architecture, practice

National Building Code of the Philippines

From the Architecture Advocay Yahoo Group [Link]:

The initially anotated copy of the 2004 Revised Implementing Rules and Regulations (IRR, effective 01 May 2005) of Presidential Decree (P.D.) No. 1096 (otherwise known as the 1977 National Building Code of the Philippines or NBCP) is available through the following:

1/ Free download at the Latest Publications section of the website of the Professional Regulatory Board of Architecture (PRBoA) at; anotations supplied by the PRBoA; and

2/ Hardcopy at the United Architects of the Philippines (UAP) Headquarters Office at Scout Rallos in Quezon City; priced at P700.00 each.

The copy previously sold at the National Bookstore (with blue cover and authored by Vicente Foz) contains material errors that tend to confuse or mislead the public into believing that PD No. 1096 supposedly allows civil engineers (CEs) to prepare, sign and seal architectural documents. Sec. 302 of the original text of PD No. 1096 (the 1977 NBC) never stated that CEs can do those things. Another material error is the omission in the IRR of a specific provision that states that professional regulatory laws such as RA No. 9266 should be observed in the implementation of the IRR of the NB.

PRB0A Letter, 26 June 2009 regarding the bookstore copy stated above.

Check it out for yourself.

[2008-06-07] PD 1096 (1977 Natl Bldg Code of the Phils)
[2008-06-07] Natl Bldg Code IRR Rules I-VI
[2008-06-07] Natl Bldg Code IRR Rule VII
[2008-06-07] Natl Bldg Code IRR Rule VIII
[2008-06-07] Natl Bldg Code IRR Rules IX-XXI

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104 thoughts on “National Building Code of the Philippines

  1. isidro montero says:

    Good Day!

    I am Mr Isidro Montero, President of the Binalbagan Public Market Vendors Association. I would like to inquire about fire safety, It is necessary that each block of the market are required to put a fire extinquiser, we have a good fire hydrant in our market with complete equipment.

    Hope to hear your respond.


  2. rei says:

    tnx for the info
    can i ask where can i find the latest innovations in architectural design?????
    i am an architecture student in P.U.P here in the phillipines

    • sketchcouk says:

      The are deregulated which means each city or municipality has their own schedule of fees. This is available in their respective building official’s office.

  3. Maverick Lariosa says:

    I have been out of the country for 9 years and still working in the Architecture Business. I said business because it still involves money and contracts to sign. The Architecture Profession is the attitude of the individual on how he works with the parties involved in the business. As for the Philippine Building Code, that document has never been updated since I graduated from college in 1993. It’s already, as they say it in the Western Hemisphere, a dinosoar. The standards are already too dangerous to implement because is compromises the safety of the occupants. When will this ugly dinosoar be killed and be replaced with a batter entity?

  4. Good morning! I would like to ask if emergency fire exits are to be considered as restricted areas? I was questioned by the Facilities mgt. because I happened to go downstairs using that. Please I need your reply. Thank you so much. your reply would be greatly appreciated.

  5. raks says:

    I just want to ask if the case is the building permit and certificate of occupancy are from the former owner of the property and building, is there a need for the new owner to secure those (building permit and certificate of occupancy) in his name since he is the new owner??or they are only to be transfer to the new owner, meaning the building permit and certificate of occupancy numbers are to be both for the former and new owner?

    • sketchcouk says:

      Once the building has been constructed and turned over, the permit is of no consequence to the future owner as is the occupancy permit.

      The occupancy permit may need to be updated every year, especially if this is a place of business as it is required when applying or renewing business permits.

  6. eric says:

    I just want to ask if we could build a traffic bridge above a structure simultaneously? if there’s any violation w/ the nat’l building code?

  7. raks says:

    thank you…
    when do you consider a building dilapidated?and who may declair it?
    and is lessor’s permit transferrable?i mean could the new owner use or possess the former owner’s lessor’s permit?

