walkout basement
http://cdn.brownstoner.com/5075a76911643-.jpg
We are looking at a three-story brownstone with a rental unit on the garden floor (fully above ground). The owner’s duplex (two top floors) has exclusive access, via stairs to the cellar (below the rental unit) which has zero windows and is only cleaned up at this point. It would be a cool thing at some point if it could be converted to a play room for kids (since it has only 7 foot ceilings). My question is, if you wanted to grant access to the backyard from the below ground basement, how difficult would it be? Any idea of what it may cost? I am attaching a picture of something resembling what I mean. My final question is, what kind of problems does this present when it rains etc? Thanks in advance!
kellyj
in Decks and Porches 12 years and 8 months ago
3
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3 replies
psn | 12 years and 8 months ago
If done in a manner similar to that shown in the photo – adding outside egress and window/light – can this basement space then be legally used as a bedroom or still only as a rec room?
Bond | 12 years and 8 months ago
What are the basement walls? How far down are your footings? Potential problems that I see are that I’m assuming that the door for the basement level is in the middle of the house, so it would probably make sense to offset the cellar door. This may put it close enough to the lot line that you have to have shoring and possible underpin your neighbors house, both of which are expensive propositions. You’re going to want to have a step down to avoid the potential for flooding, so you may have to underpin that section of the foundation. Depending on what the basement wall is, you may also need to do some remedial work on the outside. A lot of theolder houses in Brooklyn have Manhattan schist walls which were often drystacked. So just because the inside is pointed, don’t assume that that outside will be. The header over the door could be a problem. Standard doors are 6’8″. Since you have 7′ ceiling heights, that doesn’t leave much room for a header. What are the walls above the proposed opening? If it’s brick, you have to have a plan to support it. Same with wood, although it will be easier to brace. Either way, you’ll have to figure out how to remove enough of the wall to insert a header and how to brace the walls above while you’re doing it. Unless your architect or structural engineer says you can use an angle iron lintel. Because of the large area that you show in the photo, and the fact that the outside space will probably be a little below the cellar slab, you’ll probably need some type of evacuation pump, since the drain line will probably be too low to rely on gravity. The architect that I use on my projects is warning me that all kinds of new plumbing/rainwater rules are going into effect, as well as increased enforcement on existing rules that they didn’t really worry about in the past, so I’m not sure how that will affect your project. You may not be able to go with a drywell, and even if technically you can, it’s a small space right, I don’t think a drywell would suffice. The space may also fill with snow during the winter, so you may need to plan on curb walls around the perimeter of the opening. Going with a much smaller opening with a straight run of stairs may avoid some of these issues and lead to lower costs, although it won’t look as nice as the picture, and certainly wouldn’t get you as much light. I agree with Goh, 50K should do it, but you’re going to have to be really, really, really careful about planning ahead to avoid costly snags. It’s not a huge project if done correctly, but there is the potential for huge problems if you get someone who doesn’t plan accordingly. I hope if you decide to go forward, you post on here and let us know what kind of feedback, problems, and prices you get. Good luck either way!
goh | 12 years and 8 months ago
Ballpark estimation would be 50K – excavation – concrete retaining wall with foundation – steel stair, railing – steel header with glass doors – drainage – professional services You would need to have proper drainage designed