Habitable Space Exiting into a Garage

[dino702]

My office took over as AOR for a Single Family Residential project.

The garage currently has habitable space (not sleeping rooms) only accessible through the garage. This is the way it was permitted with no direct egress to the exterior, only through the garage.

This is under 2018 IRC R311.1 Means of egress. Is there somewhere else in the code that allows for habitable space to be only accessed through the garage?

Is there a second means of egress required for these spaces to exit into the yard?

 

[Mr. Inspector]

Is there a second means of egress required for these spaces to exit into the yard?

yes

 

[steveray]

Are the habitable spaces part of the dwelling?

R311.1​

Dwellings shall be provided with a means of egress in accordance with this section. The means of egress shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way.

 

[bill1952]

So are you all saying you can't have a big garage with a shop in it, one large space or divided? Or do you not consider the activity of shop space "living"? A deep garage with a pool table or foosball table and fridge?

 

[Joe.B]

[RB] HABITABLE SPACE. A space in a building for living,
sleeping, eating or cooking. Bathrooms, toilet rooms, closets,
halls, storage or utility spaces and similar areas are not considered
habitable spaces.

Definition of LIVING

having life; active, functioning; exhibiting the life or motion of nature : natural… See the full definition

www.merriam-webster.com

 

[bill1952]

So as I thought the activity in a shop in a garage is living. I go out there and spend 4 hours tinkering on this or that.

Should it make a difference if there's a wall separating two parts of the garage?

 

[steveray]

So as I thought the activity in a shop in a garage is living. I go out there and spend 4 hours tinkering on this or that.

Should it make a difference if there's a wall separating two parts of the garage?

We are trying to get too smart for our own good....If it is a utility type room (workshop, etc.) i would be fine with it....

 

[bill1952]

I think of the garages with some furniture, foosball or ping pong tables, a fridge and a bar, and no separation of egress Rarely have seen them separated or with their own egress. Basic man caves. I'd certainly want separated egress for an attic or second floor used for other than storage.

 

[dino702]

The habitable space only accessed through the garage is a private hair salon, I believe this would be considered habitable space?

The other rooms only accessed through the garage are a laundry room, a toilet room and a storage room, all considered non-habitable.

 

[bill1952]

Yes to the hair salon.

 

[dino702]

Yes to the hair salon.

Ok, here is the argument:

Is a private hair salon really much different than a bathroom and may be considered a "glorified" bathroom which is non-habitable?

It should be noted that there are no "facilities" located in the salon, only hair wash sink, casework, mirrors and storage. The toilet room is separate in the garage.

 

[bill1952]

I can see the resistance but seems plainly habitable and requiring egress separated from garage. If you could do your hair while staring at a car, not sure I think separated egress is necessary.

Seems the hazard arises when you have habitable space that is separated from the garage by barriers the block the view of the garage. Aisles have different requirements partly because of being able to see what's happening elsewhere. Mezzanines also are based on seeing the main floor.

 

[steveray]

For the record, nothing in R311.1 says anything about habitable.....

 

[Yikes]

Comparison of definitions:

R202 and IBC 202 definition of Habitable Space: A space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces.

R202 definition of Occupied Space: The total area of all buildings or structures on any lot or parcel of ground projected on a horizontal plane, excluding permitted projections as allowed by this code.

IBC 202 definition of Occupiable Space: A room or enclosed space designed for human occupancy in which individuals congregate for amusement, educational or similar purposes or in which occupants are engaged at labor, and which is equipped with means of egress and light and ventilation facilities meeting the requirements of this code.

IMO, the salon is not habitable space. It is either a bathroom/ toilet room space or a private "engaged in labor space".

 

[steveray]

If you want/ need the IBC gimmies then you need to use the IBC for all of it....

 

[Yankee Chronicler]

The habitable space only accessed through the garage is a private hair salon, I believe this would be considered habitable space?

The other rooms only accessed through the garage are a laundry room, a toilet room and a storage room, all considered non-habitable.

A hair salon is a business. Other than home offices, occupational spaces are not considered to be "habitation." Habitable spaces are for living, not working. Sure, a lot of people have home workshops, and perform their own automotive repairs in their garages without getting outside the parameters of the IRC, but once you get into revenue-producing occupations it becomes another matter entirely.

I would consider a hair salon to be "occupiable" but not "habitable."

 

[Mr. Inspector]

Sounds like this should be under the IBC for Live/Work Units