Building Codes: Modifications to Basement Windows & Stairs

[DanCostello]

I'll start off by saying that I know I have to find out the details of my own city's codes. I'm in the process of trying to do that, and the first guy I talked to wasn't particularly helpful (barely spoke English), but I'm pursuing other avenues. But since my city (Baltimore) has adopted the International Building Code, International Residential Code, and International Existing Building Code with only a handful of exemptions, I'm hoping that our rules are the same as those in most other municipalities and that you guys can at least provide some guidance. I'm only looking for an idea of what to expect from the city people, not a final ruling.

Anyways... I'd like to build a studio in the basement of my townhouse/rowhouse and the two issues I'd like to tackle first relate to the windows in the front wall of the basement and the stairs that lead from the first floor down to the basement.

In the front wall of the basement are two windows, each 12" high x 32" wide. Each is right at ground level on the outside and approximately 6' above the basement floor. These windows are not fire escapes (egress is provided by an exterior door on the opposite end of the basement and by the aforementioned stairs to the first floor). I would like to remove the windows and replace them with brick - is this permissible under the codes? Based on my reading of the IRC section R303.1, I think this would be ok since there are other forms of egress available, but I'm not sure I'm reading it correctly.


The second issue is the stairs from the first floor to the basement. Building codes specify that newly-constructed stairs have to meet specifications for width, headroom, and slope (tread depth and riser height). My existing stairs are at the maximum (i.e. steepest) allowable pitch for tread depth and riser height, but they do not meet the min specs for width or headroom. They fail the width and headroom specs because of the placement of the 1st floor's joists. At the lowest point, the headroom is 5'4". What I would like to do is rebuild the stairs to make them steeper. I would maintain the current non-compliant width, but bring the headroom within spec. I have not yet figured out what the exact (out of spec) dimensions for the tread depth and riser height would be. Is this something that would potentially be permissible? I think I might be able to get away with it because IEBC 2006 section 302.4 says:

An alteration or the replacement of an existing stairway in an existing structure shall not be required to comply with the requirements of a new stairway as outlined in Section 1009 of the International Building Code where the existing space and construction will not allow a reduction in pitch or slope.

Thoughts?

-Dan.

[Soundman2020]

These windows are not fire escapes (egress is provided by an exterior door on the opposite end of the basement and by the aforementioned stairs to the first floor). I would like to remove the windows and replace them with brick - is this permissible under the code?

If those are not egress windows, then I would assume that you could do that. However, to be certain your best bet would probably be to check with a local and experienced architect. He should know the local regulations... hopefully!

Is this something that would potentially be permissible? I think I might be able to get away with it because IEBC 2006 section 302.4 says:

Based on the section you quoted, it would seem that you would be OK doing that too. But once again, I would get an qualified and well experienced local architect to guide you on that.

- Stuart -

[DanCostello]

If anybody cares, I had the building inspector out here a while ago and he gave me the thumbs up on filling the windows, but the thumbs down on modifying the stairs. He said there was a bit of wiggle room on modifying stairs, but not that much. I'm sure if I'd wanted to get a lawyer and really argue it, I could find a way around it but it's not worth it.

-Dan.

[Soundman2020]

That's good news on the windows! Not so much on the stairs, but if that's what you have to live with, then that's what it will be!


- Stuart -

[DanCostello]

So, this has taken eons, but I finally got the windows bricked up - and they look good, too. The mason I settled on is the one guy I've dealt with so far who was not just competent, but a legit craftsman. I don't really like handing over that much money, but if I'm gonna do it, I like that it goes to a firm like his.

Also, Baltimore recently updated their building codes and now allow existing homes to have tread height/depth dimensions that are somewhat steeper than the normal dimensions. It's not quite as much of a difference as I'd like, but it's pretty close, and enough to get me nearly a foot of extra headroom at the bottom of my stairs. I'm still a ways out from rebuilding them, but that's a big win for me.

-Dan.

[Soundman2020]

That's good news on both counts, Dan!

But as the saying around here goes: "Pics! Or it didn't really happen."... So photos of the bricked-up windows would be cool!


- Stuart -

[DanCostello]

As you wish:

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