darcysams
Member
Good afternoon. I am new here. I should say I'm new to reading codes. This is the first time I've ever tried to read building codes. Hopefully I won't annoy anyone and you'll be able to understand my rambling ways.
First a little background. I have a condo in a complex that was built in 1972. There are 3 buildings of 36 units each - 2 of those buildings (72 units) were damaged by a tornado. The buildings were condemned, but they are rebuilding. According to the information sheet mailed to owners they "will rebuild buildings B & C from the current shell. Both buildings will be stripped down to the studs and will be rebuilt and repaired to contractor grade standards."
Before the tornado the units were efficiencies. No interior walls except the bathroom. Only 650 sq ft. Small, I know, but it's on the beach so it's all I need. In the redesign they have added walls to make a bedroom. The new bedroom is 6' 10" wide (+ or - 6") and 9' long (+ or - 6") so it's about 63 sq ft.
In looking at the NC Building code in Chapter 12, Section 1208.3 Room area. "Every dwelling unit shall have at least one room that shall have not less than 120 square feet of net floor space. Other habitable rooms shall have a net floor are of not less than 70 square feet."
So according to the current NC Code they are not in compliance.
What I don't know is if they will be subject to this newer edition of the code or if they will only be subject to the code that was in place at the time the building was constructed in 1972.
I have heard that they will only be required to apply the new code if they are rebuilding 50% or more of the building. Is that true? I couldn't find it anywhere online, I tried every search term I could think of. If you've had experience with this, or if you know where to point me for that information, I'd really appreciate it.
I couldn't find anything in the NC Code about Window requirements in Bedrooms, but I know (or think I know) that where the NC Code is silent they follow the IBC - I had read in another posting in this forum that there is a requirement for a bedroom to have a window, but they quoted the IRC and didn't note the chapter. Since the condominium is considered a commercial property, I looked for it in the IBC but couldn't find it. I tried Chapter 10 because I thought it might have something to do with the egress, but didn't come across it. I don't have a very "searchable" version of the IBC - maybe there's a better resource online. So my questions are:
1.) Can someone point me to the correct chapter of the IBC where it addresses the window requirement in a bedroom.
2.) Similar to the question above - would they be subject to this code or subject to the code that was in place at the time the building was constructed in 1972?
This is a great forum. Many thanks in advance to anyone who can help in answering any of the questions!
First a little background. I have a condo in a complex that was built in 1972. There are 3 buildings of 36 units each - 2 of those buildings (72 units) were damaged by a tornado. The buildings were condemned, but they are rebuilding. According to the information sheet mailed to owners they "will rebuild buildings B & C from the current shell. Both buildings will be stripped down to the studs and will be rebuilt and repaired to contractor grade standards."
Before the tornado the units were efficiencies. No interior walls except the bathroom. Only 650 sq ft. Small, I know, but it's on the beach so it's all I need. In the redesign they have added walls to make a bedroom. The new bedroom is 6' 10" wide (+ or - 6") and 9' long (+ or - 6") so it's about 63 sq ft.
In looking at the NC Building code in Chapter 12, Section 1208.3 Room area. "Every dwelling unit shall have at least one room that shall have not less than 120 square feet of net floor space. Other habitable rooms shall have a net floor are of not less than 70 square feet."
So according to the current NC Code they are not in compliance.
What I don't know is if they will be subject to this newer edition of the code or if they will only be subject to the code that was in place at the time the building was constructed in 1972.
I have heard that they will only be required to apply the new code if they are rebuilding 50% or more of the building. Is that true? I couldn't find it anywhere online, I tried every search term I could think of. If you've had experience with this, or if you know where to point me for that information, I'd really appreciate it.
I couldn't find anything in the NC Code about Window requirements in Bedrooms, but I know (or think I know) that where the NC Code is silent they follow the IBC - I had read in another posting in this forum that there is a requirement for a bedroom to have a window, but they quoted the IRC and didn't note the chapter. Since the condominium is considered a commercial property, I looked for it in the IBC but couldn't find it. I tried Chapter 10 because I thought it might have something to do with the egress, but didn't come across it. I don't have a very "searchable" version of the IBC - maybe there's a better resource online. So my questions are:
1.) Can someone point me to the correct chapter of the IBC where it addresses the window requirement in a bedroom.
2.) Similar to the question above - would they be subject to this code or subject to the code that was in place at the time the building was constructed in 1972?
This is a great forum. Many thanks in advance to anyone who can help in answering any of the questions!