medium Industrial which shall include storage and handling of hazardous and highly flammable materials)


Division G-2 (Medium Industrial buildings for storage and handling of flammable materials)


Division G-3 (Medium Industrial buildings for wood working activities, paper cardboard manufacturers, textile and garment factories)



Division G-4 (Medium Industrial, for repair garages and engine manufacture) Division G-5 (Medium Industrial for aircraft facilities)




Division H-1 (Recreational, which are assembly buildings with stage and having an occupant load of less than 1,000.


  1. Theaters and auditoriums


  1. concert hall and opera houses


  1. convention halls


  1. little theater, audio-visual room


Division H-2 (Recreational which are assembly buildings with stage and having an occupant load of 300 or more)


  1. dance halls, cabarets, ballrooms


  1. skating rinks


  1. cockfighting areas


Division H-3 (Recreational which are assembly buildings with stage and having an occupant load of less than 300


  1. dance halls, ballrooms


  1. skating rinks




Division J-1 agricultural structures


  1. sheds


  1. barns


  1. poultry houses


  1. piggeries


  1. hatcheries


  1. stables



  1. greenhouses


  1. granaries Division J-2 Accessory


  1. private garages, carports


  1. towers and silos, smokestacks and chimneys


  1. swimming pools including shower and locker room


  1. stages, platforms and similar structures


  1. pelota, tennis or basketball courts


  1. tombs, mausoleums, niches


  1. fence over 1.80 m high


  1. steel or concrete tanks


  1. aviaries and aquariums and zoo structures


  1. banks and record vaults


  1. Occupant loads


  1. Determination of occupant load “ the occupant load shall be determined by dividing the floor area assigned to that use by the unit area per occupant set forth in Table VIII.3.1 or in the Architectural Code of the Philippines whichever required more exits.


  1. The occupant load of any area having fixed seats shall be determined by the number of fixed seats installed.


4 .Parking Slot, Parking Area and Loading/Unloading Space Requirements “ refer to attached Table VII.5.1


  1. In computing for parking slots, a fraction of 50% and above shall be considered as one car parking slot.


  1. In areas where adequate public parking lots/multi-floor parking garages are available within 200 m of the proposed building, only 30% of parking requirement need to be provided within their premises.


  1. Allowable Maximum Total Gross Floor Area (TGFA)



  1. General .The Allowable Maximum Total Gross Floor Area (TGFA) of any proposed building shall only be as allowed under this Rule


  1. TGFA Limitation “ In Table Vii.6.1. the percentages indicated in the 3rd through 8th columns are the percentages of the Total Lot Area (TLA) that may be used to determine the Allowable Maximum TGFA while the multiplier numbers 3, 5, 12, 18 and 30 represent the number of storeys .


  1. The Allowable Maximum TGFA should not exceed the Allowable Maximum Volume of Building (AMVB) .If exceeded, the Allowable Maximum TGFA must be adjusted since the AMVB must always prevail.


  1. Allowed Height of Buildings/Structures


  1. General .The maximum height and number of storeys of proposed building shall be dependent upon the character of use or occupancy, on the type of construction, on end-user population density, light and ventilation, width of road right-of-way, building bulk, off-street cum off-site parking requirements and local land use plan and zoning regulations.


  1. The Building Height Limit (BHL) shall only be as allowed under this Rule or under the duly approved city zoning ordinance, whichever is more restrictive (refer to Table VII.7.1)




  1. Definitions


  1. Maximum Allowable PERCENTAGE OF SITE OCCUPANCY (PSO) “ Maximum Allowable Building Footprint (AMBF) divided by Total Lot Area (TLA) .Percentage of the maximum allowable enclosed floor area of any building at the ground floor in relation to the TLA .(Table VIII.4.1)


  1. Maximum Allowable IMPERVIOUS SURFACE AREA (ISA) “ percentage of the maximum allowable floor area of any paved, tiled or hardscaped surface at the ground floor in relation to the TLA.


  1. Maximum Allowable Construction Area (MACA) “ the combined total of the Maximum Allowable PSO and the Maximum Allowable ISA.


  1. Maximum Allowable Unpaved Surface Area (USA) “ portion of the lot that shall remain unpaved and reserved for softscaping/planting


  1. Total Open Space Within Lot (TOSL) “ the total open space required for each type of use.


  1. General Provisions



  1. Every building shall be designed, constructed and equipped to provide adequate light and ventilation


  1. All buildings shall face a street or public alley or a private street which has been duly approved.


  1. No building shall be altered nor arranged so as to reduce the size of any room or the relative area of windows to less than that provided for buildings, or to create an additional room unless it conforms to the requirements of this Rule.


