PD 1096: NBC OF PHILIPPINES Repair - Remedial work done on any

damaged or deteriorate portion/s of a

RULE 1: GENERAL PROVISIONS building/structure to restore its original
condition
PURPOSE OF THE CODE
Demolition - The systematic dismantling or
To provide a framework of minimum stan
destruction of a built structure, in whole or
and requirements for all buildings in order
in part
regulate their location, design, quality of m
construction, and use Ancillary building/structure - A secondary
building/ structure located within the
SCOPE OF APPLICATION
premises, the use of which is incidental to
The National Building Code (NBC) applies that of building/structure
design, location, siting, construction,
alteration, repair, conversion, use, RULE 2: Administration +
occupancy, maintenance, moving, Enforcement
demolition of and addition to public and
THE SECRETARY
private buildings, except traditional
dwelling BP 220 projects. Secretary of the DPWH

DEFINITION OF TERMS Duties include:

Construction - All on-site work done from • Policy making

site preparation, excavating foundation, • Memorandum circulars
assembly of all the components and • Prescription of fees
installation of utilities and equipment of • Appointment of building officials in
buildings/structure all municipality

Addition - Any new construction which THE BUILDING OFFICIAL

increases the height of an existing
• Tasked with the enforcement of the
building/structure
Code jurisdiction
Alteration Construction - in a building/ • Issues, denies, suspends and
structure involving cha the materials used, revokes permits
partitioning, location/ size of o structural • Undertakes inspection of buildings
parts, existing utilities and equipment b not • Acts on claims
increase the overall area thereof
FEES
Renovation - Any physical change made on
a building/ structure increase its value, • The DPWH Secretary prescribes the
fees
utility and/ or to improve its a quality
• The Building Official collects the
Conversion - A change in the use or fees
occupancy of a building/s or any portion/s
thereof which has different requirements
FEE EXEMPTIONS OPTIONS FOR DANGEROUS BUILDING

Public buildings: • Repair

• Vacation
Traditional family dwellings:
• Demolition
• A dwelling intended for the use by
one family constructed of native RULE 3: Permit
materials (bamboo, nipa, lumber), A written authorization granted by the
the total cost of which does not Building Official to an applicant allowing
exceed PHP15,000. him to pro with construction after plans,
PROHIBITED ACTS specification other pertinent documents
have been found in conformity with the
• Proceeding with work without a Code
permit
• Unauthorized deviations from the WHEN IS A PERMIT REQUIRED:
drawing construction Before constructing, altering, repairing,
• Non-compliance with work con moving, adding to, demolishing a
stoppage order building
• Non-compliance with order to
BUILDING PERMIT EXEMPTION
demolish
• Minor constructions
PROHIBITED ACTS
• Repair works
• Use of a building without securing a
MINOR CONSTRUCTION
Certificate of Occupancy
• Change in use without the Minor structures 6sqm. or less detached
corresponding Certification of for other buildings, for private use only.
Change of Use (Example: sheds, poultry houses,
• Failure to post Cert. of Occupancy greenhouses)
• Change in type of construction
Open terraces or patios not exceeding
without permit
20sqm.
DANGEROUS BUILDINGS
MINOR CONSTRUCTION
Structural hazard
• Window grilles
Fire hazard • Garden pools 500mm deep or
shallower
Unsafe electrical wiring
• Garden masonry walls not
Unsafe mechanical installation exceeding 1.20 m height
Inadequate sanitation and health facilities REPAIRS
Architectural deficiency • Not involving structural members
• Of non-load bearing partition walls
 • Not involving addition or alteration • Construction does not resume 120
• Of doors, windows, floors, fences days a suspension or abandonment
and wall of work
• Of plumbing fixtures
NON-ISSUANCE, SUSPENSION
PERMIT REQUIREMENTS PREVOCATION

Application forms • Errors in plans and specs

• Incorrect or inaccurate data
If lot is owned,
declared
• OCT or TCT • Non-compliance with the Code
• Tax declaration
INSPECTION + SUPERVISION
• Current real property tax receipt
The owner of the building must engage the
PERMIT REQUIREMENTS
services of a licensed architect or civil
If lot is NOT owned, engineer undertake the full-time
inspection and supervision of the
• Contract of Lease or Deed of
construction.
Absolute Sale in TCT

