Laws and Regulations for the Construction of Different Types of Buildings

A building or structure is constructed by humans for residential purposes or other types of use. Construction of each type of building is classified according to its purpose, suitability, and specific legal requirements. According to the Building Control Act B.E. 2522 (1979), Section 4 provides a comprehensive definition of “building types” to ensure that construction complies with standards and safety requirements. For those who are not yet familiar with the different types of buildings, let’s take a look at what they are.

According to the Building Control Act B.E. 2522 (1979), Section 4, a “building” is defined as any structure, such as a tower, house, dwelling, shop, raft, warehouse, or office, designed for residential use or other purposes. This includes structurally sound buildings like townhouses, row houses, or terrace houses, as well as buildings used for business activities and public utilities, such as condominiums, dormitories, hotels, factories, and service facilities.

Key Points to Know and Understand

A building that is designed or constructed can fall into multiple categories simultaneously.

If you are wondering why it is necessary to classify or define building types, it is because such classification is not only for categorization purposes, but is also related to legal requirements under building control regulations, which vary for each type. These requirements include setback distances, construction area, height, number of parking spaces, and the materials used. The aim of these regulations is to ensure that construction complies with safety and functional standards.

In addition, the classification of building types also affects budget planning, various post-construction fees, and design solutions that meet actual functional needs, such as the selection of materials, amenities, and building design. Therefore, understanding the building type from the outset is crucial for both developers and designers to ensure that construction is carried out efficiently and in compliance with legal requirements.

Types of Buildings and Construction Requirements

The construction of each type of building is governed by different requirements and regulations to ensure suitability for use and safety. The Building Control Act B.E. 2522 clearly defines the characteristics of buildings. Let’s explore how the requirements differ for each type of building.

Construction of buildings such as row houses, commercial buildings, townhouses, and semi-detached houses.

The construction of buildings such as row houses, commercial buildings, townhouses, and semi-detached houses has different requirements regarding building materials, usage, and height limitations. The specific regulations for each building type are as follows.

Row houses and commercial buildings are categorized in the same group, but the difference lies in the construction materials. Row houses primarily use non-fire-resistant materials, whereas commercial buildings mainly use fire-resistant materials, such as partition walls between units or exterior walls. Although the materials are clearly distinguished between row houses and commercial buildings, the construction of row houses is also subject to a regulation that prohibits building them higher than two stories.
Row houses and commercial buildings are categorized in the same group, but the difference lies in the construction materials. Row houses primarily use non-fire-resistant materials, whereas commercial buildings mainly use fire-resistant materials, such as partition walls between units or exterior walls. Although the materials are clearly distinguished between row houses and commercial buildings, the construction of row houses is also subject to a regulation that prohibits building them higher than two stories.
A semi-detached house is a type of building constructed as two units side by side, with a partition wall between them. The building height must not exceed 3 stories. The main difference from row houses is that each unit has a side space of at least 2 meters and must have separate, distinct entrances and exits.

Large Building

The consideration of whether a building is classified as a large-scale building is based on two main cases.

Is the construction area larger than 2,000 square meters? If the construction area exceeds 2,000 square meters, the building will be classified as a large-scale building.
A building with a height of 15 meters or more will be classified as a large-scale building.

In cases where the total construction area exceeds 1,000 square meters but does not exceed 2,000 square meters, both the height and the total area must be considered. If it meets both criteria, the building will be classified as a large-scale building. (The method for measuring height is from ground level to the roof floor.)

High-rise Building / Extra Large-scale Building

The consideration of whether a building is classified as a large-scale building is based on two main cases.

A high-rise building is a building with a height of 23 meters or more.
A super large building is a building with an internal floor area of 10,000 square meters or more in a single structure.

The land used for a high-rise building or a super large building must have a building area not exceeding 30,000 square meters, and at least one side of the land must be at least 12 meters long, adjacent to a public road with a width of no less than 10 meters.

Assembly Building

An assembly building is a building with a floor area of 1,000 square meters or more, designed for large gatherings and capable of accommodating 500 people or more.

Public building

A public building is a building used for activities related to the general public, such as government, political, educational, or religious activities. In addition, classifying the usage within the building is also considered part of a public building, such as tunnels, bridges, or piers, which are not buildings themselves but are still related to the use of the area.

Condominium / Collective Residential Building

A condominium or collective residential building is classified under the same category and follows the same regulations, with specific requirements regarding construction and usage.

Dormitory

A dormitory is a type of collective residential building regulated under dormitory laws. It is typically used to accommodate students under 20 years old, with separate dormitories for males and females according to the usage policy. Dormitories are considered collective residential buildings under the law.

Commercial Building

A commercial building is a structure used for commercial purposes. Construction regulations require it to be set back no more than 20 meters from a road or public way. This type of building is intended for business or trade activities.

Department Store and Exhibition Building

Department stores and exhibition buildings are classified under the Building Control Act. They may be designated as a Special Large Building, High-Rise Building, or Assembly Building, depending on their usage and physical characteristics.

Hotel

A hotel is a building or temporary accommodation classified as a residential building. Some areas within the hotel may be designated for food or beverage services, commonly known as restaurants. According to hotel regulations, temporary accommodations with no more than 4 rooms and a total of no more than 20 occupants (homestay) are not considered hotels.

Hall

A hall is a building used for gatherings or meetings. Halls within restaurants or large buildings are required to have parking spaces.

Storage Building

A storage building is used to store items with a volume not exceeding 2,000 cubic meters. The purpose of constructing a storage building is for the owner’s personal use and does not need to meet the criteria of a warehouse.

Parking Area and Parking Building

Areas or structures built for parking, vehicle turning, and vehicle access are considered buildings. (According to Bangkok regulations, a parking building must accommodate at least 10 cars and have an area of 300 square meters or more.)

Fence

A fence is considered a building when it is constructed adjacent to or near public areas and has a height of 10 meters or more. If the fence is only used to separate land between private owners, it is not considered a building.

Other Requirements for Constructing Different Types of Buildings

For building types that require an operating permit, it may be necessary to study the relevant laws and regulations specific to that type of building. Understanding the building type helps ensure that the design and construction comply with the established standards, such as constructing parking areas, bathrooms, or designing fire escape routes and safety measures. Therefore, studying the relevant requirements and laws allows building owners and designers to plan construction correctly according to the law and avoid legal issues in the future.

References: Siam Association of Architects under Royal Patronage, 2022–2024