Basement bedroom dev but have duct in the way

6 years ago

Hello Houzz crew.

Im just coming to the end of a basement update and Im looking into creating a bedroom next to the utility area (no existing bedrooms in the basement but a budget of around 1k to frame, drywall and mud will at least double itself come sale time).

Across the planned wall to separate these two areas, is a duct. I also have a duct running across the ceiling.

Now, would it be unsightly if:

I created a sofft in the corner of the wall?

and created a soffit running across the middle of the ceiling?

The bedroom door will be a pocket door. The light can be easily moved. Floor area will be 78 sq ft with a window egress and door exit.

The highest point and a majority of the ceiling is 8ft.

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Comments (3)

PRO
GN Builders L.L.C
6 years ago
That is not an egress window if you plan to leave that window as is and if you plan to change that window to an egress you should plan on a larger budget.

That said there are 3 options, one is to leave the pipes open, two re-route piping closer to the walls and cover them up so the middle of the room has a more open ceiling (if possible, hard to say without seeing entire room) and the third option box them in, in its place.
Jai Ro
Original Author
6 years ago
Thank you kindly GN.
On the 3rd option, to box them in would still mean the window is an egress?

Otherwise, if I followed option 2 (which is fine), I’ll frame that to the height of the top of the window.

As long as I can ensure it is code, that’s what I’ll follow.
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PRO
GN Builders L.L.C
6 years ago
An egress basement window must meet your local code compliance.

Most residential building codes require:

R310.2.1 Minimum opening area.

Emergency and escape rescue openings shall have a net clear opening of not less than 5.7 square feet (0.530 m2). The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. The net clear height opening shall be not less than 24 inches (610 mm) and the net clear width shall be not less than 20 inches (508 mm).

Exception: Grade floor or below grade openings shall have a net clear opening of not less than 5

square feet (0.465 m2).

R310.2.2 Window sill height.

Where a window is provided as the emergency escape and rescue opening, it shall have a sill height of not more than 44 inches (1118 mm) above the floor; where the sill height is below grade, it shall be provided with a window well in accordance with Section R310.2.3.

R310.2.3 Window wells.

The horizontal area of the window well shall be not less than 9 square feet (0.9 m2), with a horizontal projection and width of not less than 36 inches (914 mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened.

Exception: The ladder or steps required by Section R310.2.3.1 shall be permitted to encroach not

more than 6 inches (152 mm) into the required dimensions of the window well.