Accountant · Chicago, IL · Member since 2019 · 32 posts · 7 votes
Hello! In the process of purchasing a multi family that has an illegal 3rd bedroom in the attic of one of the units. I'd like to make it legal so that we can rent it out but am struggling to determine if it is possible. Trying to interpret the inspection report below.
We need to install a baseboard or a radiator in order to make it legal. Does the text below indicate to you that it might not be possible?
VENTILATION OF ATTIC AND FOUNDATION AREAS Inspected, CORRECTION NEEDED Due to the design of living space in attic, correct attic ventilation may not be possible. Ice melt cable may be needed to avoid ice buildup problems in the winter. Finished ceilings on the bottom of the rafters won't allow needed room for insulation or ventilation. Expect ice damming issues.
OK, so ice dams occur when snow starts to melt off the roof but freezes near the bottom edge. Ice forms and expands under the first layer of shingles. That causes water damage to the roof, roof deck, and inside the house itself.
The heat tape should do the trick, but it needs to be watched and inspected monthly to make sure it's doing its job properly.
The larger issue not mentioned is the 2nd means of egress from the attic. Is there only one staircase going up to the attic and no other way out? (Does not include jumping out of a window.)
Check with your local building code department to determine the size and type of egress route you'd need to install for the purpose you describe.
@Account Closed what they are referring to with ventilation is that a typical roof has a vent under the soffit and a vent on the roof top. Air comes in under the soffit and exits the top vents. The helps to equalize the temperature between the top and underside of the roof. Without proper air flow and insulation from the finished space, heat is escaping to the roof top surface. That means snow close to the roof may melt, but then freeze with the outdoor air. That results in ice dams on the roof. The ice dam blocks water flow and can result in water entering the roof. The heat coils can address this. The other issue is roof life expectancy is greatly decreased when it is not properly ventilated. That is because the temperature difference on each side of the roof causes it to prematurely degrade. This problem can be hard to address if the ceiling in the attic space is the underside of the roof. It leaves no space for insulation or airflow.
I am not sure that the inspectors comments relate to the safety of the space as a bedroom. It sounds like the heater coil will address the ice dam portion. The space may be expensive to heat if it is not insulated, but that is not really safety related as much as cost.