Torrance Municipal Code § 81.2 AMENDMENTS TO CALIFORNIA BUILDING CODE Revised 2/26

A new section 104.10 is added to the California Building Code, 2025 Edition, to read in its entirety as follows:

104.10 Authority. The Building Official shall have the authority to adopt rules and regulations to clarify and interpret the provisions of this ordinance. The Building Official may also approve variations and omissions when such variation or omissions are not detrimental to the life, health, safety, or welfare of the public, and do not violate the intent or purpose of this code.

Section 105.2 of the California Building Code, 2025 Edition, is hereby deleted and a new section 105.2 is added to read in its entirety as follows:

105.2 Work exempt from permit. Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:

Building

1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided that the floor area does not exceed 120 square feet. It is permissible that these structures still be regulated by Section 710A, despite exemption from permit.

2. Fences not over three 3 feet high.

3. Oil Derricks.

4. Retaining walls that are not over four 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II, or III-A Liquids.

5. Water tanks supported directly on grade if the capacity is not greater than 5,000 gallons and the ratio of height to diameter or width is not greater than two (2) to one (1).

6. Sidewalks and driveways not more than 30 inches above adjacent grade, and not over any basement or story below and are not part of an accessible route.

7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.

8. Temporary motion picture, television and theater stage sets and scenery.

9. Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 12 inches deep, are not greater than 5,000 gallons and are installed entirely above ground.

10. Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.

11. Swings and other playground equipment accessory to detached one- and two-family dwellings.

12. Window awnings in Group R-3 and U occupancies, supported by an exterior wall that do not project more than 54 inches from the exterior wall and do not require additional support.

13. Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches in height.

Electrical:

Repairs and maintenance: Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.

Radio and television transmitting stations: The provisions of this code shall not apply to electrical equipment used for radio and television transmissions, but do apply to equipment and wiring for a power supply and the installations of towers and antennas.

Temporary testing systems: A permit shall not be required for the installation of any temporary system required for the testing or servicing of electrical equipment or apparatus.

Gas:

1. Portable heating appliance

2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Mechanical:

1. Portable heating appliance.

2. Portable ventilation equipment.

3. Portable cooling unit.

4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.

5. Replacement of any part that does not alter its approval or make it unsafe.

6. Portable evaporative cooler.

7. Self-contained refrigeration system containing 10 pounds or less of refrigerant and actuated by motors of 1 horsepower (0.75 kW) or less.

Plumbing:

1. The stopping of leaks in drains, water, soil, waste or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with the new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.

2. The cleaning of stoppages of the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.

Section 105.5 of the California Building Code, 2025 Edition, is hereby deleted and a new section 105.5 is added to read in its entirety as follows:

105.5 Permit Expiration. Every permit issued by the Building Division pursuant to this chapter shall expire and become null and void if any of the following occur:

(a) The building or work authorized by such permit is not commenced within 180 days after its issuance or two years from the date of the permit application, or

(b) The building or work authorized by such permit is stopped, suspended or abandoned for a period of 180 days after the time the work is commenced, or

(c) The building or work authorized by the permit has not been completed within three years from the date the permit was issued.

When a permit expires under this section. No building or work shall be done unless the permittee obtains a new permit or a renewal permit as provided in sections 105.5.1-105.5.5.

105.5.1 Permits Where Work Has Not Commenced. For a permit where work has not commenced in the first 180 days from the date the permit was issued or two years from the date of the permit application, the permittee may obtain a renewal permit provided:

(a) No changes have been made or will be made in the original plans and specifications for the work.

(b) Three years have not passed from the original issue date.

(c) The same edition of the building codes are in effect as used in the original plan check and no relevant City ordinances, policies, rules or regulations have changed since the expiration of the permit. Where a later edition of the building codes have been adopted since the original plan check, the applicant shall apply for a new permit and the project shall be considered as a new plan check submittal. Accordingly, plans accompanying the new application shall reflect the requirements of the current building codes and relevant City ordinances, policies, rules or regulations in effect. A full new plan check fee shall be required and paid with the new application.

(d) After the plans have been approved, the applicant pays a fee equal to one-half the amount required for a new permit.

(e) A person issued a renewal permit shall be required to show the Building Official substantial progress in the form of a valid inspection every 180 days as required by section 105.5. The first 180-day period shall be measured from the date of renewal. A renewal permit issued under this section shall expire three years from the date the original permit was issued.

105.5.2 Permits Where Work Has Commenced. For a permit where the permittee commenced work and stopped work beyond the deadline provided in section 105.5, a permittee may obtain a renewal permit as follows:

(a) No changes have been made or will be made in the original plans and specifications for such work.

