When do you consider a sunroom part of the house and "the next higher floor"?
Today, I did one on a crawlspace house with an attached sunroom.
The sunroom is not part of the main enclosure.
There is a door separating it from the house.
The sunroom floor is 0.5' lower than the main floor.
I think the general rule is it is viewed as an accessory building as long as there aren't utilities to it (elec/gas). Depends on the flood zone??
Plus having all screen doors/windows is a bonus. Then the flood that never gets there will get to flow out. Tell them to take their doors off.
Thanks for the reply.
I definitely has electricity. They have a computer, tv, lamps, etc. in there.
For me, it would be much clearer if they didn't have a door separating it.
It is livable space.
I just wish there was a clear definition...Like, maybe, if the room is ONLY accessible from the OUTSIDE of the house...
Oh well, they have an issue. I'd tend to view it as an "attached garage", and note it as such in the note section. Then you have the vent issues. Blame FEMA for their problems, don't make them yours
Call it something like an "attached greenhouse accessory unit" or whatever. That is what it is, right. It may help your client out to be vague as possible. Worst case is they'll come back for review, but likely not.
I would mention it in the notes and provide an elevation number there. I would not include it on Page 1.
> I would mention it in the notes and provide an elevation number there. I would not include it on Page 1.
That's what I've been doing for these situations. I was just hoping someone knew a definite answer. I guess I have to remember I'm dealing with FEMA. 😛
If it is being used as livable space, I would treat it as such and call it the next higher floor. Can you attach picture for clarification?
> If it is being used as livable space, I would treat it as such and call it the next higher floor. Can you attach picture for clarification?
That's exactly the way I treat them.
I guess I just wish there were a clear definition of livable space.
If there wasn't glass and just screens, would it still be livable?
Ah. Now that I see the pic, I would definitely treat it as part of the house for sure. I was envisioning one of those all-glass type thingies that might even have no floor of any kind yet be attached to the main house. Sunroom resembling a greenhouse, but, for leisure use only.
Thanks guys!