Historic Resources Committee

I've worked on two 'downtown loft' renovation projects with windowless bedrooms in several units.  My impression is the bedroom egress window requirement was left over from a 100 year old code response to firetrap tenements lacking any mechanical air conditioning.  

Clients come in all types, sizes and temperaments....some more adventurous than others; some more likely to take legal action when they encounter difficulties in selling their property to someone else.

That said, I know of at least one half-floor loft (with at least two major exterior walls of very tall windows) in NYC that had a non-full height wall, windowless and large opening 'doorway' bedroom on wheels that the owners rolled around and placed to capture the sunshine/moonshine/stars according to the seasons. Stepping inside, wrapped in a quieter 'cocoon' of space that had no electricity was a bit weird. Rather cave-like; but in theory, this too, met code.

Still, I am sure there are folks who consider the lack of connection with the outside world to be an asset... And the mere fact that buyers will buy is not necessarily an indicator of appropriateness, or good design, or safety, much less our human need to have sunshine.

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Mary Colette Wallace Assoc. AIA
President
The Wallace Research Group
Bellevue WA
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I would like to respond to the idea that the "bedroom egress window requirement was left over from a 100-year old code...."
I do not know how long the old CABO residential code was in effect, but it was completely redone in 2000 when the ICC (International Code Council) was formed with the merger of the 3 national model code groups and the International Residential Code was established..

Since then the building officials have heard proposed changes annually and voted on those proposed amendments.  Every 3 years, they hear proposed amendments again and after voting on them publish a new code book.  So since that change-over there has been the 2003, 2006 and now the 2009 International Residential Code.

Most everyone can propose amendments and after submission there are thousands and thousands of industry people from various disciplines that scrutinize every single word.  Everyone from building officials to firemen and even vendors offering all sorts of products and architects.  For anyone to say that this section has been missed for over a 100 years, is admitting that you are totally unfamiliar with the code development process.  I would suggest that you get involved with it.  After all, it will be dictating your design perimeters.



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D. Cook AIA
Tipp City OH
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Original Message:
Sent: 04-25-2011 12:20
From: Mary Colette Wallace
Subject: Windowless bedrooms



Clients come in all types, sizes and temperaments....some more adventurous than others; some more likely to take legal action when they encounter difficulties in selling their property to someone else.

That said, I know of at least one half-floor loft (with at least two major exterior walls of very tall windows) in NYC that had a non-full height wall, windowless and large opening 'doorway' bedroom on wheels that the owners rolled around and placed to capture the sunshine/moonshine/stars according to the seasons. Stepping inside, wrapped in a quieter 'cocoon' of space that had no electricity was a bit weird. Rather cave-like; but in theory, this too, met code.

Still, I am sure there are folks who consider the lack of connection with the outside world to be an asset... And the mere fact that buyers will buy is not necessarily an indicator of appropriateness, or good design, or safety, much less our human need to have sunshine.

-------------------------------------------
Mary Colette Wallace Assoc. AIA
President
The Wallace Research Group
Bellevue WA
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