(b) Three years have not passed from the original issue date.

(c) The applicant pays a fee equal to one-half the amount required for a new permit, except that where construction has progressed and has been approved to the point of requiring only a final inspection, the applicant shall pay a fee equal to one-quarter the amount required for a new permit.

(d) A person issued a renewal permit shall be required to show the Building Official substantial progress in the form of a valid inspection every 180 days as required by section 105.5. The first 180-day period shall be measured from the date of renewal. A renewal permit issued under this section shall expire three years for the date the original permit was issued.

105.5.3 Work Authorized by the Permit Has Not Been Completed within Three Years. Where an applicant has not completed the work authorized by a permit within three years from the date the permit was issued, a renewal permit may be obtained as follows:

(a) The applicant has commenced work based on the permit and the Building Official has approved the work.

(b) No changes have been made or will be made in the original plans and specifications for the work.

(c) The applicant shall pay a fee equal to the full amount required for a new permit, except that where the Building Official determines that work has progressed to a point that a lesser fee is warranted, the applicant shall pay the lesser fee.

(d) A person issued a renewal permit shall be required to show the Building Official substantial progress in the form of a valid inspection every 180 days as required by section 105.5. The first 180-day period shall be measured from the date of renewal. The maximum life of a permit renewal issued under this section shall be 180 days from the renewal date. The permit may be renewed for 180 days thereafter provided the applicant meets all requirements of this section at time of each renewal.

105.5.4 Extension of an Unexpired Permit. A permittee holding an unexpired permit may apply for an extension of the time within which work pursuant to a permit may be extended on showing good cause why the work could not be completed with the time required by this chapter. The request for extension shall be in writing. The Building Official may grant a permittee a one-time extension under this section to complete the work for up to 180 days from the request without the permittee paying an additional fee, as long as the work will be completed within three years from the date the original permit was issued.

105.5.5 Expiration. On or after January 1, 2019, every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 12 months after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 12 months after the time the work is commenced. The building official is authorized to grant in writing, one or more extensions of time, for periods not more than 180 days each. The extension shall be requested in writing and justifiable cause demonstrated. (See Health and Safety Code Section 18938.5 and 18938.6.)

A new section 114.5 is added to the California Building Code, 2025 Edition, to read in its entirety as follows:

114.5 Enforcement. The Building Official may require that a registered design professional evaluate the unpermitted work and prepared mitigation plans to mitigate such works.

Section 202 of the California Building Code, 2025 Edition, is hereby amended to include the following revision to the definition of High Rise Building:

“HIGH RISE BUILDING” as used in this code:

1. “Existing high-rise structure” means a high-rise structure, the construction of which is commenced or completed prior to July 1, 1974.

2. “High-rise structure” means every building of any type of construction or occupancy having floors used for human occupancy located more than 40 feet above the lowest level having building access (see Section 403), except buildings used as hospitals as defined in Health and Safety Code Section 1250.

3. “New high-rise structure” means a high-rise structure, the construction of which is commenced on or after July 1, 1974.

Section 508.4.5 is hereby added to the California Building Code, 2025 Edition, to read in its entirety as follows:

508.4.5 Fire Ratings Between Similar Occupancies. Where more than one (1) tenant or owner occupies a building and has the same character of occupancy, such tenants or owners shall be separated by a minimum of one-hour fire resistive construction, continuous from the ground to the roof.

Exceptions:

1. Where all portions of the building, including attics, are protected by an automatic fire extinguishing system in accordance with NFPA Standards.

2. In all Type I buildings.

3. In multi-story buildings, separation walls may terminate at floors provided the floor system is of a one (1) hour minimum fire resistive construction.

Section 903.2 of the California Building Code, 2025 Edition, is hereby amended to read as follows:

903.2 Where Required. An approved automatic sprinkler system must be provided in new buildings and structures for all occupancies. In addition, automatic sprinkler system shall be provided in the location described in section 903.2.1, 903.2.2, 903.2.7, 903.2.8.1.1, 903.2.9, 903.2.10.2 and 903.2.11.3.

Exception: New detached buildings under 1000 square feet in size subject to approval of Building Official.

