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  1. #1
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    Mar 2007
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    Fuquay Varina, NC
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    Default Insulate basement

    I inspected a home this morning that had a half basement that was finished. The other half was a crawl space. We don't get many basements around here and I have a couple of questions. The owner claims to have had permit but the Realtor Say's they can't be located.

    One wall is adjacent to the crawl space. Front wall is adjacent to a storage room under the front porch which is about 3' wide and the porch above is wood deck planks. The back wall and the end wall is just like any exterior wall that is exposed to the elements. Two of four walls are masonry block and the end wall is stick built with a 1' 1/2" high foundation and the back wall is steped down and is about half masonry. The basement is considered a habitable area. Now the masonry walls are not insulated and where furred and Sheetrock nailed to them. Since these walls are not below ground surface should they be insulated?
    The basement is a open room except for a bathroom. It is 500 sq. There is only one register for heat source. None in the bathroom. Shouldn't there be 2 registers in the large room and one in the bath?

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  2. #2
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    Mar 2007
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    Question Re: Insulate basement

    Oh one more thing. The door at the top of the stairs to the basement from the main living area was only 24" wide. Is there any standards for door opening.

    Mike Schulz License 393
    Affordable Home Inspections
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  3. #3
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
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    Default Re: Insulate basement

    Quote Originally Posted by Mike Schulz View Post
    The basement is considered a habitable area. Now the masonry walls are not insulated and where furred and Sheetrock nailed to them. Since these walls are not below ground surface should they be insulated?
    Yes, and the wall in the ground should also be insulated.

    Quote Originally Posted by Mike Schulz View Post
    The basement is a open room except for a bathroom. It is 500 sq. There is only one register for heat source. None in the bathroom. Shouldn't there be 2 registers in the large room and one in the bath?
    No requirements for that. The number of supplies depends on the size of the supplies and the air needed to heat and cool the area. Bathrooms do not required heating or cooling as bathrooms are not "habitable space".

    You have a window, so you might meet the 8% of the floor area for natural light and 4% of the floor area for natural ventilation.

    Is there a closet in there? Could that (would that likely) be used for a bedroom? If so, does the window meet the EERO minimum sizes?

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  4. #4
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
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    25,305

    Default Re: Insulate basement

    Quote Originally Posted by Mike Schulz View Post
    Oh one more thing. The door at the top of the stairs to the basement from the main living area was only 24" wide. Is there any standards for door opening.
    From the IRC. (underlining is mine)
    - R311.4 Doors.
    - - R311.4.1 Exit door required.
    Not less than one exit door conforming to this section shall be provided for each dwelling unit. The required exit door shall provide for direct access from the habitable portions of the dwelling to the exterior without requiring travel through a garage. Access to habitable levels not having an exit in accordance with this section shall be by a ramp in accordance with Section R311.6 or a stairway in accordance with Section R311.5.

    - - R311.4.2 Door type and size.
    The required exit door shall be a side-hinged door not less than 3 feet (914 mm) in width and 6 feet 8 inches (2032 mm) in height. Other doors shall not be required to comply with these minimum dimensions.

    Now, though, there is the question of: If the door is only 24" wide, how wide is that stairway?

    The minimum stair width is 36".



    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

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