Egress

Q:  What is the minimum required sill height and net clear opening square footage for windows in

      bedrooms?

A:  44 inches minimum sill height, as measured from the top of the wood trim board. 5.7 minimum

     net clearance 2 stories, 5.0 grade floor. Net clear opening is a measurement of clear glass

     only, not including window frame, etc. (Read more...)

Q:  Exterior door landings are required to be 36-inches deep in the direction of travel. Is the

      exterior door between habitable  space and an attached garage (having a 2-foot carstop) in

      conflict with this requirement?

A:  No. The "landing" sections of the 2003 Code have been substantially rewritten to clarify where

     a landing requirement applies. The ICC 2003 Commentary provides supplemental discussion

     to emphasize the change. (Read more...)

Stairs

Q:  Can exterior door deadbolts installed by the builder be of the "double cylinder keyed 2-sides'

      type (i.e., only openable by key from both sides of the door)?

A:  No. The International Residential Code and all previous codes have been very firm on this

     issue. To safeguard health, safety, property and public welfare-Section R311.4.4 states "the

     side from which egress is to be made without the use of a key or special knowledge or effort."

     (Read more...)

Q.  Is a volute, turnout, starting easing or starting newel allowed to rise above the maximum stair

     handrail height of 38"?

A.  Yes, it may be allowed to raise highter than the maximum height of 38" as long as it is over

     the lowest riser. The opinion is clearly stated in the 2003 International Residential Code,

     R311.5.6.2. The 2003 commentary further clarifies that this is allowed. (Read more...)

Roof - Ceiling Construction

Q.  Are gutters required as a means of conveyance of rain water from roofs to the ground drainage

     of a home with a slab on grade type foundation?

A.  No, this section of the code that has been often misinterpreted. Section R801.3 Roof

     Drainage, quoted below, indicates that some controlled method of conveyance of the rainwater

     is required to get it from the roof to a point 5 feet away from the foundation wall. On the

     surface, one would think that this means that gutters or similar conveyance systems are

     required. However, foundation wall is the key word indicating otherwise. Our research through

     the sources quoted below indicates that foundation wall refers to wall similar to a basement

     wall, that is both above and below ground level. Most foundations in our area are slab on grade

     with no walls per se. In light of that it is our opinion that gutters are not required for homes

     utilizing slab on grade construction. (Read more...)

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