903.2.1 Group A Occupancies.

903.2.1.1 Group A-2. An automatic sprinkler system shall be provided for Group A-2 occupancies where one of the following conditions exists:

1. The cumulative building floor area exceeds 4,000 square feet (465 m2);

2. The fire area has an occupant load of 100 or more; or

3. The fire area is located on a floor other than the level of exit discharge.

903.2.2 Group B Occupancies.

903.2.2.1 General. An automatic sprinkler system shall be installed in Group B, Occupancies where the floor area exceeds 12,000 square feet on any floor or 12,000 square feet on all floors or in Group B occupancies more than three stories in height. The area of mezzanines shall be included in determining the areas where sprinklers are required.

903.2.2.2 Eating Establishments. An automatic sprinkler system shall be installed throughout every building containing one or more eating establishments with a total accumulative floor area in excess of four thousand (4000) square feet.

903.2.2.3 Group B Ambulatory Healthcare Facilities. An automatic sprinkler system shall be installed throughout all fire areas containing a Group B ambulatory health care facility occupancy when either of the following conditions exists at any time:

1. Four or more care recipients are incapable of self-preservation.

2. One or more care recipients who are incapable of self-preservation are located at other than the level of exit discharge serving such an occupancy.

3. In rooms or areas with special hazards such as laboratories, vocational shops and other such areas where hazardous materials in exempt amounts are used or stored.

4. Throughout any Group E structure greater than 20,000 square feet (1155 m2) in areas, which is separated into two or more buildings by fire walls of less than four-hour fire resistance rating without openings.

903.2.7 Group M. An automatic sprinkler systems shall be provided throughout buildings containing Group M occupancy where one of the following conditions exists:

1. Where a Group M fire area is located more than three stories above grade plane.

2. Where the combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 12,000 square feet (1115 m2).

3. A Group M occupancy is used for the display and sale of upholstered furniture.

4. The structure exceeds 12,000 square feet (1115 m2) contains more than one fire area containing a Group M occupancy, and is separated into two or more buildings by fire walls of less than 4-hour fire resistance rating without openings.

903.2.8.1.1 Existing R-3 Occupancies. An automatic sprinkler system must be provided throughout every existing R-3 occupancy when a 1,000 square foot or greater addition occurs established by the Building Code Official.

903.2.9 Group S-1. An automatic sprinkler system shall be provided throughout all building containing a Group S-1 occupancy where one of the following conditions exists:

1. Where a Group S-1 fire area is located more than three stories above grade plane.

2. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds 12,000 square feet (1115 m2).

3. A Group S-1 fire area used for the storage of commercial trucks or buses where the fire area exceeds 5,000 square feet (464 m2).

903.2.10.2 Parking Garages. In parking garages over 10,000 square feet in area, incorporated within and part of Group R Occupancies and not otherwise covered by this code or the California Building code.

903.2.11.3 Building 40 feet or more in height. An automatic sprinkler system shall be installed throughout buildings with a floor level having usable floor area that is located 40 feet or four (4) stories above the lowest level of fire department vehicle access.

Exceptions:

1. Airport control towers.

2. Open parking structures.

3. Occupancies in Group F-2.

Section 907.2.11.10 of the California Building Code, 2025 Edition, is hereby added to read in its entirety as follows:

907.2.11.10 Smoke and Carbon Monoxide Detectors. When an existing dwelling unit changes ownership, a battery operated or permanently wired smoke and carbon monoxide detector system shall be installed incident to the change of ownership. The installation of State Fire Marshal approved units shall be certified by the owner or installer that the unit is operating in accordance with the manufacturer’s instructions. Permanently wired units shall require a separate electrical permit. Receipt of this certification by the City shall be deemed as compliance with this regulation.

Section 909.11.3 of the California Building Code, 2025 Edition, is hereby added to read in its entirety as follows:

909.11.3 Primary and Standby Power Source. The smoke-control system shall be supplied with two sources of power. Primary power shall be from the normal building power systems. Secondary power shall be from an approved standby source complying Chapter 27 of this code. The standby power source and its transfer switches shall be in a room separate from the normal power transformers and switch-gear and ventilated directly to and from the exterior. The room shall be enclosed with not less than 1-hour fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both.

Transfer to full standby power shall be automatic and within 60 seconds of failure of the primary power. The systems shall comply with the Electrical Code.

Exception: The secondary power is not required for pressurized enclosures in buildings of less than 5 floors used for human occupancy.

Section 909.20.2.6 of the California Building Code, 2025 Edition, is hereby added to read as follows:

909.20.2.6 Stairs. Stairs in smokeproof enclosures shall be of noncombustible construction or heavy timber if permitted within the type of construction.

Section 1011.12 of the California Building Code, 2025 Edition, is hereby amended to read in its entirety as follows: