Condo interior enlarged using balcony

[jar546]

We have had a few older condos that I noticed were enlarged by taking the balcony, getting engineering to use impact windows to enclose, then removing the original sliders and create a larger interior space. What at a minimum would you require for fire sprinkler protection as far as submittals? I am trying to figure out how these were approved to begin with. Receptacles, energy code, etc.

 

[classicT]

I can imagine why some would not think twice about approving the alteration described... but for the reasons that you indicated, I fully agree that more detail is needed.

I presume that the balconies used an exception for FR construction in-place of sprinklers? My thought is that an additional head may be needed; require a line be extended to the enclosed balcony area, as it is now residential living space.

Depending upon the size of the balcony, it is most likely to only need one receptacle, maybe two? Most balconies will already have one. To be by the book, extend a circuit for the additional receptacle(s) as needed; this however, would not be my top priority.

Energy code would require that the new windows be of the proper U-value and that any walls/floors be insulated. This can be readily accomplished via blown-in fiber or a 2-part foam. Both can be done via fairly small holes in each stud/joist bay.

 

[cda]

We have had a few older condos that I noticed were enlarged by taking the balcony, getting engineering to use impact windows to enclose, then removing the original sliders and create a larger interior space. What at a minimum would you require for fire sprinkler protection as far as submittals? I am trying to figure out how these were approved to begin with. Receptacles, energy code, etc.

Minimum
Have fire sprinkler company saying they have looked at all affected units and coverage is fine...

Which it maybe

If sprinkler coverage needs to be modified, depending on how you work,

Scope of work

If say you had 30 units and only 3 floor plans, just submit 3 floor plans noting which units they cover

And require an inspection once work is done.

 

[e hilton]

Is the floor loading different for a balcony vs living room? Any need to verify the balcony can support the additional weight of new exterior walls and furniture?

 

[classicT]

Is the floor loading different for a balcony vs living room? Any need to verify the balcony can support the additional weight of new exterior walls and furniture?

Balconies are typically the same as the area served (see Table 1607.1)

 

[steveray]

Some balconies get a break on 705.2 I believe which would go away if enclosed....?

705.2 Projections. Cornices, eave overhangs, exterior balconies
and similar projections extending beyond the exterior
wall shall conform to the requirements of this section and
Section 1406.

705.2.1 Type I and II construction. Projections from
walls of Type I or II construction shall be of noncombustible
materials or combustible materials as allowed by Sections
1406.3 and 1406.4.

705.2.2 Type III, IV or V construction. Projections from
walls of Type III, IV or V construction shall be of any
approved material.

 

[jar546]

To me as soon as you enclose it and open it up to the interior, it is part of the interior.