Five sets of plans and specs, signed and

RULE 4: Types of Construction
sealed by various professionals TYPE I: Wood construction
ISSUANCE OF PERMITS: 15 days from TYPE II: Wood construction with fire-
payment of fees resistant material
LIABILITY CLAUSE One-hour fire-resistive throughout
Article 1723 of the Civil Code states that TYPE III: Masonry and wood construction
engineer or architect who drew up the
One hour fire resistive throughout
plans and specifications is liable for 15
Incombustible exterior walls
years from completion of the building
should it collapse to defects in the plans or TYPE IV: Steel, iron, concrete, or masonry
the ground. construct

LIABILITY CLAUSE: In case the building Incombustible interiors (ceilings, walls)

collapses due to defect construction or the
TYPE V: Four-hour fire resistive throughout
use of inferior material contractor, along
Structural elements of steel, iron, concrete
with the construction shall be liable.
masonry
EXPIRATION OF PERMITS
RULE 5: FIRE ZONES
• Construction does not commence
within from date of issue FIRE ZONE: An area within which only
certain types of construction are allowed,
based on their occupancy, type of OCCUPANCY VERSUS ZONING:
construction, and resistant fire Occupancies are assigned to buildings,
where zones are assigned to lands.
FIRE ZONE DESIGNATIONS
OCCUPANCIES
1. Non-fire restricted zones
• A–Residential dwellings
▪ All types of construction allowed
• B– Residentials, hotels, apartments
2. Fire restrictive zones • C–Education and recreation
▪ Type I construction NOT allowed • D–Institutional
• E–Business and mercantile
3. Highly fire restrictive zones • F–Industrial
▪ Types I, II, and III NOT allowed • G–Storage and hazardous
• H–Assembly other than Group I
BUILDINGS IN MULTIPLE FIRE ZONE: Shall
• I– Assembly with 1,000 or more
be considered as part of the more re zone
occupancies
if more than 1/3 of its total floor area of
• J- Accessory
that zone

RULE 6: Fire Resistive Requirements ZONING

• R–Residential
FIRE RESISTIVE RATING
• C–Commercial
The degree to which a material can • GI–General institutional
withstand • I– Industrial
Usually expressed in the form of a time pe • UTS–Utilities, Transportation,
rating (how long a material can withstand Services
burned) • SPE- Special
• PRE- Park structures, recreation,
FIRE RESISTANCE STANDARDS entertain
• CUL–Cultural
• A–Agricultural
• AI– Agro-industrial
• PUD–Planned unit development

OCCUPANCIES

A: RESIDENTIAL DWELLINGS

A-1: Residential building for single family

occupants
RULE 7: Occupancies + Zones +
A-2: Residential building for non-leasing
Requirements
occupants not exceeding 10 persons
B: RESIDENTIALS, HOTELS, APART G-1: Medium industrial, storage of highly
flammable materials
Multiple dwelling units including boarding
lodging houses, hotels, apartment building G-2: Medium industrial, storage of
rowhouses, convents, monasteries and flammable materials: dry cleaning plants,
other similar building each of which paint stores painting rooms
accommodate more than 10 persons.
G-3: Medium industrial structures where
C: EDUCATION + RECREATION low combustible fibers are generated:
wood with establishments
Buildings used for school or day-care
purposes are not classified in Group H or I G-4: Medium industrial for repair garages
occupancies engine manufacturing

D: INSTITUTIONAL G-5: Medium industrial for aircraft repair

D-1: Institutions where personal liberties a H: ASSEMBLY FOR LESS THAN

restrained (mental hospitals, jails)
H1: Assembly buildings with stage for less
D-2: Institutions for the care of non- 1,000
ambulatory patients and children under
H2: Assembly buildings without stage for
kindergarten a
more
D-3: Institutions for ambulatory patients
H3: Assembly buildings without stage for
are homes for children over kindergarten
than 300
age
H4: Recreational/tourism developments n
E: BUSINESS + MERCANTILE
included in other H classifications (stadium
E-1: No work is done except exchange of p reviewing stands, and amusement parks)
maintenance without open flame, welding
I: ASSEMBLY FOR 1,000 OR MORE
highly flammable liquids (gasoline filling
station storage garage) Any assembly building with a stage and an
occupant load of 1,000 or more
E-2: Wholesale and retail stores, office
building dining establishments J: ACCESSORY

E-3: Aircraft hangars and open parking J1: Agricultural structures

garage (no repair work)
J2: Carports/garages, fences, towers and
F: LIGHT INDUSTRIAL
J3: Stages, courts, tombs, mausoleums, z
Light industrial banks

Ice plants, power plants, pumping plants, c ZONINGS

storage, factories and workshops using
R1: Low-density residential zone
incombustible and non-explosive material

