San Juan Capistrano Municipal Code Ch. 17 California

§ 8-17.01. Adoption of the 2025 California Residential Code.¶

The 2025 California Residential Code, based on the 2024 International Residential Code as published by the International Code Council, is hereby adopted by reference and made part of this code subject to the following amendments:

(a) Section R101, "Division II Administration," is hereby amended to read as follows:

(1) Section R101.1, "Title," is hereby amended to read as follows:

These provisions shall be known as the California Residential Code of the City of San Juan Capistrano and shall be cited as such and will be referred to herein as "this code."

(2) Section R101.2, "Scope," is hereby amended to add this second sentence before the exception that states the following:

The provisions of these codes shall apply to and affect all of the territory of the City of San Juan Capistrano, except work located primarily in a public way; public utility towers and poles; hydraulic flood control structures; facilities for the production, generation, storage or transmission of water or electrical energy by a local agency; and except as exempted by these codes.

(3) Section R105.2, "Work exempt from permit," is hereby amended by modifying "Building" to read as follows:

Building:

1.	One-story detached accessory buildings used as tool and storage sheds, playhouses and similar uses and structures such as portable shade cloth structures, and permanent or temporary tents, unless otherwise regulated by adopted codes, provided the floor area does not exceed 120 square feet. Such structures must comply with any applicable Fire Code requirements.
2.	Wood, vinyl, wrought iron, or similar fences not over 7 feet high measured from the bottom of the footing. Masonry or concrete fences not over 36 inches in height measured from the top of footing to top of wall.
3.	Sidewalks and driveways.
4.	Retaining walls that are not over 48 inches in height measured from the bottom of footing to top of wall unless supporting a building or slope surcharge, located at the top of a slope or impounding Class I, II or II-A liquids.
5.	Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2:1.
6.	Decks, platforms or similar structures not exceeding 200 square feet in area and not more than 30 inches above adjacent grade at any point, not attached to a dwelling and do not serve the primary exit door required by Section R311.4.
7.	Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work that does not involve electrical, mechanical or plumbing work.
8.	Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 18 inches deep, do not exceed 5,000 gallons and are installed entirely above ground.
9.	Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
10.	Swings and other playground equipment accessory to detached one- and two-family dwellings.
11.	Window awnings supported by an exterior wall that do not project more than 54 inches from the exterior wall and do not require additional support of Group R-3 and U occupancies.
12.	Radio and television antenna, flagpoles and security camera support poles not exceeding six (6) inches in diameter and not over sixteen (16) feet in height as measured from adjacent grade.
13.	The replacement in-kind of the cumulative total of no more than 64 square feet of the following: existing exterior plaster (stucco) or exterior siding, non-structural roof or floor sheathing, facia boards or drywall, provided none of the materials are part of a fire-resistive assembly.
14.	Stair, steps or landings constructed on grade provided they are not higher than 30 inches above grade at any point, not connected to any structure, not greater than 200 square feet in cumulative area and not part of a means of egress from any structure.
15.	Intermodal shipping containers used for non-habitable storage purposes and not repurposed for use as buildings or structures.

Unless otherwise exempted, separate plumbing, electrical and mechanical permits will be required for the above-exempted items.

(4) Section R105.3.2 "Time limitation of application," is hereby amended to read as follows:

An application for a permit for any proposed work shall be deemed to have been abandoned 12 months after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the Building Official is authorized to grant one or more extensions of time for additional periods not exceeding 180 days each. The extension shall be requested in writing and justifiable cause demonstrated.

(5) Section R105.5.1.1, "Permit renewal after expiration," is hereby added to read as follows:

R105.5.1.1 Permit renewal after expiration. Before work can reconvene after a permit expires, a new permit shall first be obtained to do so, and a fee therefore shall be one half the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided further that such suspension or abandonment has not exceeded one year. In order to renew action on a permit after expiration, the permittee shall pay all new permit fees and submit plans for review under the latest adopted codes.

