Number of Stories for Structure Elevated on Piles/Piers

For a house built on the ground (including stem wall and slab-on-grade), count the number of livable floors below the soffit level. If the house has two livable floors, it is a two-story. Classify the house as a two-story regardless of the size of the second livable story. Similarly, if the house has three or four livable floors, it is a three- or four-story house. The house is a two-story house if there is a living space below. If there is storage space below, and it is less than 7 feet, then the house is a single-story. If the house is on pilings or piers, the pilings or piers count as a story only if the distance from the bottom of the floor joists to the highest grade is equal to or greater than 7 feet. (See the above picture.) For a home built on a stem wall or slab-on-grade foundation, count the number of livable floors below the soffit level. A single-story house may have exterior wall heights of 8 to 14 feet; they are all one story. If there is habitable space in the attic, and the building is not higher due to the livable space, it is still a single-story house. If the structure is elevated on piles/piers, and the area at grade is enclosed and the enclosed area is living space, the area counts as a story. The area counts as a story even if the distance from the bottom of the floor to the joist to the highest grade is equal to or less than 7 feet. If the enclosed area is enclosed by breakaway walls, and the area is only used for parking, storage or building access, as required by flood zone regulations, and is not used as living space, then you must use the 7-foot rule in determining if the building is two or more stories.