  8. raks says:

    what if magkaroon ng major construction/ renovation ang bldg, does the new owner has to secure a new building permit on his name n?

  9. reynaldo ang says:

    Need advise on how to go about documenting damages to house whose foundation was affected by construction of adjacent 4-5 storey building. Thanks a lot in advance. Any advise other than the legal option is most welcome.

    • sketchcouk says:

      Hi, you can commission an engineer [civil or structural] to do the investigation. He should be able to submit a report detailing the actual effects (if any). Have him [or her] sign the report to make it official.

      • reynaldo ang says:

        Thanks for the speedy reply. What do I do if the newly construced building which caused the damages to my propery is being occupied even if no occupancy permit was issued? Is there any other remedy I can do aside from complaining to the City Engr’s Office, which I have done already & the owner was already given notice 2x by the said Office?

    • sketchcouk says:

      At the moment, there is no specified minimum dimension of traffic ways in condominiums. More often than not, they are derived from the column spacing of the building.

  10. George says:

    This is a low cost information, very helpful. but i think the Rules IX-XXI is apparently damaged and cannot be downloaded to complete the PD copy.

  11. alex arrieta says:

    may i know what is the required setback from the road in a primary urban core zoning in tagaytay city. thank you very much for your assistance

  12. Heindrich So says:

    my neighbor first build a house, inbetween us boundary they put a window now am building my house n i wanted to put a firewall inbetween us the problem is the windows they refuse to allow us to block their window, we seek the help of the engr. office they dont want to comment some undergrad engr. even suggest pagbigyan na lang but wat about my safety? n beside it is within my property line. whats my right? do i have the right to build my firewall? if yes what would be my argument with the engr.? please help me asap cause it costing me so much my workers doing nothing thank ou for ur time

    • sketchcouk says:

      We have the same problem in our home in the province. Our neighbor’s kitchen window is inside our property and now that I have renovated our garage, I need to cuild over their window with a wall to give way to a storage rack for tools and parts. I suggest do the following:

      1) get an architect for your renovation (if you are not one). check that the zoning and classification of the lots are allowed to build firewalls. In some subdivisions or in R1 zoned areas, there are restrictions on firewalls so check your zoning first

      2) apply for a building permit, once the government issues the permit, build

      3) if you are not issued a permit, ask your architect why. there should be a valid reason why you were not issued a permit and not that the neighbor’s window is there. remember, in Manila, if you encroach on public property the government will demolish that extension.

      4) revise and reapply

      Its your property and its your right to build on it within the parameters of the code

  13. Hi everyone. I know this is off-topic, I just want to take a chance if anyone knows the full text (verbatim) beside the Architect’s box labeled as “IMPORTANT”? I’ve been working here abroad for a long time and I am updating myself for the new standard title block in the cover sheet of working drawings. I have seen a blurry copy this box that has a statement of “important”. Please, i need to know the full text. thank you…. vince.

    • sketchcouk says:

      Hi. The box beside the architect’s box (the name of the architect, ptr number, prc number, tin number, etc) is the copyright box. Before it contained a paragraph from RA545; now architects place a paragraph from RA9266 or the Architecture Act (superceeds and annotated the previous RA. It just says that the drawing is the property of the architect and cannot just be reproduced withour consent (to summarize)

  14. Benjamin says:

    Good Day sir,

    It’s nice to see this blog dedicated for us pinoy architects. However, i’m quite curious if you would like to create an online forum (i.e. forumotion, etc.) with your site to push further the relationships of us pinoy architects. More power to you and this blog!

    • sketchcouk says:

      Thank you. I have been preparing to create a community site to extend this blog for Pinoy architects, students and the curious for a while now.

      It shouldn’t be long until my colleagues and I launch a community forum dedicated to Philippine Architecture and Practice.

  15. Woodrow says:

    My neighbor buillt their bathroom beside my firewall. They used the side of my firewall to avoid more expenses. Is this a violation of the Building Code? Should I complain it to the the authorities?

