Keeping Your Basement Safe

Keeping It Safe
Fire and smoke detection
Smoke alarms are required on all floors of a residence and near bedrooms. Although most smoke alarms are wired directly to the electrical panel in newly constructed houses, some jurisdictions permit battery-powered alarms in existing construction. It is prudent to install a carbon monoxide (CO) detector near a fuel-fired appliance, such as a fireplace or furnace, and near a doorway to an attached garage.

Electrical outlets and fixtures
The electrical code requires electrical outlets to be placed at intervals around all finished rooms. They are usually located no more than 3,600 mm (12 ft.) apart, and from 100 mm (4 in.) to 300 mm (1 ft.) above the floor. Kitchen outlets should be on a separate circuit and provided with ground fault protection to prevent shocks. Some appliances, such as stoves, ovens and dryers, require higher voltages with special outlets. Electrical fixtures and wiring must be installed and inspected by a certified electrician in most jurisdictions.

Windows
Windows serve three purposes in the building code: ventilation, natural light and emergency escape. Unless mechanical ventilation is provided, the natural ventilation requirements for new dwellings in existing houses must comply with the applicable building code. The NBCC requires each bedroom, dining room, living room, kitchen, den, combined room and any other finished room other than a bathroom, to have an unobstructed opening of at least 0.28 m2 (3 sq. ft.) for ventilation during the nonheating season. To provide adequate natural light, it is recommended that the unobstructed area of glass in a window be at least five per cent of the floor area of each room or combination of rooms.

Where a window is required to be a means of escape, it must be large enough and easily reached from the living space, and provide safe access to grade level. If the suite is not protected by sprinklers, the NBCC requires each bedroom to have an unobstructed opening of at least 0.35 m2 (3.77 sq. ft.) with no dimension smaller than 380 mm (15 in.). It might be necessary to replace or enlarge your existing windows to meet these requirements.

Windows near grade might be subject to forcible entry and require special locks or protective bars. Consult the building code for your jurisdiction for specific requirements for windows.

Windows are susceptible to condensation in cold weather because the glass and frame are usually colder than the surrounding walls. If the window is deeply recessed in the wall, heated room air may not reach the glass surface to remove the condensation and moisture damage might occur around the frame and sill.

An insulated window should be positioned so the air space between the glass panes does not extend outside the insulation on the surrounding wall. Where possible, install the windows near the inside face of the wall to prevent condensation on the glass. Be sure to seal the perimeter of the window where it meets the exterior wall and slope the exterior sill down and out beyond the wall face, to prevent leaks. Most building codes require the bottom of a window to be at least 150 mm (6 in.) above ground.

Means of egress
The occupants in all parts of the house, including a finished basement, should have a safe means of egress, or exit path, to the outside. The NBCC regulates the size of the components that make up the exit path.

Doors as a means of egress must be at least 810 mm (32 in.) wide and 2,030 mm (80 in.) high. Corridors must be at least 900 mm (35 in.) wide. The stair must be at least 860 mm (34 in.) wide between wall faces and have at least 1,950 mm (77 in.) head room. You may also need a handrail and a protective guard on the open side of the stair. If you are converting an unfinished basement into living space, the rise, run and tread depth of the stairs may have to be modified to conform to the building code in your jurisdiction.

Enclosure of mechanical room
Your furnace and hot water heater are powered by electricity or fossil fuels, such as oil, propane or natural gas. Fossil fuel-fired appliances will exhaust through chimneys or vents to the outside. High-efficiency furnaces are equipped with combustion air intakes that conduct fresh air from the exterior to the burners. Medium- and low-efficiency furnaces use room air for combustion and should have an unrestricted supply of air. If you have a medium or low-efficiency furnace enclosed in a small room, it is critical to ensure that the furnace is supplied with adequate air. Consider installing a louver in the door or wall between the furnace room and the living space. This ensures the appliance has adequate combustion air and is less likely to pull gases down the chimney. As an added precaution, it is wise to install a CO detector in the living space near the furnace.

Additional Requirements For Multiple Occupancies
If you convert part of your basement into a separate apartment, the NBCC requires you to provide additional fire safety measures that include the following:

• Apartments must be separated by smoke-tight construction that will resist the spread of fire from one apartment to another for at least 45 minutes.
• Structural elements, such as bearing walls, beams and columns that support one apartment above another must be protected for at least 45 minutes against collapse from exposure to fire.
• The heating, ventilation system and plumbing must be separate for each apartment and enclosed to prevent the spread of fire and smoke between apartments.  Each apartment must have its own entry that is separate from the other and protected from fire and smoke.
• The floor and wall assemblies that separate apartments from one another must be constructed to resist the transmission of noise. The NBCC requires a sound transmission class (STC) of 50 or more between apartments.

The requirements for multiple occupancies aren’t the same in each province and territory. Refer to your building code for a comprehensive description of the requirements that govern construction in your jurisdiction.

Finishes And Coverings
Even the best-designed basement may experience a serious leak, spill or flood. It is prudent to install water-resistant or impermeable floor and wall finishes, such as vinyl flooring and ceramic tile, to lessen the likelihood of damage and make clean-up easier.

If carpet and underpad are used, they should contain no organic materials that may promote mold. Area rugs can be removed and cleaned or disposed of in the event of a flood. Furniture should have legs that keep upholstery above the level of the flood water. Most drywall and fibreglass batt insulation must be removed and discarded if they become wet from flooding. Cement board and polystyrene insulation are less risky alternatives because they are almost unsusceptible to water damage.

Contact your REALTOR at Coldwell Banker Vantage Realty for more tips and advice on your home renovations.

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