G: STORAGE + HAZARDOUS
Characterized by single-family and single • Neighborhood to community in
detached dwellings scale
• Low-rise buildings (1-3 storeys)
R2: Medium-density residential zone
• Low-intensity trade/activity
• Characterized by low-rise single- • Example: Small shopping centers
attached, or multilevel buildings for
C2:
use as multiple for dwellings

▪ Further subclassified into: • Medium commercial

• City or municipal in scale
Basic R2: Single attached or duplex, 1-3 • Medium-rise buildings (3-5 storeys)
floors • Medium to high intensity trade
Maximum R2: Low-rise multi-level • Example: Shopping centers
building, 3-5 floors C3
R3: High-density residential zone
• Metropolitan commercial
• Characterized low-rise or medium- • Metropolitan in scale
rise building for use as multiple • Medium to high-rise buildings (3-5
family dwellings storeys
• Includes low-rise or medium-rise • Very high intensity trade
condominium buildings • Example: Large to very large
shopping mall
Further subclassified into:
GI
Basic R3: Rowhouses 1-3 storeys high
• General institutional
Maximum R3: Medium-rise multilevel
• Community to national level of
structure 6-12 high
institutional
R4: Medium to high-density residential • Low-rise to high-rise.
zone
Two types: Education/Recreation
• Characterized by low-rise Medical/Government
townhouses or building for use as
I-1 (INDUSTRIAL)
multiple family dwellings
• Refers to structures on an individual • Light industrial use
lot (“townhouse”) • Low-rise but sprawling
R5: Very high-density residential zone • Low-intensity manufacturing

I-2 (INDUSTRIAL)
• Characterized by medium-rise to
high-rise condominiums Medium industrial use
C1: Low-rise but sprawling
• Light commercial Medium-intensity manufacturing
UTS (UTILITIES, TRANSPO, SERVICES) • Low rise
• Low to high intensity agro-
• Utilitarian, functional uses
industrial activity
• Low-rise to medium rise
• Includes offices and facilities for
• Low to high-intensity community
agro-industrial education and
support functions
research
Two clusters:
• Transport terminals, intermodals, PUD (PLANNED UNIT DEVELOPMENT)
depots
• Land development or
• Power/water
redevelopment scheme of a new
generation/distribution, telcos
project which has a CDMP
management facilities, with
(Comprehensive Development
management facilities
Masterplan) or equivalent
SPE (SPECIAL) • Example: Bonifacio Global City

• Other vertical facilities not yet MIXED OCCUPANCIES

mentioned
Rule of thumb: The building adheres to the
• Included cemeteries and memorial
requirements.
parks
Exceptions: If it’s a one-storey building, in
PRE (PARKS, RECREATION,
which case each shall conform to
ENTERTAINMENT)
applicable rules If the minor occupancy
Low-rise to medium rise Low to medium does not exceed 10% building, in which
intensity recreational function related to case it is ignored
educational uses (parks on campus, other
Locating property
recreational/assembly structures on
campus) RIGHT OF WAY: No building shall be
constructed unless it has or has direct
CUL (CULTURAL)
access to a public space, yard street on at
• Community to national level of use least one of its sides.
or occ
EAVES OVER WINDOWS: Eaves over
• Low-rise to medium rise
required windows shall at least 750mm
A (AGRICULTURAL) from the side and rear property line

• Low to medium rise FIREWALLS: A fireproof barrier used to

• Low to high intensity agricultural prevent the spread fire between or
activity through buildings
• Includes farms, but also offices and
Why are firewalls important? Because
facilities agricultural research and
when firewalls are built, the building or
training
part of the building extends into the
AI (AGROINDUSTRIAL) setbacks
ALLOWABLE FIREWALLS R4: Two sides

R1: Not allowed • Maximum 85% of each side

• Total should not exceed 50% of lot
However, an abutment up to 3.20m high is
perimeter
OK for carports provided that above 1.50m,
• Maximum height: three storeys
the abutment shall be constructed of
perforated concrete blocks. R5: Two configurations allowed:
R2: One side only Option A: Two sides
▪ Maximum 80% of the length of side • Maximum 75% of each side
property • Maximum height: 8 storeys
R3: Two configurations are allowed: • Total should not exceed 50% of lot
perimeter
Option A: Two sides
Option B: One side + Rear
• Maximum 85% of each side
• Two storeys high only • Maximum 65% of side and 50% of
• Total should not exceed 65% of lot rear
perimeter • Total should not exceed 60% of lot
perimeter
Option B: One side + Rear • Maximum height: 8 storeys for side,
• 90% of side or rear (up to 100% for 14m for rear
rear if only 4m) Commercial, institutional, and industrial:
• Total should not exceed 50% of lot
perimeter Firewalls allowed on the ff.
conditions:
• Two storeys high for side, 3.20m
high for rear • Provide sprinkler system
• Install fire-retardant or fire-
suppression devices
• Maximum 70% of lot perimeter
• RROW setbacks are complied with

