Welcome to the latest edition of “Cliff's Notes.” This monthly email is written by NCHBA Director of Codes and Construction Cliff Isaac.

NC General Assembly Happenings

The effective date for buildings and structures built under the 2024 Residential Code was set to begin January 1, 2025. However, the General Assembly overturned the Governor’s veto of Senate Bill 382 which now changes the effective date for the entire North Carolina State Building Code Collection to July 1, 2025.

The new law delays the effective date for both the commercial and residential codes until July 1, 2025. This simply means that one can apply for a permit under the current 2018 NC Codes until the close of business on June 30, 2025, and build that building or structure under the current 2018 NC Codes. You can still use the new 2024 NC Codes as an alternate method if you wish.

Why is this a positive development?

The 2024 North Carolina Building Codes are still not published and available.
The construction industry needs time to understand what changed in order to price and build future projects.

We are closely monitoring when the codes will be available online and for purchase, and will notify everyone as soon as they are ready. In the meantime, we urge the Office of State Fire Marshal and the International Code Council (ICC) to expedite the release of the NC Residential Code. In the past, a six-month period between the release of code books and their effective date is essential to give the construction industry sufficient time to review and adapt to any changes.

The unpublished new 2024 approved codes that focus on residential dwellings and structures are the following:

NC Building Code Council Happenings

At the regular November 10, 2025 North Carolina Building Code Council meeting, the Council voted to allow temporary shelters to be built and occupied through emergency rules, and published temporary rules in the NC Register for public comments. These rules are located here.

These rules help citizens who need temporary shelter while they rebuild. We applaud the Council for listening to citizens in the mountain areas of our state, and for giving us the opportunity to comment on the proposed emergency and temporary rules for these shelters.

A great example: HBA of Greater Charlotte builder member Danny Kelly of Kelly McArdle Construction helped spearhead an effort to build 16 tiny homes to be delivered to Asheville before Christmas. Thanks to the many volunteers, the HBA of Greater Charlotte and Lowe's for making this possible.

The November meeting was the last for the members of the current Council, as a new NC Building Code Council will be appointed next year. Both the NC Building Code Council and NC Residential Code Council will be formed and meet sometime in mid-2025. We look forward to working with both councils with an emphasis on residential construction.

Updated Timeline for the 2024 NC Residential Code and the NC Residential Code Council

Here is an updated schedule on items relating to the NC Residential Code:

New Flood Insurance Rules

Builders using FHA and HUD-back financing need to be aware of HUD's new Federal Flood Risk Management Standard (FFRMS) rule that will require compliance starting January 1, 2025.

For single-family builders, here are 3 key facts to know:

Compliance with new elevation requirements will be required for single-family new construction where building permit applications are submitted on or after January 1, 2025.
HUD will require single-family homes located in a 100-year floodplain to be elevated 2 feet above base flood elevation to qualify for FHA mortgage insurance.
The final rule also includes expanded notification requirements for owners, buyers and developers.

Survey Results

1. How many days did you receive the initial plan review in?

2. If the plan review exceeded 20 days, what percentage of the permit fee were you refunded?

Thanks for reading this important email. If you have any suggestions, please email me at cisaac@nchba.org.

My best,

Cliff Isaac, PE

Director of Codes and Construction

North Carolina Home Builders Association