You don’t need to be a builder to see that buildings come in many shapes and sizes. Some are tall and made of steel and concrete. Others are small, one-story homes made of wood.
These buildings may look different, but building types are not only about height and materials.
In this guide, we’ll explain the five main types of building construction listed in the International Building Code. We’ll explain what materials each type uses and show examples of buildings you might see in your town.
What is the International Building Code?
The International Building Code (IBC) is a set of rules for building safe structures. The International Code Council created it to help make buildings safe and protect public health.
The IBC defines different types of construction for a few key reasons. It helps set the rules for how strong a building needs to be, based on how people will use it. It also makes sure that the building’s parts—like walls, floors, and systems—can hold up in a fire and meet safety standards.
What Are the Main Types of Building Construction?
There are five main types of building construction. These include:
Each type follows specific rules set by the International Building Code (IBC). These rules cover what materials builders can use, how the building is designed, and how well it holds up in a fire.
Type I: Fire-Resistive
Type I buildings are over 75 feet tall and made from concrete and protected steel. These buildings can handle very high heat for up to four hours without falling apart. Builders treat many of the materials with coatings to help slow the spread of fire.
All materials in Type I buildings are non-combustible. These buildings often include strong fire systems like pressurized stairwells and HVAC systems that help stop the fire from spreading.
Type II: Non-Combustible
Type II buildings use materials that do not burn. Builders often use concrete, tilt-up walls, and metal roofs. These buildings include schools, factories, shopping centers, and hospitals.
Type II buildings can hold up against fire for one to two hours. Their parts—like beams and floors—are made to resist burning. These buildings also use fire doors and fire-rated walls to keep fire and smoke from spreading quickly.
Type III: Ordinary
Type III buildings have non-combustible outer walls but use wood for floors and roofs. Builders may use masonry or tilt-up concrete walls on the outside, but inside the structure, wood framing is common.
These buildings often appear in small apartment buildings, shops, and office spaces. The roofs often include fire-cut joists. These joists can break away during a fire, which helps prevent the walls from collapsing.
Type IV: Heavy Timber
Type IV buildings, also called heavy timber buildings, use large wood beams for the main structure. The walls on the outside are non-combustible, but the inside uses thick wood for columns and floors.
You’ll often see this type of building in old churches, barns, and recreation halls built before 1960. Because the wood beams are at least 8 inches thick, they burn slowly and hold up well in a fire. Builders connect these beams with strong metal brackets and bolts.
Type V: Wood-Framed
Type V buildings are the only ones on this list that allow wood for both inside and outside walls. Builders use standard wood for all parts of the frame, including walls, floors, and roofs.
You often see this type in homes, townhouses, and some apartment buildings. These structures catch fire more easily, but they have some fire-resistant features. For example, drywall over the wood can slow down a fire for 30 minutes to 2 hours. The way the floors are built can also help stop fire from moving between levels.
These five types help guide how safe, strong, and fire-resistant a building can be. Builders choose a type based on the size, use, and safety needs of the structure.
| Construction Type | Salient Features |
| Fire Resistive | – Built to slow fire spread and maintain structure during a fire. – Designed to resist fire for 1 to 4 hours. – Uses materials like fire-resistant concrete, brick, and steel. |
| Non-Combustible | – Made with materials that do not catch fire or add fuel to a fire. – Helps limit fire spread within the building. – Uses steel, concrete, and masonry that don’t release harmful fumes when exposed to fire. |
| Ordinary | – Uses common materials not classified as fire-resistive or non-combustible. – Designed for function and cost-efficiency, but with lower fire resistance. – Often includes wood framing, plaster, and brick veneer. – May require added fire safety features like sprinklers or fire-resistant coatings. |
| Heavy Timber | – Uses large timber beams, columns, and decking as main structure. – Timber chars on the outside, which slows fire spread. – Known for strength, durability, and natural fire resistance. – Often used in churches, schools, and historic buildings. |
| Wood Frame | – Built with wood as the main structural material. – Common in homes and small commercial buildings due to low cost and ease of use. – Uses dimensional lumber, wood panels, or engineered wood. – Fire resistance can be improved with treatments, sprinklers, and other safety features. |
| Construction Submittals for General Contractors: What You Need to Know – Read More |
Why Construction Types Matter
Most people don’t think much about how a building is built. But construction types exist for a reason. They help guide how buildings are designed and how emergency crews respond during a fire.
When firefighters arrive at a fire, they adjust their approach based on the type of building:
- Type I buildings are strong and hold up well in fires. Firefighters focus on keeping stairwells and exits clear so people can get out safely.
- Type II buildings need good ventilation during a fire. Firefighters may open doors or cut holes in the roof to release heat and smoke. This helps prevent flashover, a fast and dangerous burst of fire.
- Type III buildings can hide fire in crawl spaces or attics. Firefighters may still vent the building, but they have to watch for fire spreading in hidden areas.
- Type IV buildings are strong and fire-resistant. But the thick wood inside can keep burning for a long time. Fire crews need to use a lot of water to put the fire out.
- Type V buildings catch fire fast and can burn through quickly. Firefighters move in with care. They may cut holes in the roof to vent heat, but flashover is a bigger risk in these buildings.
Knowing the building type helps firefighters act fast and protect both people and property.
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