Your current setup is not a code violation in all areas, and even if it is, rectifying it MAY be as simple as disabling the window-opening mechanism or nailing the window shut.

But as to your gas range in an island proposal, there are several difficulties with this idea --

- First, if your kitchen is 12 x 12, any island you put in will need to be very small, and your aisles will be pretty small too. A small island with narrow aisles and a fair amount of foot traffic is NOT the place for a gas range. You'll have no landing zone for hot pots, and passers-by will be very close to exposed flames & steam. It's just not safe or ergonomic.

- A gas cooktop on an island will also need an island hood, which would be difficult to install in a middle-floor condo and would completely block your sightlines in an already small kitchen. A downdraft would be even more disruptive to your beautiful floors, not to mention ineffective.

- On the bright side, they DO now make a flexible gas line (it's covered with yellow rubber) that might be able to be threaded under your floor.

I know it's not what you want to hear, but I hope it helps...

I would check to see what neighbors have done in their kitchens before committing to such a plan. What's the reason for the code violation? Suppose you fix the window above the stove so that it cannot be opened -- would that then allow you to put a gas stove there? I assume a draft from an open window could put out a flame and that's the reason for the code. If you have a lot of window on that wall, would you consider closing off the window above the stove -- would you still have enough light from the other windows?

Putting an island in such a small space -- are you sure you want to do that? The problems multiple -- how are you going to vent above the island? Make sure you address this issue up front, not as an afterthought, unless you don't mind smelling last night's dinner tomorrow morning at breakfast.

But if you still want to go ahead with the island idea, call a wood floor specialist and ask him to size up the problem for you. With a trained eye, he or she can probably tell you what can be done and how much it will cost, and if the alteration will show.

I feel for you. Sometimes it's hard to do what you want for reasons that don't make much sense.

Did your house pass inspection/code when you first purchased it? Even if code has changed you generally are grandfathered in providing you're not doing any other work that requires permits. If all you are doing is replacing one appliance with another you probably won't need a permit. I agree that moving the range to an island is going to be a major issue. In addition to what is mentioned above, one other issue with a window above a range is that you can't have any flammable curtains on it.

In any area where havin a range under a window isn't a code violation, there usually still has to be 6" behind the range for a safety factor, as well as the window being inoperable and made from tempered glass. Those are the minimum safe requirements for having a range in such a situation.

In an island situation, the minimum distance vehind the range needs to be 12" and 15" to either side. That's the absolute minimum requirements. Add in the minimum required 36" aisles, and the fact that counters are 25" deep, and you don't have enough room at all for an island, much less a range on an island.

Find another wall for your range, and try using a 90° bend to duct to the exterior if you have to.

I don't know if this is an option, but I'm in a townhouse where I can't alter the exterior so let me share what I did in a similar circumstance.

We had a bank of three windows and wanted a wall where the middle window stood. I replaced the opening window with a solid window, and then protected it with a piece of marine grade ply painted white (to the exterior it looks like a white shade) and then drywalled over the window. On the outside we have three windows, on the inside, two. If we ever have to change it, it's some messy drywall work, no biggie really in the grand nature of things construction wise.

Could you do something similar, then go with a non-flamable backsplash full height over the drywall (so the window won't get hot) and put your hood above? (live wire would be more likely to know if this will actually work than I am). As I mentioned, I was just building a wall, not worrying about heat. I think if it's possible, it's going to be easier to bump out that counter in your kitchen to a deeper counter (giving a space behind the stove) than to try to make an island work.

Oh and one the code thing with island clearances...Live Wire may be quoting code in his area (he does know his stuff) but in my area, that is not a code issue (36" clearance around an island). They have a recommended size, but no requirement to follow that. (I'm smaller on the backside of my island, but there is a large door opening taking up most of that space so I didn't worry about it).

Thanks for all of the help and advice. I am feeling pretty discouraged right now.

To Weissman: we just purchased the condo. The inspector didn't mention that the gas range under the window is a code violation. Apparently, that's not their responsibility and it says as much in their contract when I went back and read it.

To igloochic: can you say about how much it cost you to dry wall over the window?

There really are limited options as to where else to move the range because of all of the entry ways into the kitchen. I can move it to the opposite wall, but would again probably have to have the floor pulled up. It seems like sealing the window shut may be the best option.

My neighbor below apparently has an island with a gas range and hood above, although I have not yet seen it myself. I guess she was able to make it work, although I am not sure exactly how.

Now, I really hate disagreeing with igloo. She's a pal, and I tend to agree with her pretty much all the time. I even like her 8 bazillion knobs, handles and whatsits for her kitchen -- particularly the plotting pig. :-) But, if I were looking at a house and saw three windows on the outside and two on the inside, I would stop and say, "Whoa. Wonder what other weird cr*p the owners did in here." I'm not usually a worry about resale person except when it comes to significant structural changes that might be considered odd -- no matter how long you live in a house, chances are at some point down the line you will have to sell it. And a walled-over window or door just spells trouble for resale. I think you need to fully explore all options before going that route.

It might help if you posted a layout here so that the generous folks on this board could take a look. You never know. Someone might come up with a solution that doesn't involve drywalling over a window.

If you just bought the house, you may have recourse against the seller if there was a blatant code violation. Are you sure having the range where it is violated code at the time they installed the range? If this is a condo conversion, they were required to get a certificate of occupancy and must have passed inspection at some point.

Also, are you planning a full/partial remodel or just replacing the range? If you're just replacing the range, I really don't think you'll have any problem - you're not required to get permits or have inspections in that case.

Currently, there's nothing in the kitchen except appliances and a sink. No cabinets, no drawers, no countertops, no nothing. So, I guess this would be considered a full remodel since we have to add all of that stuff in (except we weren't planning on re-doing the floors).

I am not sure that the range under the window was a code violation when the building was converted to condos in 1987. It probably wasn't.

Even if I can put the range in front of the window it still seems like a bad place to have one. Particularly because things tend to splatter a lot when I cook....and I haven't figured out how to ventilate it by the window. My boyfriend suggested we put a fan in the window backwards, which is funny, but not great for resale either.

I am working on posting the layout and a few pics. As soon as I figure out how to do that, I will have them up. I am equally incompetent in kitchen remodeling and computing.

You can go to your local building dept & look up the code for range to determine if you are in violation - We have helpful people in our build dept that would explain things as well as offering some advice on what to do in a situation where you are in violation - But do go by the book 1st - many spew "code" and have no clue what they are saying -

That said, I would agree w/sentiments of others - kitchen being too small for an island - disrupting proper work flow & cramping the area - also the venting issue will become a real burden and eyesore -

- I would keep the range on an exterior wall - and make a fix if necessary to the code violation, if one trully exists -

good luck