The first page was getting a little unwieldy – 165 comments, wow! – so we’re creating a new forum here. Post questions, concerns, recommendations or complaints here and we’ll get to them as quickly as we can. Thanks everyone and we hope this site has been helpful. Thanks again!
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Recent Entries
- Message from Outgoing Moderator: Thank you!
- Basement HVAC Systems: Can they be shared with upstairs unit?
- About Window Glazing Requirement: What Does It Mean?
- DCRA Launches New Site, New Apps (and they’ll help get basement legal faster)
- Don’t Have Certificate of Occupancy? We’re Making the Process Easier.
- Exterior Door Locks: Balancing Security and Fire Safety
- ‘Stumbling Blocks’ Filling Up
- DCRA’s Step-by-Step Process for Applying for Basement Rental License
- New Checklist Posted, Ceiling Height, Zoning and Ideas Going Forward
- DCRA Launches New Site to Help DC Residents Renting Basement Apartments
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Links
First of all, I think this site is a great help, and I thank you for it!
I am considering purchasing a house with an English basement that appears to meet all DC codes, which I would like to rent out. This house is a foreclosure that the previous owner renovated. My question is this: how can I be sure that the previous owner had permits to do the renovations? The home inspector may be able to tell whether or not it is up to code, but can he know if there were permits for the work? If I purchase a house that was renovated illegally, would I have to tear out the drywall for everything to be inspected?
You can look up recent permits – going back about 10 years – at http://pivs.dcra.dc.gov by putting in the address and then clicking on permits. We have also have a records department here that can try to retrieve stuff from archives going back for a long time. If there are no permits, then the best way is to follow this protocol. Get permits for the work done, get a third party inspector to review and sign-off and then it will be brought into compliance. In many cases, there will be minimal “tearing out” if any. Here is more detail on this: http://rentmydcbasement.com/2010/06/09/dont-have-certificate-of-occupancy-were-making-the-process-easier/
Hope this helps.
JT– I had this same situation where the prior owner did a renovation and created a second unit, but never got the CoO and didn’t get all her permits. Be very afraid– the process is very slow and arduous. You will need to submit retroactive building plans (basically building plans showing your currently layout), and these will need to be approved by FIVE different inspectors. It took me over four months and close to ten visits to DCRA to get the building permit, even though the construction was for the most part done long ago by the prior owner. If you go ahead, I’d recommend hiring a very good architect to draw up your plans for submission to DCRA and a permit expediter– otherwise, you will be spending a lot of time at DCRA.
JT and MKP,
We are trying to smooth out the process and make it easier, less expensive and faster. It’s a work in progress and hopefully this blog and the comments help. Here is recent post on how to avoid spending the money on architects and expeditors. http://rentmydcbasement.com/2010/06/09/dont-have-certificate-of-occupancy-were-making-the-process-easier/
We are charged with ensuring the renovations are done up to code and safe and unfortunately approved work donely illegally is not something that can be done in a few hours. But we are trying to do what’s right for new homeowner’s who bought properties either under false pretenses or unaware of the permit/code/C of O process. Thanks.
Hi,
I saw that the code prohibits gas grills from rooftop terraces. If I have a 2 family house (main house, separate bedroom apartment), can I put an electrical grill on the roof? Are gas grills only prohibited in condo buildings or all residential homes? thanks
RD,
The code for grills only applies to buildings with more than two units. Hope this helps.
Security Deposits
DCMR requires security deposits to be deposited in an “escrow account” in a DC financial institution. I just noticed these details after many years of renting 2 licensed apartments. I keep my deposits in separate savings accounts in a Maryland bank. I let the interest accrue and return the total amount in the account to the departing tenant when the time comes.
Am I compliant?
Trying Hard,
Thanks for email. We don’t really handle security deposit issues, but did do a post on another blog on the process:
http://thisshouldbeillegal.com/2010/08/12/summer-is-nearly-over-what-you-need-to-know-about-getting-security-deposit-back/
I would contact Office of Tenant Advocate for more details on this. Thanks again.