  16. robin says:

    Tanong lang po may lot ako sa isang subdivision bale 3 sides nya eh may 3m right of way.Pwede ba na yung ipapatayo ko eh sagad lahat sa area ng lote at fire wall na lang sa isang side, that means wala na ako set back.

    • sketchcouk says:

      You will have to tell this to your architect and the architect will help you talk to the city/municipal engineer/architect. Its possible that one of the roads is an access road for another lot and not a major road.

  17. Ena says:

    Hello, May I ask for your advice/opinion… my friend bought a house and lot and less than a year from the time she bought it, there were large cracks forming along the interior walls of the house as well as some on the exterior walls which were not present at the time she bought it. Can she still go after the developer? Is there an implied warranty against structural defects? Thank you very much.

    • sketchcouk says:

      Contractors and Developers have warranties under the law. You might want to check (a)what the contract or turnover documents say (b)have it checked, some cracks are merely cracks on the plaster placed on top of the masonry wall. Structural defects are on the columns, beams, shear wall, etc. All in all, even if the cracks are only superficial as the finishes, best inquire with the developer about this issue.

      • Ena says:

        Okay thanks so much for your response. Can there be a waiver of the warranty against structural defects or is it inherent in the law that even with a contract, a building must be free from serious structural defects within 15 years? The largest of the cracks runs along the exterior wall around two sides of the house and it seems as if there was a shear in the wall (even mice can go through the cracks). Thank you

      • sketchcouk says:

        I have worked with contractors that have workmanship warranties from six months to one year. However, there are factors that can cause cracks on the wall that are not just due to workmanship. Design can play a big role on this issue as well as site conditions. If toy are really keen on solving this issue, I suggest have the house inspected by an Engineer.

  18. deejay says:

    pano po ba ma compute yung buildable and non- buildable area ng isang lot?for example institutional or ang itatayo sa site?
    walang FAR (floor area ratio) ang lugar..

  19. Ena says:

    Will do. If it seems as though the seller/developer of the house wishes to wiggle their way out of paying for the repair of the house, should the owner complain to the Office of the Building Official, HLURB or to the courts?

  20. mia labrador says:

    A lot of thanks for this. It really really helps in my studies as an architecture student :)) God Bless.

    • sketch says:

      The “revised building code” is actually a “REVISED IMPLEMENTING RULES AND REGULATIONS OF THE NATIONAL BUILDING CODE OF THE PHILIPPINES (P.D. 1096) referred to as the IRR;” IRR means Implementing Rules and Regulations.

    • sketch says:

      If you are asking what they contain, they are basically the maximum overhang, protrusion or extension from the face of the building such as balconies, signage, lighting fixtures, etc.It is a very important provision especially if you are projecting over public domain such as streets.

  21. Nelson Cantor says:

    Hello, may nabili akong lote 120 sq.m. sa caloocan city Size 6.00 X 20.00 mts. pahaba sya… pwede kayang 1.20 m. nalang ang set back ko sa 1-side saka firewall sa likod? maapprove kaya ito ng building officials? thank you,

    • sketch says:

      Are you inside a subdivision? I was asking because the dimensions you provided is for a typical “row house” layout which can be done with one or two sides as firewall – depending if it is in a subdivision. Also, where in Caloocan is this, is it R2? All in all, it is best to consult the building official first before you go ahead with your designs.

      • Nelson Cantor says:

        Sa may zabarte almar ang lote, actually 240 talaga ung kabuohan, size 12.00 X 20.00 m. hinati lang sa gitna naging dalawa na ang may ari. nasa abroad kasi ako kaya hirap ako makapag consult, may website kaya ang caloocan engg? thank you uli

      • sketch says:

        I would suggest send someone you know to inquire for you. They would most certainly not answer any emails.