  1. No building shall be enlarged so that the dimensions of the required court or yard would be less than what is prescribed for such building lot.


  1. Percentage of Site Occupancy (PSO)


  1. Maximum site occupancy shall be governed by use, type of construction and height of the building and the use, area, nature and location of the site and subject to local zoning requirements.


  1. Minimum Requirements for Total Open Spaces within Lot (TOSL)


  1. Group A buildings or Residential 1 (R-!) uses shall follow the minimum yard standards in Table VIII.6.1 to comply with the TOSL.


  1. Sizes and dimensions of courts and yards


  1. Minimum horizontal dimension of courts and yards shall be not less than two m .all inner courts shall be connected to a street or yard, either by a passageway with a minimum width of 1.20 m or by a door through a room or rooms.


  1. Abutments on the side and rear property lines may be allowed provided that the following requirements are first complied with:


  1. Open space as prescribed in Tables VIII.5.1 and VIII.6.1


  1. Window opening as prescribed in Section 10


  1. Firewall with a minimum of two hours fire-resistive rating constructed with a minimum height clearance of 0.40 m above the roof .Fig. VIII.6.1


  1. The required open space shall be located totally or distributed anywhere within the lot in such a manner as to provide maximum light and ventilation into the building (Fig. VIII.6.2 to VIII.6.5).



  1. Every court shall have a width of not less than 2 m for one or two storey buildings, however this may be reduced to 1.50 m in case of quadruplexes, rowhouses with adjacent courts with an area of not less than 3.00 sq.m .provided that the separation fence shall not be higher than 2.00 m .irregularly-shaped lots may be exempted from having a minimum width of not less than what is required in Table VIII.5.2 and as shown in Figures VIII.6.6, VIII.6.7, VIII.6.8 and VIII.6.9.


  1. For buildings of more than two storeys in height, the minimum width of the rear or side court shall be increased at the rate of 300 mm for each additional storey up to the fourteenth storey .For buildings exceeding 14 storeys in height, the required width of the court shall be computed on the basis of 14 storeys.


  1. Ceiling Heights


  1. Habitable rooms provided with artificial ventilation shall have ceiling heights not less than 2.40m .For buildings of more than 1 storey, the minimum ceiling height of the first storey shall be 2.70 m, for the second storey, 2.40 m. and for the succeeding storeys, 2.10 m .Above-stated rooms with natural ventilation shall have ceiling heights of not less than 2.70m.


  1. Mezzanine floors shall have a clear ceiling height of not less than 1.80 m above and below it.


  1. Sizes and Dimension of Rooms


  1. Minimum sizes of rooms and their least horizontal dimensions shall be as follows:


  1. Rooms for human habitation “ 6.00 sq.m. with a least dimension of 2.00 m.


  1. Kitchen “ 3.00 sq. m. with a least dimension of 1.50 m.


  1. Bath and Toilet “ 1.20 sq. m. with a least dimension of 900mm.


  1. Window Openings


  1. Rooms intended for any use not provided with artificial ventilation shall be provided with a window with a total free area equal to at least 10% of the floor area of the room but not less than 1.00 sq.m .Toilet and bath rooms and laundry rooms shall be provided with window with an area not less than 1/20 of the floor area but not less than 240 .Such windows shall open directly to a court, yard, public street or alley or open watercourse.



  1. Eaves, canopies, awnings over required windows shall not be less than 750 mm from the side and rear property lines.


  1. There shall absolutely be no openings on/at/within/through all types of abutments (firewalls) erected along property lines except for permitted vent wells (3.00 m x 1.50 m).


  1. Roads Right-of-Way (RROW) Access Streets


9.1 No building shall be constructed unless it adjoins or has direct access to public space, yard or street/road on at least 1 of its sides .All buildings shall face a public street, alley or a road.




  1. All buildings shall be provided with adequate and potable water supply, plumbing installation and suitable wastewater treatment or disposal system, storm water drainage, pest and vermin control, noise abatement device and other measures for protection and promotion of health of persons occupying the premises and others living nearby.




  1. Footings and foundations may be permitted to project into alleys or streets provided the same shall not obstruct any existing utilities/services such as power, water, sewer, gas, communication, and drainage lines


  1. The horizontal clearance between the outermost edge of marquee and the curb line shall be not less than 300 mm while the vertical clearance shall be not less than 3.00 m.




  1. No person shall use or occupy a street, alley or public sidewalk for the performance of work covered by a building permit except in accordance with the provisions of this Rule.




  1. All buildings shall be placed in or upon private property or duly designated public land and shall be securely constructed in conformance with the requirements of this Code.
















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