(6) Section R106.1, "Submittal documents," is hereby amended to add a second paragraph that reads:

A full and complete soils report, prepared by an qualified civil engineer licensed by the State of California to practice as such, shall be submitted at the time of permit application. A full and complete soils report is required for all new construction and additions, including accessory dwelling units and in-ground swimming pools/spas. The Building Official may waive the requirement of a full and complete soil report if it is determined that a full and complete soils report is not necessary after considering the project location and geological history, use and occupancy and the foundation design proposed. In lieu of a full and complete soils report, the Building Official is authorized, but not required, to accept a soils field memo at the time of foundation inspection that addresses soils competency for the proposed construction.

(7) Section R106.3, "Examination of documents," is hereby amended to add a second paragraph that reads:

When submittal documents are required by Section R106.1, a plan review fee shall be paid at the time of submitting the documents for plan review. Said plan review fees are separate fees from the permit fees specified in Section R108.2 and are in addition to the permit fees. Said plan review fee shall be as set forth in the City Council Fee Resolution.

(8) Section R106.5, "Retention of construction documents," is hereby amended to add a second paragraph that reads:

The approved plan, permit application and inspection card and other construction documents required by the Building Official shall be digitally imaged after the final inspection and will be a permanent record in the City. The applicant shall pay the cost of digital imaging at the time of permit.

(9) Section R108.2, "Schedule of permit fees," is hereby amended to add a sentence at the end of the paragraph that reads:

The fee for each permit shall be as set forth in the City Council Fee Resolution unless otherwise specified by the code.

(10) Section R108.3, "Building permit valuations," is hereby amended to add a second paragraph that reads:

The valuation, when applicable, shall be determined by using rational methods established by the Building Official that reasonably establish the construction value or the contract price of the actual construction cost. The value to be used in computing the Building Permit and Building Plan Review fees shall be the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire extinguishing systems and any other permanent equipment.

(11) Section R108.6, "Work commencing before permit issuance," is hereby amended to add a second paragraph that reads:

An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be as authorized and adopted by the City Council Fee Resolution. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

(12) Section R108.5, "Refunds," is hereby amended to read in its entirety:

R108.5 Refunds.

The building official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under a permit issued in accordance with this code.

The building official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit for which a plan review has been paid is withdrawn or canceled before any plan reviewing is done.

The building official shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 180 days after the date of payment.

(13) Section R108.7, "Fees/deposits," is hereby added to read as follows:

R108.7 Fees/deposits. The Building Official may require a deposit from the applicant for a certain project or work in order to secure the request for final inspection approvals from the applicant or the repairing of damaged City properties during the period of construction. The deposit money will be refunded to the applicant when the final inspections are approved or the damages are repaired to the satisfaction of the City. The deposit amount shall not be more than twice the permit fee.

(14) Section R109.5, "Re-inspections," is hereby added to read as follows:

R109.5 Re-inspections. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections previously given to the applicant, contractor or other responsible individual are not made.

This subsection is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this Code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection.

Re-inspection fees may be assessed when the inspection record card is not posted or otherwise made available on the work site; the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the Building Official.

To obtain a re-inspection, the applicant shall first pay the re-inspection fee as established by the City Council Fee Resolution.

In instances where re-inspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

(15) Section R112.1, "General," is hereby amended to read as follows:

R112.1 General. Any person adversely affected by a decision, order, or determination by the Building Official under the California Residential Code may appeal the matter to the appropriate body or person having expertise to adjudicate such matters, as determined by the City Manager.

(16) Section R110.2, "Certificate issued," is hereby amended to read as follows:

Section R110.2 Certificate issued.

(a)	The Building Official shall not issue a certificate of occupancy for any building or structure subject to this code when the Building Official has found violation(s) of any municipal code, county code or applicable state law provision related to any form of building or grading activity occurring on the subject property.	The Building Official shall not issue a certificate of occupancy for any building or structure subject to this code when the Building Official has found violation(s) of any municipal code, county code or applicable state law provision related to any form of building or grading activity occurring on the subject property.
(b)	If the Building Official determines that a certificate of occupancy may be issued in conformance with the requirements of this Code, the certificate shall contain the following:	If the Building Official determines that a certificate of occupancy may be issued in conformance with the requirements of this Code, the certificate shall contain the following:
	1.	The building permit number
	2.	The address of the building
	3.	The name and address of the owner
	4.	A description of that portion of the building for which the certificate of occupancy is issued
	5.	A statement that the described portion of the building has been inspected for compliance with the requirements of this code for the group and division of occupancy and the use
	6.	The name of the Building Official
	7.	The addition of the code under which the permit was issued
	8.	The use and occupancy
	9.	The type of construction
	10.	The design occupant load
	11.	Whether an automatic fire sprinkler system was provided
	12.	Any special stipulations or conditions of the building permit

(b) Chapter 2, "Definitions," is adopted in its entirety with the following amendment:

Section 202, "Definitions," is hereby revised by adding "OCFA," "Spark Arrester," and "Independent Structure or Building," as follows:

OCFA. Orange County Fire Authority, fire authority having jurisdiction.