  22. Thess says:

    A duplex house was built beside our home. My issue is their firewall has 3 windows (one each for their 2 bedrooms and walkway of their 2nd flr); worst katapat pa ng windows nila is yung window ng room ng daughter ko. Won’t it cause safety issue when fire occurs and also violation of privacy especially that the windows are just parallel to my daughter’s room?

    We want to extend the wall of our garage to somehow block the opening. Can we do that since sa garahe naman namin yun? Note that there is about 1 meter distance from our house to their firewall.

    • sketch says:

      It is definitely a safety issue. Fire Code states that no opening are allowed on firewalls. You can actually build your own firewall set against theirs, however, for you to do this, you will need to apply for a building permit. In the inspection (during your application) state that your neighbor has an opening so they can act upon it. Worst case, your neighbor and you will be at odds at each other but that’s about it.

      I had a case where my client’s situation was the same as yours. The building official approved an extension with a firewall covering their neighbor’s kitchen. I gave them notice that a wall will be built against their kitchen window (which was a penetration on their firewall), they got pissed of course but I suggested they use the time I gave them to board up their window lest they open their “jalousie” into a wall.

  23. Tony Villavilla says:


    We have an irregular corner lot, it is shaped like a curved trapezoid. with setback and all, our house is cramped. My question is, can our planned veranda be moved beyond and encroach the setback. We can use that extra .75 M to make my son’s room more spacious.

    Thanks in advance

    • sketch says:

      In all honesty, it is up to the building official to decide if they will allow you or not; since I do not have a clear and detailed picture of your situation, please check Section 804 of the NBC. You can download a copy from here under RULE VIII. You will see on Table VIII.2 the prescribed minimum setbacks for different lot types against the different occupancy types.

      From what i just read on your post, they will most likely not allow it.

  24. Rein says:

    Hi Architect,

    Sir, I have a question and I don’t know any engineer and architect. WE have a house in a corner lot, the distance of our fence to the road/street is large and we also have a small garden. We decided to maximize our lot. but our contractor built the house beyond the fence. now the distance of the new extended house from the street and canal is only 1 meter.. is this ok or legal? and now the city municipal engr wants us to demolished the whole structure.

    • sketch says:

      Hi. Regulations on setbacks vary from city to city even though there is a prescribed setback distance in the National Building Code and it also depends on the type of housing development you are in. In the event that you go beyond the setback, the municipal engineer will declare it a violation and they can order it to be demolished. If you are comfortable in giving me details of your house, shoot me an email.

    • william says:

      in the city of Manila, you can befriend the sitting building official and he will exempt you from the building code. no property setbacks and interpretation of the useless code is with him . His word is the code

  25. Martin T. Rochina says:


    May building permit po ako. Ang firewall ng katabi naming building ay nilagyan ng opening some sort of a window. Pag itinuloy namin ang pagconstruct ng aming building matatakpan ang window nila. Kailangan pa bang humingi ako ng pahintulot sa kanila?

  26. Rein says:

    Hi Sir Architect,

    I really appreciate your response to my query and I thank you in advance. Sorry because I am here abroad so its difficult to tell you the exact dimensions of the house, what specific details do you want so that I can ask my relative? NOw, they granted us electrical permit, but I would really want to still have a building permit so that no legal implications will worry me in the future..

    • sketch says:

      Hi. An Electrical Permit is applied separately in some cases. But your issue is that you are worried that your contractor may have built in error to the code with regards to the allowable setback. To check this, identify the zoning where the house is built, the prescribed setback is shown on the building code. on Figure VIII.11 from Rule VIII

  27. JuliuChiba says:

    Hi sir,

    I would like to ask if you know where to downloas a softcopy of National Structural Code of the Philippines 2010 edition? Please.

