Building Codes and Standards

Local Amendments to the 2025 California Building Standards Code  

The City of Irvine has carried forward several noteworthy amendments to the 2025 CBSC, including those identified below. Full details are available in Division 9 of Title 5 of the Irvine Municipal Code.

Administrative Amendments: Permit Expiration & Extensions

Type

Expiration Condition

Available Extensions
Permit application (code enforcement) 30 days after filing  30 days - one or more
Permit application (all others) 12 months after filing 6 months - max. one
Permit (code enforcement) 30 days after issuance 30 days - one or more
Permit (all others) 12 months after issuance* 6 months – max two

*Permits for work on property containing a Group R-3 residential building become invalid 18 months from issuance unless extended in writing by the Building Official.

Technical Amendments: Fire Safety, Underground Plumbing, and Security

  • Fire sprinklers are required for:              
    • New non-residential buildings when the total building area exceeds 5,000 square feet or the building is more than two stories in height, except for open parking garages subject to approval of the Fire Code Official when in accordance to section 406.5 of the California Building Code.
    • Any existing non-residential building and its additions when one of the following conditions exists:
      • When an addition is 33% or more of the existing building area, and the resulting building area exceeds 5000 square feet.
      • When an addition exceeds 2000 square feet, and the resulting building area exceeds 5000 square feet. 
      • An additional story is added above the second floor regardless of fire areas or allowable area.
    • New residential buildings.
    • Any existing residential building and its additions when the floor area of alterations and/or additions within any two-year period exceeds 50 percent of gross floor area of the existing structure and the building gross floor area exceeds 5,500 square feet.
  • All new roofs shall be covered with Class A material in accordance to UL 790 or ASTM E 108. For re-roofing, where less than 50 percent of a roof covering is replaced within any one year period, Class A roofing shall be used, unless the existing roofing to remain has a Class B or lesser rating, in which case the replacement roofing may be reduced to Class B.
  • Buildings located in any Fire Hazard Severity Zone are required to comply with special provisions of the 2025 California Wildland-Urban Interface Code.
  • Prohibition of automatic or self-regenerating water softener units.
  • Galvanized malleable iron, galvanized wrought iron or galvanized steel are prohibited materials for use underground.
  • All pipe used for exterior underground piping system shall be approved polyethylene or other approved non-metallic pipe, tubing and fittings.
  • City Security Code Municipal Code (see Title 5, Division 9, Chapter 5)

Building Standards Currently Enforced

All new plan review applications submitted on or after January 1, 2026, are required to comply with the 2025 California Building Standards Code with Irvine amendments. Digital copies of the California codes are available at bsc.ca.gov/codes.aspx.

Training & Resources

Training is available through:

Additional resources:

Links to the following applicable Documents are provided: