The City of Gretna requires homeowners to comply with the follow building codes:

Ø     2006 International Residential Building Code

Ø     2008 National Electrical Code

Ø     City of Gretna Zoning Code

    

Planning guidelines and drawings for finishing basement spaces:  

The drawings shall depict existing conditions and proposed work by the use of shading or other discernable method.  The drawings may be a floor plan view.  However, wall sections and other details are very helpful.  The drawings should include, as applicable;

Ø     The purpose for all rooms and areas enclosed shall be listed; i.e., storage, office, family room, bedroom, etc.

Ø     The size and location of all existing and proposed windows and doors shall be shown.

Ø     Proposed finished ceiling height above finished floor should be indicated on the drawings.  Habitable spaces shall have a ceiling height of not less than 7' 6".  There are a few exceptions allowed by code where ceiling height can be reduced intermittently where the required height is not available.

Ø     Location of all plumbing fixtures proposed.

Ø     Location of proposed electrical outlets, switches and lighting, as well as the completion of an Electrical Permit Application.

Ø     Proposed changes to the heating, ventilation and air conditioning system.

 

Rooms for sleeping purposes require escape or rescue windows: 

Rooms for sleeping purposes require evaluation of exiting requirements.  Escape or rescue windows shall be provided in each sleeping room.  Escape windows shall have a minimum area of 5.7 sq. ft. and minimum net clear openable dimensions of 24" in height and 20" in width and a maximum sill height of 44" above the finished floor.   Below grade window wells must be installed.  Window wells used in conjunction with escape or rescue windows shall comply with the following: 

Below Grade Window Wells:  The clear horizontal dimensions shall allow the window to be fully opened and provide a minimum accessible net clear opening  (floor area of the well) of  9 square feet, with a minimum dimension of 36 inches.  Window wells with a vertical depth of more than 44 inches shall be equipped with an approved permanently affixed ladder or stairs that are accessible with the window in the fully open position.  The ladder or stairs shall not encroach into the required dimensions of the window well by more than 6 inches.

 

Projects requiring excavation below exterior grade:

Project requiring excavation below grade, such as new stairwells, will require additional drawings of the site setback requirements, and all grading, drainage and proposed construction details.  Drawings required for windows located below grade must depict how code requirements are met.

 

Wood in contact with concrete or masonry surfaces:

Any wood material that actually has contact with any concrete or masonry surface shall be of pressure treated (PT) or naturally rot resistant wood. This typically includes "nailer" plates on floor, wall nailer  "furring strips" for wallboard application and frames/casings for windows.  The objective is to avoid having untreated wood in contact with concrete or masonry. 

 

Utility/Furnace Room:

The planning of rooms and location of walls near or around the furnace room must consider the clearances required for service and maintenance of the furnace.  All furnace and smoke stack clearances to combustibles must be consistent with the Underwriters Laboratory, Factory Mutual or other nationally recognized testing laboratory label on the appliance, as well as the 2006 International Residential Building Code requirements.  The frontal clearance to the furnace service/maintenance door must be 30" and a clear height of 80" from the floor.

 

An evaluation of your furnace by a competent heating appliance installer or the furnace manufacturer representative is recommended. Utility rooms that have gas appliances must have combustion air supply by way of louvered doors or vent openings.  If needed, the furnace manufacturers' dealer/installer can help plan and install fresh air intake ducts where they may be most effective and/or less intrusive to the finished space (i.e., between floor joists, etc.)

 

Commentary:  All heated spaces require limited amounts of outside (fresh) air to reduce the risk of carbon monoxide build-up.  Limited amounts of CO will decrease efficient operation of the furnace.  Increased amounts can be fatal.

 

Fresh combustion air differs from return air.  It is usually mixed with and, thus, is tempered with furnace "return" air.  Fresh air is normally available from infiltration (entering through small cracks around doors and windows, siding and foundation sills and the opening and closing of doors and windows).  In more energy efficient homes which are provided sheet plastic vapor seals on walls, sealers on sills, and caulked effectively during and after siding is applied, fresh combustion air may already be provided by a supplemental air duct directly from the outside.  Most often, doors to basements are louvered to ensure a flow of air to the furnace from other spaces which may contribute infiltrated air.  Unless expertly advised that sufficient fresh air will always be available, never install a solid panel door when enclosing a furnace room.

 

Plumbing/Bathrooms:

The homeowner may perform all phases of plumbing for the basement refinishing as per the 2006 International Residential Building Code requirements.

 

All toilet and bathrooms which do not have an openable window shall have a ventilation fan for odor and moisture control.  These shall vent to the exterior of the building, NOT into the garage or any other enclosed room.

 

Electrical:

The homeowner, who must also be the occupant, may perform all phases of electrical wiring for the basement refinishing as per the current electrical code adopted by the City of Gretna.

 

Hard-wired with battery backup smoke detectors, shall be added in all areas designated as sleeping areas and in hallways leading to those areas. 

 

Commentary:  The intent of adding smoke detectors is to provide some protection for persons occupying the basement and residence.  This requirement is an abridgement of current requirements of the 2006 International Residential Building Code, 2008 National Electrical Code and the National Fire Protection Association's Life Safety Code.  These Codes currently require that all levels of the residence, all sleeping areas and hallways to sleeping areas and all rooms adjacent to hallways leading to sleeping areas which have ceilings 24" higher than the hall ceilings must be provided smoke detectors.

 

As code requirements have increased over the years, the residence may or may not have "hard-wired" smoke detectors.  Furthermore, as the type, design and construction of residences vary widely, addition of and/or interconnecting smoke detectors may or may not be easily done.  If the basement has an unfinished ceiling, addition of smoke detectors is relatively simple.   If possible, we encourage you to consider adding at least one additional smoke detector/alarm interconnected to the basement detector.  It should be located in an area to maximize the opportunity for other occupants to hear the alarm. 

 

Lots served by Septic Tanks & Drain-fields:  The addition proposed must also meet the set-back requirements of the septic tank and drain field(s).  If new bedrooms and/or additional waste water generating facilities are proposed, an analysis of the existing waste water disposal and the potential need for additional sub-surface disposal field may be required.

 

Commentary:  For a residential lot which is currently served by an “on-site” waste water disposal system (e.g., septic tank/drain-field system), special care must be taken in setting the addition to avoid conflict with the existing drain-field and to conserve sufficient “critical area” for a replacement drain-field. If new bedrooms and/or additional waste water generating facilities are proposed, an analysis of the existing waste water disposal and the potential need for additional sub-surface disposal field may be required.  Depending on the size, slope and other improvements on the lot, the need for an area for a replacement drain-field may eliminate or severely limit the opportunity to build the proposed addition.  This “critical area” is defined as a location which can be served by using gravity or pumping the waste to a replacement disposal field.  The drain-field size depends on a number of factors including soil percolation rate and water usage in the residence.  

 

Inspections Required:

Ø     Ground Work Inspection - Placing new or relocated plumbing lines concealed below the floor slab.  Inspection is needed before covering.

Ø     Rough-In/Framing/Electrical Inspection - After all framing, plumbing, electrical or mechanical systems (heating and cooling ducts, controls, etc.) are "roughed-in", but before insulating and concealing work. 

Ø     Final Inspection - After the completion of the ceiling, walls, plumbing fixtures, electrical fixtures and all safety features have been completed.

 

Please allow a 24 hour notice when calling for an inspection.  The Building Inspections Office number is 332-3336, ext. 209.

 

Note: Building permit fee is based on square footage of finished living area.

Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.