  28. Berna Yabe says:

    Sir, good day po.yung kapitbahay po nmin,di ho ba dapat ang side ng bahay ng kapitbahy namin ay firewall?kasi ho nilagyan nya ng balcony ito imbes na firewall, ang sukat ho mula sa dingding ng bahay nmin patungo sa side nila(ito po ay bakante lote na di pa namin nalalagyan ng extension) ay dapat 3.5meters pro ng pinasukat ho nmin 2.7 meters lang po, pano po ba to, bukod sa puro bintana and suppose firewall may balkonahe pa at pag umuulan ang tubig ay umaagos sa side namin, kya nmn nagkakaron ng stock na tubig sa gilid ng bahay nmin na bakante lote ay kumain pa sila ng .8meters.sana po matulungan nyo po ako bilang single mother.

    • sketch says:

      Hi. Not all zones require the use of firewalls. In some cases, especially in R1 (residential zones) they do not allow firewalls however, they require huge setbacks, some as far as 2.5 meters. However, it si forbidden for the neighbor to encroach onto your property, even so, they should follow a proper setback from the property line.

      You ca file a complaint to the city engineer’s office so they can check if they applied for a buildine permit (properly), if not, the city will take action.

      If you want to pursue this further, contact an architect to help you,

  29. john says:

    Sir,can you give me link of where i can find different setbacks.its too long to scan this PDF file
    .im a new architecture student.thanks..

  30. rex says:

    Hi sirs,

    Our new house is under construction.
    Mali kami ng nakuhang tao, engineer ang nacontrata namen instead of architect.
    Ngayon, ginagawa yung bahay namen na walang kahit anung plano, kaya wala rin bldg permit.. ano po ba dapat kong gawin.

    • sketch says:

      Without a Building Permit, you will never be given an Occupancy Permit so I suggest that you contact an registered and licensed architect and have plans drawn up. The architect can also help you coordinate with the building official and rectify the problem. It is also possible that you will be given a penalty but that should be minor.

  31. in between sa lote ko is is an alley measuring 2.37m. ang measurement ng frontage namin ay parehong 4.70 napapagitnaan kami ng alley measuring 2.37 ang issue namin nag-overlap siya 0.10m sa harap at 0.08 ang overlapped niy sa alley according dun sa surveyor niya. ang nakalgay sa reprort “negligble at allowable daw yun. pero sa tinigin po namin hindi lang ganun kalaki kasi ang measurment ng alley ngayon ay 2.10 na lang. is there such a thing negligable at allowable kapag ganun ang overlappped? nabasa ko ho sa isang comment niyo ay ide-demolish kapag nag-encroach ka sa isang gov’t o public property. alin po ba ang tama? may mga 3 window sa taas at may dalawang malalaking swing-out windows sa ibaba pwede po ba ipasara yun?

  32. David Yambot says:

    sir… sinasabi po sa pd 1096 yung hindi daw sumunod sa regulations, ma ipose ng fines and penalties.. san ko po makikita yung specifics nito? tnx in advance

  33. rocky says:

    Hi Good day Sir,
    I have a problem with our neighbor, they file a case in our barangay it said that our firewall within our property is producing/leaking black water they said that it comes from our septic tank.( but this just their assumption they really don’t have any study which it may cause, maybe they are not on our part because water can penetrate at any area of a lot). and the things is we already make a move on our part by plastering the said wall and put some additive or water proofing(SAHARA),but still it has a leakage. but on our part what if it is not us because the houses here in Marikina are firewall to firewall, and to think they don’t have their own firewall because they use it as their hallway and it has only a small Canal or open small drainage. do we have chance to say that they don’t have their own firewall, do we have a law pertaining to that problem in our national building code.

  34. lupin says:

    hi sketch, applicable for all po ba yung BP220?

    Firewall(Amended per Board Res. No. 824, Series of 2008)
    Whenever a dwelling abuts on a property line, a firewall shall be required.
    The firewall shall be of masonry construction, at least 150 millimeters or
    6 inches thick and extend vertically from the lowest portion of the wall
    adjoining the living units up to a minimum height of 0.30 meter above the
    highest point of the roof attached to it. The firewall shall also extend
    horizontally up to a minimum distance of 0.30 meter beyond the
    outermost edge of the abutting living units.

    dapat po ba beyond 2008 dapat 6 inches na ang firewall ng abutting units?