Greetings. On a recent visit to the DCRA I was informed that soon basements will need to be seperately metered in addition to having a seperate panel. Is it true that this requirement is changing? Also, can you post some more detail around the fire resistant requirements for walls, ceilings, etc.? Do ALL walls in the entire house need to have a certain rating or just the basement; or just the basement ceiling?
Thanks much for all your help!
Erik
EB,
I’m having the inspectors put together an overview on this. Will post soon. Thanks!
Thank for the quick reply! Can you confirm the first part of my question re: the seperate meter? Is that going to be required soon?
I don’t believe so. Updates to the International Construction Code are being done now and I’m not aware that will be changed. Those codes wouldn’t go into effect until late 2011 or 2012. I’ll double check though.
Can you please post this detailed overview of the fire resistance requirements for basement units?
Can you please post this detailed overview of the fire resistance requirements for basement units? This related to the EB post of November 29.
Hi – I would like to get a CofO for my basement and I have two questions:
- I read on DCRA regulations and this website that ceiling height must be minimum 7 feet high, while people who deal with DCRA every day tell me it’s in effect 7 feet 6 inches. Which is true?
- The same people tell me the bedroom needs to have one window. Well it’s a rowhouse and the bedroom only has one door with access to the backyard (which has access to the back alley and the street), and no windows because the house is stuck in between two other houses. Why would the bedroom need a window? Is this correct?
Thanks,
T
Tom,
Thanks for your questions. The minimum height is 7 feet. There really is no subjectivity to it at all. And on the window requirements, here is the code:
There are 2 areas of the Int’l Property Maintenance Code and 14 DCMR that address window requirements.
The first is section 402 which requires habitable spaces to “have at least one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space shall be 8% of the floor area of such room.” There is an exception that allows for natural light to come from an adjoining room under certain circumstances. 14 DCMR section 502 is essentially the same, however the area required must be a minimum of 1/10th of the floor area served. It also allows for the requirement to be met by way of the use of glazed doors or other glazed construction.
The second section is 702 which deals with means of egress. Windows of a minimum size can suffice for this requirement but doors can also be used to comply with the code. 14 DCMR deals with egress facilities in a different manner but requires only that the means of egress be maintained in a good state of repair and free from obstructions.
That’s about as specific I can be without details on the property in question.
I have a question: is a lease void if it violates a DC Law? i.e., if the landlord does not have a business lisence, would the lease be cosidered illegal?
Thanks so much. This is a great site.
Jacey,
The lease is really a seperate legal document and is realy enforced through the courts. So a lease can be enforced seperate and apart from the license. However, you can use the lack of a license and any housing code violations to take action in court against your landlord. Contact the Office of the Tenant Advocate http://www.ota.dc.gov for legal advice. If you’d like to report the property for being unlicensed and inspected for any housing code violations, please call 202-442-9557 and hit “6.” Hope this helps.
I just recently completed a whole house renovation and recieved DCRA electrical, plumbing, hvac, and fire inspections and approvals for the entire house (including the basement). Do I still need to have another inspection for the BBL? It seems a waste of time and money to have another inspector come out to do the exact same thing.
Also, I was told that in order to pass the inspection, I need to have my furnace, AC and water heater inspected by a licenced contractor to ensure they are installed and working correctly. Again, I just had my entire house inspected by the DCRA, do I need to spend more money to hire a contractor to come out and look at my systems? If they do need to come out, is there a form for the contractors to fill out or can they just write a letter? Or can reciepts to the contractor showing payment be used?
I am in the process of renovating my basement to get a CFO and have a “building permit” and supplemental electric and plumbing permits. I am quite handy and can install a “ductless” heating and air conditioning system myself. the ductless system was approved in the HVAC plans. I am wondering what kind of a permit I would need.
Thanks.