ALLOWABLE FLOOR AREA

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

ESTABLISHING THE GRADE LINE

Grade line = highest adjoining sidewalk or

grade line

But if grade is sloping:

If less than 3 meters diff., take highest

grade
Building Height
If more than 3 meters diff., take the average
BHL: Building height limit
ESTABLISHING THE TOP OF BUILDING
• Given in Table VII.2 on p.89
If roof is flat, top = rooftop
• Depends on zoning
If roof is sloping, top = middle of roof
HOW IS BUILDING HEIGHT MEASURED?
height
• From established grade line to the
HEIGHT LIMIT PROJECTIONS
topmost portion of the building
Towers, spires and steeples
Excludes allowed projections above the
road: If made of combustible materials, 6.0m
above structural design
• Signage
• Masts If made of incombustible materials, limited
• Antenna or telecom tower of structural design
 • 1 car slot 1 jeepney slot

Public universities

• 1 car slot for every 5 classrooms

• 1 loading space for 2 jeepney or
shuttle slots
• 1 school bus for every 200 students

Public hospital

• 1 car slot for every 25 beds

• 1 loading space for 2
jeepney/shuttle slots
• 1 slot for articulated truck
• 1 slot for standard truck for every
5,000sqm g floor area
BHL + RROW
• Add truck maneuvering space
The RROW width also dictates the BHL: outside RROW
• 6-7m RROW: 3.0 storeys or 9.0m FRACTIONS IN COMPUTATION
• 4-5m RROW: 2.5 storeys or 7.5m
• When computing for parking slots,
• 0-3m RROW: 2.0 storeys or 6.0m
a fraction 50% or higher shall be
Only exceptions: PUD considered as one
• In all cases, at least one slot shall be
PARKING SLOT SIZES
provided unless otherwise allowed.
PARKING REQUIREMENTS
OFF-SITE PARKING LOTS
• Given in Table VII.4 on p.100
• If a multi floor parking garage is
• Based on occupancy and lot/floor
located with 200-meter radius of
areas
the building, 20% of the required
SAMPLE PARKING REQUIREMENT parking provisions may be served
multi-floor parking garage.
Hotels
• Reserved or leased parking slots
• If highly urbanized, 1 slot for every may also the parking requirements
3 rooms if:
• If not, 1 slot for every 7 rooms • The slots are in a permanent
• 2 tourist bus parking slots parking building in a vacant parking
• 1 loading slot for articulated truck lot.
Churches • The said parking building is:
• Not more than 100m away, if
• For every 50sqm. of congregation residential
area, provide:
 • Not more than 200m away, if SANITATION
commercial
At least one sanitary toilet and adequate
MANEUVERINGSPACE water and draining facilities

• Using the RROW as a maneuvering FOUNDATION

space allowed
• At least 250mmthick
• To prevent this, direct access of
• At least 600mm below the surface
parking/loading/utility slots to the
of the ground
RROW s disallowed
STRUCTURAL LOADS
TRAFFIC-GENERATING BUILD
First floor live load: 200kg/sqm
• Example: shopping malls
• The distance between such Second floor live load: 150kg/sqm
buildings and road intersections is Wind load for roofs: 120kg/sqm (vertical)
regulated
• The building ingress and the STAIRS
intersection s at least 50m apart Minimum width: 750mm
(measured between the nearest
curbs) Maximum riser: 200mm

Minimum tread: 200mm

ENTRANCE + EXIT: At least one entrance,

and another one for exit

TERMS DEFINED
TLA = Total lot area

PSO = Percentage of site occupancy

▪ The part of the lot occupied by the

building (A building footprint expressed in
%)
FRONT YARDS AS PARKING
TOSL = Total open space within lot
Not allowed for the following:
▪ The part of the lot NOT occupied by the
• R2 Maximum building
• R3 Maximum
TLA = PSO + TOSL
• GI
• C1, C2 and C3 USA = Unpaved surface area

50% of front yard may be used as parking ▪ The portion of the open space that is
Basic and R3 Basic unpaved
ISA = Impervious surface area Vertical penetrations in parking floors if not
used for res
▪ The portion of the open space that is
paved Since “open space” = TOSL, Balconies exceeding 10sqm, uncovered
areas, fire escape structures, etc.
▪ TOSL = USA + ISA
TGFA= Total gross floor area
MACA = PSO + ISA
Includes all enclosed floor areas, no
Hence, TLA = MACA + USA
exception
Note: MACA stands for Maximum
AMVB= Allowable max. volume of
Allowable Construction Area
building

