Finger Lakes Building Officials, Inc.

An Affiliated Member of the New York State Building Officials Conference

September 26, 2003

RE: Stairs to a basement
RCNYS 311

I am writing in response to your email asking whether the Residential Code of New York State (RCNYS) requires a stairway to connect the basement and the first story of a building. It is our opinion that the RCNYS does not require such a stairway where access and exiting requirements are otherwise provided .

A basement must conform to the space requirements applicable to its use as part of the building. Section 311.1 of the RCNYS states, "not less than one exit door conforming to this chapter shall be provided from each dwelling unit. The required exit door shall provide for direct access from the habitable portions of the dwelling to the exterior without requiring travel through a garage." This means that, where habitable space exists in the basement, direct access must be provided from that habitable space through the dwelling unit to the main exit, or a second exit conforming to section 311 must be provided. Direct access is only achieved where the stairway connecting the basement to the first floor complies with section 314.

Where there is no habitable space in the basement, access must still be provided. Use of the space for mechanical equipment requires compliance with access requirements in sections such as 1305.1.2, which states "Appliances installed in a compartment, alcove, basement or similar space shall be accessed by an opening or door and an unobstructed passageway measuring not less than 24 inches (610 mm) wide and large enough to allow removal of the largest appliance in the space." A 24" by 24" trap door would be permitted in this situation, where removal of the largest piece of equipment was possible through this opening.

This advisory opinion is rendered based upon the information provided. Administration and enforcement of the code are within the jurisdiction of the local authority. If you have questions regarding this advisory, please call me at (518) 474-4073.

Sincerely,

James L. Harding, P.E.
Sr. Building Construction Engineer
Codes Division

Al03-230

Finger Lakes Building Officials Association, Inc.
3100 Atlantic Ave.
Penfield, NY 14526