Rules for Bedroom Construction in Basement Areas

Egress

• Your basement may not be equipped with an egress window, or with one that meets code. Whether your window is too small, too high, or has a window well that fails to meet code requirements, an egress window can be installed without too much trouble. If your window does not meet code requirements, it must be pulled out and the concrete or studs cut to allow for the proper window.

  If you have block or concrete walls, a diamond tipped wall saw is necessary. There are companies that specialize in cutting these openings in the wall, some will dig the hole in the ground for you. Before cutting the opening for the window, get the rough opening size from the window supplier. It is the responsibility of the contractor or homeowner, if there is no contractor, to meet the building code requirements. Most local building officials require a plan review to check for code compliance before they issue a permit.

  According to the International Residential Code for One- and Two-Family Dwellings (IRC), every bedroom must have two egress routes. In addition to the entry door, an egress window meeting building code requirements must be installed. The IRC requires that the "opening shall open into a public street, public alley, yard or court."

  The IRC also requires a window sill height of not more than 44 inches, a minimum of 5.7 square feet net clear opening (5 square feet if at ground level), and a window well if the sill is below ground level. The minimum clear opening height must be at least 24 inches and the net clear width of the opening must be 20 inches. Occupants must be able to open the window without any keys, tools or special knowledge.

  If your window is below ground level, you must install a window well that meets building code requirements for egress. According to the IRC, the minimum floor space for the window well must be 9 square feet with a minimum width of 3 feet. If the depth of the window well is greater than 44 inches, it must be equipped with a permanently fixed ladder or steps.

Lighting

• Natural lighting is desirable in a basement. Make use of existing windows or install windows to brighten up the area. Use creative lighting such as sconces, indirect lighting, rope lighting, recessed lighting, or florescent fixtures to make the basement area well lit.

  The IRC requires that the glazing area of a room must not be less than 8 percent of the floor area. It is possible that your window meets the egress code, but does not meet the glazing code. This is important to calculate during the planning stage. If an inspector discovers a violation after you install your window, you could end having to pull out the window, enlarge the opening, and purchase another window. There are some exception for this code if you have an approved ventilation system.

Smoke Alarms and Carbon Monoxide Detectors

• Smoke alarms are required in the bedroom and outside the bedroom. When installing more than one smoke alarm, they must be wired together so that when one alarm is activated all the others go off as well. There are some exceptions to this rule if you are not removing interior wall or ceiling surfaces and there is not a crawlspace above or below that is easily accessible.

  There is a trend to also require carbon monoxide detectors. Many state and local governments have already mandated that they be installed. Even if it is not required, equip all your sleeping areas with these detectors. Carbon monoxide is a very dangerous and lethal gas.