Here are two pictures taken at my SIL’s new Ryland home.
1. Does the location of the vent beneath the slider prohibit a deck or stairs from being attached?
2. What do you think happend during the install of the egress window?
Thank you for your help.
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Replies
Is that a sliding door? Looks like it is high enough off the ground that a step of some kind is needed. What did the builder have planned for that door?
"Put your creed in your deed." Emerson
"When asked if you can do something, tell'em "Why certainly I can", then get busy and find a way to do it." T. Roosevelt
Is that a sliding door? Looks like it is high enough off the ground that a step of some kind is needed. What did the builder have planned for that door?
It is a slider and steps are definitely needed. The vent location prohibits attaching a ledger (correct term???) board to the side of the house IMHO.
1. Does the location of the vent beneath the slider prohibit a deck or stairs from being attached?
Probably. Where is this house? What is that vent attached to? If there is an AHJ, how did it pass? Oh, wait, I know that answer, 'cause Ryland built it.
2. What do you think happend during the install of the egress window?
Ryland at their tract best.
Yes, I know that's not "fair." Maybe I'm jaded from seeing Ryland signs right after city limit signs. Or, I just hate tract homes. Or, it's been a long week and I'm grumpy.
Vent location really just gives you a reason to go with a free-standing deck instead, and catnilever back to the house. There's a bunch of benefits to that. Not least is not being surprised by finding what's under the siding.
Ok, and, with some reflection (and more coffee), I'll wager that the egress window is a "casualty" of "flipping" the floor plan. So that, as built, the well is too near some other drive or walk or the like, thus the grating. Which would not be the case in the "unflipped" version. Ask the SIL if hers is the first of that floor plan in the subdiv, or if it's the first with the garage on the side hers has. If so, then it's the "teething pains" of tract plan building.
The vent is from the basement bath extractor fan. It runs within the bathroom wall straight to the exterior.
Free-standing deck I can see. What about free-standing stairs? She would prefer a patio. I would think that the stairs would have to be particular wide so as to provide stability.
I would think that the stairs would have to be particular wide so as to provide stability.
Depends on the AHJ (Authority Having Jurisdiction--the local Building, Engineering, or Pallning & Development, or such similar office).
If there is no AHJ, I'd not go narrower than the entire width of the moving portion of the slider plus the rail widths on both sides. I'd not go smaller than 42" out from the door, parallel to the wall, before the first step.
As a practical matter, the landing will "want" to be as wide as the entire slider, and about 4' deep. The stairs off that could be 4' wide, aligned to the door opening.
That being said, that landing will acquire "clutter" like a magnet, too. Design-wise, I'd campaign for a deck, oh 12'-16' wide centered on the slider, and 8'-10' deep, and then down to a patio as needed. That gives two different outdoor living spaces, while decreasing the possibility that sitting on the patio would put a person's head at the same elevation as of the vent. Warm, damp, air not being likely to improve enjoyment of the patio (other alternatives being equally user-unfriendly).Occupational hazard of my occupation not being around (sorry Bubba)
The problem of the vent remains with a free-standing anything doesn't it? Unless one is allowed to canterlever deck boards (the ones on which you walk) to allow the vent to well, vent!
Is one allowed to canterlever deck boards in Felton, DE?
It appears that the openable side of the door is the one over the vent.So even shorting stairs won't work.Maybe they will have to change out the door as a minimum workaround..
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A-holes. Hey every group has to have one. And I have been elected to be the one. I should make that my tagline.
Is this house "new", or just new to your SIL? If the latter, I'd say that the vent was added by a previous owner without consideration for stairs. I'd investigate whether it can be moved, but if not, you could probably install a landing and stairs by directing the exit of the vent down with ducting and supporting the landing on posts so it's freestanding.
Similar regarding the egress window. Looks like a former owner replaced an existing window with the present one and did a crappy job, removing trim that was never replaced.
If it is really a new house, and your SIL is the first owner, I'd sue the builder. ;-)
Mike Hennessy
Pittsburgh, PA
This is a brand new house!
"This is a brand new house!"
Bummer. On to Plan B -- sue the builder! (Or at least get them to correct these obvious construction defects.)
Mike HennessyPittsburgh, PA
I guess that is the issue - is the position of the vent a construction defect? Is it reasonable to request that it be relocated?
"is the position of the vent a construction defect?"
Well, that depends. I can't believe you could get an occupancy permit with a door to nowhere, like in your photo. What's the deal with that? Was this house to be only partially completed by the builder? Was the homeowner to put in a deck later? Was this door added to the standard plan as an afterthought? Whether or not this is a "defect" that the contractor should fix will depend on one or more of these considerations. Methinks we don't have the full story yet.
As for the egress window, that seems pretty clearly a punch list item.
Mike HennessyPittsburgh, PA
Actually, and, yes, surprisingly, this is quite normal in the North East. Doors to nowhere and no (or very few) plants are quite common. Depending on the season, you may not get any lawn, although they will put one in (usually poor quality seed) later in the year.
Well, if this was built as shown on the plans, then I'd say it's not a construction defect, though it may be a design defect. If you are planning a deck and stairs, you'll have to evaluate the cost/hassle of moving the vent yourself vs. chasing the builder to do it vs. simply making the deck freestanding.
Mike HennessyPittsburgh, PA
I can't believe you could get an occupancy permit with a door to nowhere
Well, it can be easier, if you are a giant tract builder, to build on the other side of the township's line, so the BI can only stand over there and shake his head. Especially when "everyone knows" the new development will be annexed, only a matter of "when" not if.Occupational hazard of my occupation not being around (sorry Bubba)
I'm clueless on egress window.
Bathroom vent under door could probably be moved and ledger installed. OR, redirected with ducting as Mike said.
If you choose to go with a ledger - the bathroom wall will need to be opened anyhow to gain access for through-bolting of ledger. Fan duct re-routing may become a minor issue with the wall open.
Redirecting down is probably simpler / better way to go. Then freestanding deck with cantaliever to house. Also avoids any settling issues with deck tied to house via ledger.
Redirect will move moisture laden exhaust air down and away from deck framing - that's a good thing.
Jim
Never underestimate the value of a sharp pencil or good light.
I don't have my mechanical code book here, but I don't think you can have a vent exhaust within 3 +-" of a opening (the slider door).
So even if she gets the deck/porch/stairs thing figured out she could still be hosed.
I don't have my mechanical code book here, but I don't think you can have a vent exhaust within 3 +-" of a opening (the slider door).
Sounds like it might be worth asking the local BI (if such a beastie exists in the nether regions of DE) to come and take a look.
Ironically, currently, the extractor fan in the basement bathroom does not work!
BI does exist, probably through the Town of Felton. I know that is how Odessa works.
If you were to re-direct down and out (left or right), you could get into compliance. Or, since existing vent fan does not work, how about relocating the replacement?
Most of the BI folks that are below the canal are pretty reasonable.
Jim
Never underestimate the value of a sharp pencil or good light.
Egress window almost looks like it was set in the forms when the basement was poured and moved ! The vent like has been said - free standing deck-
Milburn