  35. MYCA says:

    Can I ask, what is the minimum and maximum area per user that is used in houses? thank you!!!! :) (still an architecture student)

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  37. Jo says:

    Hi thank you for this forum….my problem is that our house was built 30+ years and there is a window in the part wall facing an empty lot. This year somebody bought the lot and started constructing a 3 storey condo type building. They Re putting up a party wall covering out windows and using our wall as support. I read in the building code re period of prescription when the window is in the party wall. Please help. Thanks so much.

    • sketch says:

      Hi, thank you for your question, I hoe your problem gets solved amicably. I do have some questions I need to ask to get a good picture of the situation.

      When you say that there is a “window in the part wall,” do you mean that you have an opening for a window on a firewall (a wall that is dividing your lot from the neighboring lot), ie, a wall right on the property line?

      When you say that they are using your warty wall for support, were you able to look at their structural drawings and verify on site that their building is structurally attached to yours?

      Again, thanks for your question. I would to look deeper into your situation to help you out but from face value, if your opening is on the firewall, they can cover it up with their own firewall. As to the matter of them using your party-wall for support, that is a problem. I sugegst you call on your local building official for assistance in clarifying this matter.

      • Jo Santos says:

        Hi thank you for your very quick reply. Yes they are using the wall as part of their support. Instead of creating a 4sided support fir the fire wall they are building they created a 3side the fourth attached to our wall. We’ve already called the attention of the city official but up to this time they have not done anything on this.

        In the revised building cide what do you mean by prescription period of 10 years for easent of light and view? Based on my understanding ssunce the house was built 30 + years already and that side where the firewal with windows was there already the owner of the lot shall construct 50cm away from our wall. Thank you

      • sketch says:

        That is unfortunate to hear that they are using your wall as part of their wall. What is the zoning regulation prescribed for your lot? The easement for light and view is a guideline for construction of habitable spaces and fenestration. It prescribes that there should be sufficient distance from the property line for a wall to have an opening for the space to enjoy ample light and view; and that a firewall or partywall cannot have such openings. (RULE VIII). Can you point to which section you are referring to? Thanks.

      • Jo Santos says:

        Hello! I really appreciate your immediate response. Thank you so much. Yes we checked the site and the post they are building is attached to our wall. We already called the attention of the baranggay officials and the city engineer but no action has been done yet.

        Also, does UAP has sanctions for an architect/contractor who decieved us for making us believe that the perpetual right of way is part of their property and that they can occupy the area and build their fire wall in that perpetual right of way. Construction is still on going and we had reported the whole thing to the city engineer and also seeked the services of a lawyer.

        Please help! Thank you so much


  38. ram says:

    I am starting to build structures on my property along the beach. The property is fronting a 3 meter road along the beach. I have a few questions hope you can help me.
    1. What is the allowable setback for a the building from the beach.?
    2. Where will i base my setback? from the road or from the beachline? Note: beach line is different on high & low tide.
    3. Can i also build the fence after the road to secure my lot? ( the barangay stopped me from building a fence.)

    Thank you… hope you can help me with this issues.


    • sketch says:

      Hi. Normally your local planning office will have the guidelines for the allowable development area. The National Building Code, in its current state, is the general guideline and in your case, you will need specific guidelines found on the restrictions set by your zoning board. Once you know the zoning restrictions, the setbacks will follow, in this case (a) is your property on a residential zone? If so, what is the allowed density? (R1, R2, R3 etc). (b) setbacks are based on the property line shown on your plan and indicated on the property by the “mohon” or those concrete cylinders marking corners on your lot. The beach is public domain and you cannot build in this zone. (c) you described your lot fronting a 3-meter road along the beach, does this mean the road is between your lot and the beach?

      If you want to discuss this further, please email me. Thanks.

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