SPARK ARRESTER. A listed device constructed of noncombustible material specifically for the purpose of meeting one of the following conditions:

1.	Removing and retaining carbon and other flammable particles/debris from the exhaust flow of an internal combustion engine in accordance with California Vehicle Code Section 38366 .
2.	Fireplaces that burn solid fuel in accordance with California Building Code Chapter 28 .

INDEPENDENT STRUCTURE OR BUILDING. A structure or building on one parcel shall be considered an independent structure or building when physically separated from any other structure or building. For Building Code purposes, two or more independent structures or buildings on one parcel are considered one structure or building when connected by at least one structurally and electrically continuous footing AND connected by at least one exterior wall joining top and bottom plates of each structure, or by substantially equivalent means as determined by the Building Official.

(1) Table R301.2, "Climatic and geographic design criteria," is hereby amended to read as follows:

TABLE R301.2 CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA

GROUND SNOW LOAD	WIND DESIGN	WIND DESIGN	WIND DESIGN	WIND DESIGN	SEISMIC DESIGN CATEGORY f	SUBJECT TO DAMAGE FROM	SUBJECT TO DAMAGE FROM	SUBJECT TO DAMAGE FROM	WINTER DESIGN TEMP	BARRIER UNDERLAYMENT REQUIRED h	FLOOD HAZARDS g	AIR FREEZING INDEX i	MEAN ANNUAL TEMP j
GROUND SNOW LOAD	Speed d (mDhl)	Topo- graphic effects h	Special wind region l	Wind-borne debris zone m	SEISMIC DESIGN CATEGORY f	Weathering a	Frost line Depth b	Termite c	WINTER DESIGN TEMP	BARRIER UNDERLAYMENT REQUIRED h	FLOOD HAZARDS g	AIR FREEZING INDEX i	MEAN ANNUAL TEMP j
Zero	110	No	No	No	D 2 or E	Negligible	0"	Very Heavy	43	No	See Exhibit B	0	60

MANUAL J DESIGN CRITERIA n

ELEVATION	LATITUDE	WINTER HEATING	SUMMER COOLING	ALTITUDE CORRECTION FACTOR	INDOOR DESIGN TEMPERATURE	DESIGN TEMPERATURE COOLING
305	34	37	91		70	75
COOLING TEMPERATURE DIFFERENCE	WIND VELOCITY HEATING	WIND VELOCITY COOLING	COINCIDENT WET BULB	DAILY RANGE	WINTER HUMIDITY	SUMMER HUMIDITY
7			69	27		7 (50% RH)

For SI: 1 pound per square foot= 0.0479 kPa, 1 mile per hour= 0.447 m/s.

