Attic Remodel

[Jonnyrocco]

So I just put an offer on this home and it’s in Connecticut. A big selling point is that the attic has stairs and large ceilings for a potential living space expansion. I’m starting to realize perhaps it might not be as easy as the real estate agents are making it sound.

I’m thinking I need more than a regular building inspector here. If I cant expand bedrooms in this attic I won’t want the house. What do you guys think.

 

[Mr. Inspector]

I can't zoom in to the measurements but as long as the ceiling will be 7' and it looks like the window opening is large enough it should work.

 

[steveray]

I don't see any glaring issues...What Town in CT?

 

[Jonnyrocco]

It's about 8' to the middle ceiling part.

The property is located in Thompson, CT

The last picture here is the small office and that door on the left is the door to access the attic. I'm thinking it will be hard to bring drywall up that way and it will require that they go in through a window in the attic.

 

[steveray]

They are pretty good at booming stuff through the windows these days.....Hardest part will be meeting today's energy code assuming there was not heat in that space....

 

[Jonnyrocco]

There does seem to be water lines from the boiler in the attic. I imagine I would have to put in a stronger boiler unit for the added sq ft. Do you think it's possible to get it energy code compliant with the right insulation?

 

[steveray]

There does seem to be water lines from the boiler in the attic. I imagine I would have to put in a stronger boiler unit for the added sq ft. Do you think it's possible to get it energy code compliant with the right insulation?

yes

 

[Chris Shields]

Does Connecticut allow for bedrooms on the 3rd floor? In New York, the house must be sprinklered or have a 2nd means of egress which must be covered from the elements. A window doesn't count as a second means of egress when it's on the 3rd floor. Maybe Connecticut building code is different?

 

[Jonnyrocco]

Does Connecticut allow for bedrooms on the 3rd floor? In New York, the house must be sprinklered or have a 2nd means of egress which must be covered from the elements. A window doesn't count as a second means of egress when it's on the 3rd floor. Maybe Connecticut building code is different?

That is a great point. Should I go to the town and ask?

 

[BN4537]

Does Connecticut allow for bedrooms on the 3rd floor? In New York, the house must be sprinklered or have a 2nd means of egress which must be covered from the elements. A window doesn't count as a second means of egress when it's on the 3rd floor. Maybe Connecticut building code is different?

Not a problem in the standard IRC. I doubt Connecticut is different than the standard IRC in that regard. Egress windows are permitted as EERO up to the third story because that is (basically) the maximum ladder accessible height.

Max height of egress window from finished grade

Hi all, Does anyone know the max height an egress window can be from finished grade? I see that a window can be no more than 44 inches from the floor inside, but I’m wondering about the height from the finished grade outside. Thanks!

www.thebuildingcodeforum.com

 

[BN4537]

My understanding is that standard firefighter procedure is to throw at least one ladder up on each side of a multistory house when they get on site and begin to attack a fire. This way, firefighters and victims can escape or be rescued from upper stories. If someone has to bail out because of the fire, they can use the ladder to escape, or hang from a window that doesn't have a ladder and someone on the ground can scoop them with the ladder that is already nearby.

If you are over four stories, that whole ladder thing is not nearly as practical or feasible, so the EERO has limited value.

 

[Jonnyrocco]

You are correct Beniah. I spoke to the town hall building office just now and they said as long there are windows and a stairway up into the attic it should be fine.

The other question I have is if the floor is built to spec for living space or if it was built for attic space. That really wouldn't deter me from doing the sale because we do like the house.

 

[BN4537]

Would have to go on-site to evaluate. You can use the IRC load tables to determine if it's good enough:

2021 INTERNATIONAL RESIDENTIAL CODE (IRC) | ICC DIGITAL CODES

ICC Digital Codes is the largest provider of model codes, custom codes and standards used worldwide to construct safe, sustainable, affordable and resilient structures.

codes.iccsafe.org

 

[steveray]

Does Connecticut allow for bedrooms on the 3rd floor? In New York, the house must be sprinklered or have a 2nd means of egress which must be covered from the elements. A window doesn't count as a second means of egress when it's on the 3rd floor. Maybe Connecticut building code is different?

We do....no concerns...

 

[Jonnyrocco]

Steveray any idea on what I could be looking at breaking this up into two bedrooms? There appears to be some heat lines (flexible water hose) up to the 3rd floor. It has a subpanel too. I was told around 30-80k depending on how 'gucci' I wanted to go.

 

[steveray]

Steveray any idea on what I could be looking at breaking this up into two bedrooms? There appears to be some heat lines (flexible water hose) up to the 3rd floor. It has a subpanel too. I was told around 30-80k depending on how 'gucci' I wanted to go.

If you are talking money, I don't do that..Been out of the game too long...

 

[ICE]

I was told around 30-80k depending on how 'gucci' I wanted to go.

Quite the spread. I don't know how you could get to $80k for a bedroom or two. Given that you sleep there, beyond safety there's not a lot to consider. The question about the floor can be answered by having an engineer jump up and down.