Spruce up your basement the right way
Your town will require building permits before you can finish your basement.
Egress windows and doors are two of the most important elements of a finished basement.
Plumbing, lighting, and ventilation also come with stipulations.
It is best to work with a trained contractor to meet basement rules and regulations.
From guest suites to home movie theaters, your basement holds a lot of potential. Finished basement building code requirements, however, are often quite detailed depending on your state and municipalities laws—and for good reasons. Transforming a semi-underground space into a safe living area requires a lot of planning. Before sorting through your finished basement remodel ideas, take a look at these crucial finished basement code requirements.
While the term "finished basement" can mean something different to each person, your local building codes likely define it very specifically. So, what is considered a finished basement in the legal sense?
Most code requirements define a finished basement as a "habitable space." Bedrooms, living rooms, offices, and rec rooms are common options. While bathrooms and storage rooms do not often fit into the category, you will often find some finished basement code requirements for these areas as well.
Just because your home is 3,000 square feet doesn't necessarily mean it's all considered livable space. What actually counts toward overall square footage is any space in your home with walls, a floor, a ceiling, and proper heating. This can include finished basements, stairways, hallways, closets, and pantries in addition to main living spaces like kitchens, bedrooms, and bathrooms.
The cost to finish a basement averages $18,400—10% of which goes toward the cost of home addition permits. And while a finished basement does add value to your home with a return on investment (ROI) of around 70%, the final number will depend on the details of your design. You can reach out to a local basement finishing company to receive a cost estimate and to help you draw up plans.
There are two primary ways to research your local basement code regulations: by requesting information from your local building permit office or by hiring a local basement remodeling team. Professional contractors should be able to pull permits and advise you on how to ensure your design is up to code.
Here are the most common basement building rules and regulations:
Most basement code instructions will begin with your emergency egress requirements. An egress is a window or a door that fits very specific measurements to handle an emergency. In some cases, you will only need an emergency egress for a bedroom, but in most cases, you will need one in any habitable space.
While regulations vary by local building codes, egress window regulations typically follow the International Residential Code. The measurements ensure that an emergency worker can enter and exit the egress with their equipment. Here's what to know:
Egresses must lead directly to the outside.
Window cannot be more than 44 inches from the ground.
Opening must be a minimum of 20 inches by 24 inches.
Egresses must be easily accessible without tools or special equipment.
If there is a window well, it must be no smaller than 3 feet by 5 feet.
Local regulations may differ, but the minimum width for finished basement stairways is 36 inches. Most people try to construct stairs 42 to 48 inches in width. In an unfinished basement, the required minimum width often is 32 inches for stairways, so you may need to expand the stairway’s width when finishing the space.
Some local regulations may require handrails. If the handrails extend more than 4.5 inches into the stairway's width, you may have to make the stairway wider to meet the regulations.
For interior stairways with no windows—which is common when leading into a basement—you must add lighting. If the stairway has more than six stairs, you must have light switches at the top and bottom of the stairs.
An egress stairway must contain the proper handrails and a minimum number of treads and risers. At a minimum, the egress stairs must be 36 inches wide, treads must be 11 inches deep, and risers should be 7.75 inches high or less.
While requirements vary from town to town, some general requirements are consistent. Finished basement ceiling options must typically reach at least seven feet high. In some locations, the square footage of the room can be no less than 70 square feet, or less than seven feet in one direction. Decorative and structural beams may also have clearance measurement requirements.
A habitable space requires natural light for the health and safety of the room—and, let's face it, general enjoyment. In most cases, the minimum total area with windows or door frames fitted with panes of glass, must be eight percent of the floor square footage.
In some cases, homeowners can opt for artificial lighting that averages six-foot candles— the number of lumens per square foot it displays. But this depends on the size of the space, and of course, local regulations.
Keep the breezes flowing by ensuring there are operable windows at least the size of four percent of the floor space. Again, in some towns, basement ventilation requirements also call for a proper HVAC system capable of making up for the possibility of a window this size. Bathrooms and laundry rooms will also often require ventilation and fans directly to the outside of the house.
Codes for insulation may vary by location. Northern parts of the United States require insulation with higher R-values than southern states. Some warmer locations do not require insulation. When finishing a basement, you can use a few different kinds of insulation on the walls, including:
Spray foam
Blanket roll
Blanket batt
Foam board
Loose fill
You may need to install a vapor retarder to prevent condensation behind the insulation, depending on the type of insulation you use.
Designing a livable space in an underground room comes with some logistical challenges. Local building codes typically require a proper moisture barrier to improve air quality and prevent mold and mildew from permeating the finished building materials.
Additionally, your contractor may be required to use pressure-treated wood that does not come in contact with the concrete floor. Other construction-specific details include:
The location of the egress compared to the sleeping area.
Placement of metal doors between habitable areas and control or furnace rooms.
Some states require that habitable spaces sit a specific percentage above grade.
All living spaces must meet basic residential codes as they would in the rest of the house. For example, many electrical codes require GFCI outlets, particularly if they sit within six feet of a plumbing source.
You may also be required to conceal wiring so it’s out of sight and with a ceiling clearance of a specific height. If the room requires more power than the current panel can take, you'll need to factor in the cost of a new circuit breaker box as well.
Plumbing code requirements in a finished basement must follow your residential local building codes. You need to follow code when installing:
Toilet
Sink
Shower or bathtub
Hot water heater
Water softener
Floor drain
Kitchen
Dishwasher
Laundry
If running new plumbing and drainage lines, you must construct cleanouts and shut-off valves to be easily accessible. If you want to conceal the cleanout, it must have access space to accommodate the plumber’s equipment.
Standard carbon monoxide and smoke alarm laws apply to the basement as well. You will need at least one carbon monoxide detector and multiple smoke detectors. The placement depends on the number of living and sleeping areas as well as the placement of gas-burning appliances.
So, do you need a permit for a finished basement? Absolutely. In order to get the green light to start your basement renovations, you'll need to submit your plans to your local building permit office. In many cases, you will need several licensed professionals to sign off on your plans. Electricians, plumbers, and even structural engineers may need to give the literal stamp of approval before starting.
