Have you ever built a new house? Did you have to get that pesky permit from the local code guy? Did he ask questions about how space was used? How big different rooms were?
Did he call that “den” a bedroom, even though you were planning on a private office?
Did he ask if the basement was going to be a playroom, a recreation room or overflow sleeping area?
If he didn’t he should have.
It’s not because they are nosey, or gathering information for the local assessor, it’s all about fire safety… it is that simple.
The Residential Code of New York sets minimum sizes for the various spaces.
Every single family dwelling has to have complete living, cooking, bathing and sleeping areas.
A kitchen shall not provide any sleeping space.
Every bathroom has to have a tub or shower, toilet and a sink.
There must be some kind of living space.
A bedroom shall not have its access through another bedroom.
If a basement is intended for anything more than utilities and storage, egress is important.
Any kind of habitable space in a basement requires the ability to get outside without going back up the stairs to the first floor.
And of course, if there are any bedrooms in the basement, each bedroom must have an emergency rescue and egress window in the room… all bedrooms shall have its own ability to get outside without going back into any other space.
If the basement has a playroom, there must be a way to go out.
A “bilco” type door may be acceptable, or an egress compliant window.
If there are bedrooms in the basement, each bedroom having that egress compliant window may serve as that other way to get out from the playroom.
Obviously, the best way to get out of the basement is to have a walk-out design, thus having a regular door at grade.
This is the best way.
Being in an area where snow is a consideration, having just windows for egress can be problematic.
Keeping those window areas shoveled out, and a good path away from the building is almost always overlooked.
Without proper maintenance it defeats the whole purpose if the windows are blocked with mounds of snow.
Which way does the snow slide off the roof? Another commonly overlooked potential.
In those situations where window wells were installed to provide egress, who is going to maintain them?
Although the code does allow for the installation of window wells of a certain size, depth and design, they must be maintained.
Proper planning and thought goes into every design.
The code officer’s job is to review the design and identify anything that may have been overlooked and to verify that the minimum standards of the code appear to be part of the design.
Not only for snow loads, energy codes, structural requirements, and zoning stuff like setbacks form property lines, but for basic, fundamental fire safety issues as well.
The most important concept of any building, especially single family dwellings is the ability to get out.
Sure, you’ll have smoke alarms for early warning and detection, and fire rated sheetrock in the garage, and state of the art utilities and appliances all assembled per manufacturer’s instructions.
None of these things will prevent a house from burning.
They will hopefully reduce the chance of a fire, they will reduce the ability of a fire to spread to other areas, and they will let you know if something is wrong… but they will not100% prevent a fire.
Can you and your guests get out safely from every area in your house?
Your code office would be happy to review your home, new of old, and give you a report accordingly, offering suggestions.