OFB= Outer faces of the building

FLAR= Floor and lot area ratio

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

AMBF= Allowable max. building footprint
• Total floor area / lot area
Footprint expressed in square meters • For example, a FLAR designation of
GFA= Gross floor area 1.50 measured a lot measuring
100sqm may accommodate a
• Total enclosed floor area (including whose total floor area is 150sqm.
balconies) • In a way, FLAR tells us how many
Excludes the following enclosed lots can fit building
areas:
• Parking, services, utilities
commercial purposes
METHOD 2: FLAR

• 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 the RROW onto the “prism”

▪ Angular plane: a plane originating from

the RR establishes the outer limit for walls
and building projections.

3. Use the angular plane to reduce the

volume the prism. This is the AMVB.
 • Corner through lot
• Corner through lot abutting 3 or
more streets
• End lot

RULE 8: Light + Ventilation

INTENT: Every building shall be designed,
constructed equipped to provide adequate
light and ventilation

VARIABLES

• Setbacks
• Site occupancy
• Room sizes
• Ceiling heights
• Window sizes Courts

OCCUPANCY MEASUREMENT OF SITE

Taken at ground level and exclusive of

courtyards, and light wells.

PSO, TOSL, USA, ISA

▪ TLA = PSO + TOSL

TOSL = USA + ISA

▪ USA = minimum value

ISA = maximum value

These values are given in Table VII.1 on p.

LOT TYPES

▪ The Code defines seven lot types

• Inside lot
• Interior lot
• Corner lot
• Through lot
YARD VERSUS SETBACK COURTS

Yard: the required open space left between ▪ Minimum dimension: 2.00m
outermost face of the building and the
Hence, minimum area: 4.00sqm
property lines
▪ All inner courts shall be connected to a
Setback: the width of the yard
street yard by a passageway at least 1.20m
wide

JOINING OF COURTS

Minimum dimension may be reduced to 1

cluster living units with adjacent courts

Minimum area per court: 3.00sqm

Separation wall: 2.00m high maximum

FRONT YARDS AS PARKING

Only allowed for single family dwelling unit

under the following zoning classifications:

• Basic R-2
• Basic R-3
• R-4

FIREWALL EXTENSIONS

• Above the roof line: 400mm

• Under the eaves: 300mm
• From the building edges: 600mm
 • Situated outside of private property
limits
• Should be equally enjoyed by all
members community
• The only uses allowed are those
that supp public recreational
character

MINIMUM EASEMENTS

MINIMUM CEILING HEIGHTS

MINIMUM ROOM SIZES VIEW CORRIDORS + SIGHTLINES

• The carriageway/roadway portion

of the RROW shall be free of
structures, particularly commercial
signs that will impede the view
corridor and sight lines within the
RROW.
AIR SPACE REQUIREMENTS • To dignify very important public or
historical/culture
buildings/structures, all forms of
commercial signs intruding into
RROW leading to or away from such
buildings/structures shall not be
allowed.
MINIMUM AREA OF WINDOWS
ACCESS TO PROPERTY

• No building shall be constructed

unless it or has direct access to a
public space, yard road on at least
one side.
• Interior or rear lots shall have an
EASEMENT IS PUBLIC LAND access road with a minimum width
 of 3.00m. Provide a 4.00m chaflan RROW below grade
at the intersection with the main
• From finished surface of roadway
RROW
all the w down into the ground
THREE RROW LEVELS • If utilized for whatever purpose,
proponent lease/pay the
RROW above grade
government
• The portion of the RROW reckoned
from the finished surface of the
roadway/carriageway and/or the
sidewalk/arcade all the way up to
the air.
• If this level of the RROW is utilized
for whatever purpose, the Air
Rights or the right to develop,
benefit and profit from the use of
the RROW above grade is given up
by the government/general public
and should therefore be
compensated, i.e., leased and paid
for by the proponent/end-
user/beneficiary of the proposed
building/structure
• Minimum clear height for the
utilization of air rights above RROW
shall be 4.27 meters from the
finished crown elevation of the
roadway/carriageway.

RROW at grade

• From natural grade line to the

finished sur the carriageway or
sidewalk
• Generally utilized for the
movement of the public (motorists
and pedestrians)
• If utilized for whatever purpose,
proponent lease/pay the
government