a.	Weathering may require a higher strength concrete or grade of masonry than necessary to satisfy the structural requirements of this code, the frost line depth strength required for weathering shall govern. The weathering column shall be filled in with the weathering index (i.e., "negligible," "moderate" or "severe") for concrete as determined from Figure R301.2(1). The grade of masonry units shall be determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
b.	The frost line depth may require deeper footings than indicated in Figure R403.1(1), the frost line depth strength required for weathering shall govern. The jurisdiction shall fill in the frost line depth column with the minimum depth of footing below finish grade.
c.	The jurisdiction shall fill in this part of the table to indicate the need for protection depending on whether there has been a history of local subterranean termite damage.
d.	The jurisdiction shall fill in this part of the table with the wind speed from the basic wind speed map [Figure R301.2(2)]. Wind exposure category shall be determined on a site-specific basis in accordance with Section R301.2.1.4.
e.	The jurisdiction shall fill in this section of the table to establish the design criteria using Table 10A from the ACCA Manual J or established criteria as determined by the jurisdiction.
f.	The jurisdiction shall fill in this part of the table with the seismic design category determined from Section R301.2.2.1.
g.	The jurisdiction shall fill in this part of the table with: the date of the jurisdiction's entry into the National Flood Insurance Program (date of adoption of the first code or ordinance for management of flood hazard areas) and the title and date of the currently effective Flood Insurance Study or other flood hazard map adopted by the authority having jurisdiction, as amended.
h.	In accordance with Sections R905.1.2, R905.4.3.1, R905.5.3.1, R905.6.3.1, R905.7.3.1 and R905.8.3.1, where there has been a history of local damage from the effects of ice damming, the jurisdiction shall fill in this part of the table with "YES." Otherwise, the jurisdiction shall fill in this part of the table with "NO."
i.	The jurisdiction shall fill in this part of the table with the 100-year return period air freezing index (BF-days) from Figure R403.3(2) or from the 100-year (99%) value on the National Climatic Data Center data table "Air Freezing Index-USA Method (Base 32 degrees F)."
j.	The jurisdiction shall fill in this part of the table with the mean annual temperature from the National Climatic Data Center data table "Air Freezing Index-USA Method (Base 32°F)."
k.	In accordance with Section R301.2.1.5, where there is local historical data documenting structural damage to buildings due to topographic wind speed-up effects, the jurisdiction shall fill in this part of the table with "YES." Otherwise, the jurisdiction shall indicate "NO" in this part of the table.
l.	In accordance with Figure R301.2(2), where there is a local historical data documenting unusual wind conditions, the jurisdiction shall fill in this part of the table with "YES" and identify any specific requirements. Otherwise, the jurisdiction shall indicate "NO" in this part of the table.
m.	In accordance with Figure R301.2.1.2, the jurisdiction shall indicate the wind-borne debris wind zone(s). Otherwise, the jurisdiction shall indicate "NO" in this part of the table.
n.	The jurisdiction shall fill in these sections of the table to establish the design criteria using Table 1a or 1b from ACCA Manual J or established criteria determined the jurisdiction.
o.	The jurisdiction shall fill in this section of the table using the Ground Snow Loads in Figure R301.2(3) and R301.2(4)

(2) Section R302.16, "Fuel modification requirements for new construction," is hereby added as follows:

R302.16 Fuel modification requirements for new construction. All new structures and facilities adjoining land containing hazardous combustible vegetation shall be approved and in accordance with the requirements of OCFA Guideline C-05 "Vegetation Management Guideline - Technical Design for new Construction Fuel Modification Plans and Maintenance Program.

(3) Section R317.5.1, "Fire sprinklers, attached garages and carports with habitable space above," is hereby amended by modifying the exception to read as follows:

Exception: An automatic residential fire sprinkler system shall not be required when additions or alterations are made to existing carports and/or garages that do not have an automatic fire sprinkler system installed unless a sprinkler system is required in accordance with California Fire Code Section 903.2.8.

(4) Section R309.1, "Townhouse automatic fire sprinkler systems," is hereby amended by modifying the exception to read as follows:

Exception: An automatic residential fire sprinkler system shall not be required when additions or alterations are made to existing townhouses that do not have an automatic fire sprinkler system installed unless a sprinkler system is required in accordance with California Fire Code Section 903.2.8.

(5) Section R309.2, "One- and two-family dwellings automatic fire sprinkler systems," is hereby amended by modifying the exception to read as follows:

Exception: 1. An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic sprinkler system unless a sprinkler system is required in accordance with California Fire Code Section 903.2.8.

(6) Section R309.3.6.2.2, "Calculation procedure," is hereby revised by amending its first paragraph to read as follows, and otherwise leaving the remainder of the section unchanged:

R313.3.6.2.2 Calculation procedure. Determination of the required size for water distribution piping shall be in accordance with the following procedure and California Fire Code Section 903.3.5.3.

(The remainder of the section is unchanged)

(d) Chapter 9, Roof Assemblies, is hereby amended as follows:

(1) Section R902.1, "Roof assemblies," is hereby amended to read as follows:

R902.1 Roof assemblies. Roofs shall be covered with materials as set forth in Sections R904 and R905. Minimum Class A roofing shall be installed in areas designated by this section. Class A roofing required by this section to be listed shall be tested in accordance with UL 790 or ASTM E 108.

