exposing floor joists in a ceiling--can it ever be to code?

we are about to renovate, and will probably turn our 3-unit building into a triplex over garden rental… since we’re currently living in bottom two floors I’ve looked at our (low) garden level ceilings a lot, and I would love to expose the joists on the garden level, and add plaster in between, to give the space a homey feeling…. is that ever legal in New York? One architect we spoke to recently said no. I came here hoping for a different answer (I know) although I realize I may just have to let this go. thanks if anyone has more info on this.

slopegirl

in General Discussion 7 years and 4 months ago

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robertbullock | 7 years and 3 months ago

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Our ceiling looks way better exposed. While the surface of the subfloors upstairs was in terrible shape, it’s beautiful underneath, as are the joists. Covered, the ceiling was relatively low (under 8 1/2 feet) and felt lower. Exposing it gave us a few more inches and a much airier feel. If the ceiling felt dark, we were going to paint the subfloor wood white and leave the joists unpainted but it doesn’t so we didn’t. Call it a fad if you like, but his look’s been around for a long, long time. And if you decide you want ceilings, add a ceiling.

chemosphere | 7 years and 3 months ago

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Frederick Sterner, open beamed ceilings, 1922 renovation of an 1870s house. [Parge house interior 1922](//muut.com/u/brownstoner/s1/:brownstoner:erax:pargehouseinterior1922.jpg.jpg)

slopefarm | 7 years and 3 months ago

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I’ve never been a fan of exposed joists. Absorbs a lot of light, creates shadows, etc. It is also not a historic look. If you are going to do it, paint or whitewash the joists. (Can’t wait for this fad to end.)

slopegirl | 7 years and 4 months ago

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Thank you Eileen this is very helpful, I think we will be adding sprinklers so maybe I can keep my dream alive for a little longer.

eileengray | 7 years and 4 months ago

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In non-fireproof building (99% of Brooklyn row houses built before 1938) that are 3 stories or more (3 +Basement), 1 hour fire rated construction is required to prevent the spread of fire between floors. Exposed joists are combustible and need to be covered with a non-combustible material – 5/8″ gypsum wall board. If the floor above were concrete, you could have exposed wood joists (which would be superfluous as structural elements). I believe that exposed joists are permitted if the building is fully sprinklered. Fire protection between units is required but even if the building (3+B) is a one family, the floor/ceiling assembly needs to be rated. This is an architect speaking.

slopegirl | 7 years and 4 months ago

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thanks!

robertbullock | 7 years and 4 months ago

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We did just that less the plaster and have seen other recent renovations with the same. No one’s ever said it was a code violation and we did everything by permit andabove the board, but given that one architect’s told you it is, it’s wise to double check. Definitely worth doing for the reasons you raise.

Guest User | 7 years and 4 months ago

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some info from an old thread: https://www.brownstoner.com/forum-archive/2010/03/exposed-beams-f/
it looks like if the garden level and first floor are going to be separate units, which it sounds from your description like they are, you can’t do this because you need fire stopping between separate units.