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Attics are commonly overlooked as a resource for
adding finished living space to a home. That’s because not
all attics are suitable, due to inadequate headroom and small space
that does not meet minimum local building code requirements. That
being the case, it is necessary to carefully evaluate your attic
to make sure a renovation project is feasible before making plans
to utilize the area.
The best guideline for evaluating an attic is your local building
code. This defines all requirements that must be met in your renovation;
including minimum headroom, minimum number of electrical outlets,
ventilation requirements, etc.
The best resource for these guidelines is you local building inspector,
who can oftentimes provide you with requirements specific to your
type of renovation project. Local building code requirements are
also frequently available at the local library.
Begin your attic evaluation with an inspection of the framing members.
If your roof is supported by rafters, you can proceed to the next
step. If it is supported with trusses, you will have to find another
way to add space to your home. Trusses have support members that
do not allow enough adequate open space in the room for inhabitable
purposes.
Next, check for headroom and overall floor space. Local building
codes commonly require a minimum of 7 ½-feet of headroom
in at least 50-percent of what is termed “usable floor space.”
Usable floor space is usually defined as the portion of the room
with headroom of at least 5-feet from floor to ceiling. Minimum
requirements apply to the finished space after all flooring and
ceiling surfaces are finished off.
Sometimes rafters and floor framing requires reinforcement, which
will also affect the finished headroom space. Rafter support elements
such as collar ties, rafter ties, and purlins can sometimes be moved
and adjusted. But only after consulting with an architect or engineer,
to insure that the load bearing capabilities of the roof system
are not compromised.
Rafters will need to be inspected for any signs of stress or damage;
including cracks, sagging, or insect damage. Also check for signs
of water leakage; if present, this indicates that roofing will need
to be repaired or replaced before engaging in the renovation –
adding to project cost.
Even healthy rafters may be too small to support the added weight
of finishing materials, or provide enough space for adequate insulation
material. If this seems to be the case, have a professional check
your attic from the rafters to the floor and the supporting walls
below.
Sometimes it is necessary to reinforce supporting walls. Floor
joists can be reinforced by adding “sister” joists or
new joists between existing ones. Reinforcing support walls can
sometimes be complicated; requiring support beams and posts or reinforcement
of the foundation.
There are other code requirements that must also be met. If the
space is to be used as a bedroom, there must be at least one exit
to the outside – such as an outside stairwell or egress window.
There are minimum requirements for ventilation and natural light,
which might mean adding windows or skylights.
There must be an inside stairwell at least 36-inches wide with
enough room for a 36-inch landing at both the top and bottom. Keep
in mind this will affect the floor space both upstairs and in the
room below.
Finally, check existing mechanical elements in the attic. Plumbing
and electrical systems can easily be moved or installed around other
elements. But elements such as chimneys are immovable, and will
need to be included in the design plan. Some local codes have stringent
requirements for framing around a chimney. This might be the perfect
opportunity to have your chimney inspected by a fire official and
obtain local code requirements regarding it.
Project Planning
Once the attic has passed evaluation, hire an architect, engineer,
or building contractor to contemplate the elements that will be
affected by the project, and begin to develop blueprints. Use original
house blueprints to learn more about the structure and location
of mechanical rough-ins. If you don’t have blueprints, try
obtaining them from the original builder, or the local building
authority.
You will need a material list to accurately estimate costs for
the project. Communicate your needs to the professional and your
over-all preferences for layout and design, which will affect choice
of materials and costs involved.
One aspect that can drastically affect project overhead is the
addition of windows and/or skylights; available in countless styles
from numerous manufacturers, with a large variation in pricing.
Some contemporary designs available are nothing short of breathtaking;
but these can add considerably to costs.
While many finished attic projects include a bathroom, some types
of bathroom fixtures may not be suitable for the allotted area.
Space limitations may not allow for a large garden tub, and adequate
support for a hot tub or Jacuzzi may not be feasible for an attic.
Once you have a final set of plans that meet code requirements,
design preferences, and an estimated cost within your budget, you
are ready to begin your project.
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