(2) Section 902.1.2, "Roof coverings in all other areas other than fire hazard severity zones or a wildland-urban interface (WUI) area," is hereby amended to read as follows:

R902.1.2 Roof coverings in all other areas other than fire hazard severity zones or a wildland-urban interface (WUI) area. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class A.

(3) R902.2, "Fire-retardant-treated shingles and shakes," is amended by revising its first paragraph to allow only Class A treated wood shake or shingle roofs.

(e) Chapter 10, "Chimneys and Fireplaces," is adopted in its entirety with the following amendments:

(1) Section R1001.14, "Outdoor fireplaces, fire pits, fire rings, or similar devices," is hereby added as follows:

R1001.14 Outdoor fireplaces, fire pits, fire rings, or similar devices. Outdoor fireplaces, fire pits, fire rings, or similar exterior devices shall comply with this section.

Exception: Barbeques, grills, and other portable devices intended solely for cooking.

(2) Section R1001.14.1, "Listed devices, clearances and spark arresters," is hereby added as follows:

R1001.14.1 Listed devices, clearances and spark arresters. Outdoor fireplaces, fire pits and similar devices are allowed when approved by the Building Division and the device is listed and designed to burn only liquefied-petroleum gas, natural gas or wood. Combustible construction shall not be located above or within 15 feet horizontally from the perimeter of the device. Where chimneys or vents are installed, they shall have a spark arrester in accordance with Section R1003.9.2.

(3) Section R1001.14.2, "Devices using wood or fuels other than natural gas or liquefied-petroleum gas," is hereby added as follows:

R1001.14.2 Devices using wood or fuels other than natural gas or liquefied-petroleum gas. Devices using wood or fuels other than natural gas or liquefied-petroleum gas. Masonry fireplaces burning wood or other solid fuel shall be constructed in accordance with Section R1001 or be devices listed for the intended use and approved by the Building Division. Fires in a fireplace shall be contained within a firebox with an attached chimney. The opening in the face of the firebox shall have an installed and maintained method of arresting sparks. The burning of wood or other solid fuel in a device is not allowed within 25 feet of combustible construction unless the listed and approved device allows for other clearances.

(4) Section R1001.14.3, "Where permitted," is hereby added as follows:

R1001.14.3 Where permitted. Unless specifically allowed by the Fire Code Official, the burning of wood and other solid fuels shall not be conducted within a fuel modification zone, therefore, wood and other solid fuel burning devices are not allowed within Wildfire Risk Areas (WRA) and adopted Fire Hazard Severity Zones (FHSZ) or in locations where conditions could cause the spread of fire to the WRA, FHSZ or other areas as determined by the Fire Code Official.

(f) CRC Chapter 44, "Referenced Standards," is adopted in its entirety with the following amendments:

(1) Section 9.2.1.7 of NFPA 13, 2025 Edition, "Standard for the Installation of Sprinkler Systems," is hereby amended as follows:

Exceptions & meaning →

9.2.1.7 Concealed spaces filled with noncombustible insulation shall not require…¶

(2) Section 19.2.3.1.1.1 is hereby added as follows:

Exceptions & meaning →

7.1.2 The sprinkler system piping shall not have separate control valves installed…¶

(h) Appendix BH, "Automatic Vehicular Gates," Section BH101, "General," is adopted with Section BH101.1, "General," amended to read as follows:

Vehicular gates or other barriers across required fire apparatus access roads. The installation of gates or other barriers across a required fire apparatus access road shall be approved by the Fire Code Official. Gates or barriers shall be in accordance with Orange County Fire Authority Guideline B-09 "Fire Master Plans for Commercial and Residential Development."

(i) Appendix CI, "Swimming Pool Safety Act," is adopted in its entirety.

(Ord. No. 978, § 9, 2010; Ord. No. 981, § 9, 2011; Ord. No. 1005, § 9, 2013; Ord. No. 1040, § 9, 2016; Ord. No. 1073, § 9, 2019; Ord. No. 1107, § 10, 2022; Ord. No. 1108, § 10, 2023; Ord. No. 1114, 10/3/2023; Ord. No. 1130, 12/2/2025; Ord. No. 1131, 2/17/2026)

Exceptions & meaning →