Legal bedroom with lot line window and a skylight with no egress?

I made an offer on 2 bedroom condo in North Brooklyn, which was accepted. When presented with the offering plan, we realized that the only window in the second bedroom is a lot line window. With the lot next door for sale, we are assuming that if we eventually get this place a building will eventually go up and we will lose that window. It isn’t ideal, but we are ok with it as there is a large skylight that gives ample light. Our question is: is this a legal bedroom? NY State law says that there must be a means of egress, which, this skylight is not as it is 12 feet off the floor (44 inches is required). Our attorneys are looking into it now. Mine says it isn’t. Theirs says the skylight makes it a window and that the CO and offering plan confirm that it has already been approved by the attorney general. Has anyone been through this before or know of a similar situation? Any advice is appreciated.

gill6201

in Legal 11 years and 8 months ago

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gill6201 | 11 years and 8 months ago

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The building dates to the late 1800s. Regardless, if it fulfills light and ventilation requirements, wouldn’t there still need to be a means of egress?

dazednconfused2 | 11 years and 8 months ago

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If the building was initially constructed before 2008, it’s possible, and even likely, that the 1968 code was used for the reno.

gill6201 | 11 years and 8 months ago

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The condo is in a newly renovated building. The unit is on the third floor. The skylight is operable (ventilation) and provides sufficient light, so I believe it fulfills those requirements.

dazednconfused2 | 11 years and 8 months ago

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That’s assuming the condo is new construction, or a renovation filed under the new code. Structures built prior to 2008 can use the 1968 or 1938 code, in which skylights are allowed for natural light and air.

joearchitect | 11 years and 8 months ago

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If the building is fully equipped with sprinklers and the apartment is on the fourth floor or higher you don’t need an emergence escape and rescue window. If the skylight is operable or if you have mechanical ventilation you may not need the window for ventilation. However you do need a window for light (10% of floor area). Skylights can be substituted in a R-3 (1-2 family) house but not an apartment building. Most likely if the lot next door gets developed you would no longer have a legal second bedroom. SECTION BC 1205 LIGHTING 1205.1 General. Every room and space in every building shall be provided with artificial light in accordance with Section 1205.3\. Every habitable room and space shall also be provided with natural light by means of exterior glazed openings in accordance with Section 1205.2\. 1205.2 Natural light. Every opening providing required natural light shall be so located so as to properly light all portions of the room. Openings providing required natural light shall be windows and/or glazed doors. Exception: R-3 occupancies. Skylights, opening directly to the outer air, transparent or translucent panels, or other light-transmitting media, may be substituted for window openings in R-3 occupancies provided that they meet the minimum dimensional requirements of Section 1205.2.2\. 1205.2.1 Minimum opening. The minimum net glazed area shall not be less than 10 percent of the floor area of the room served. Every opening providing required natural light shall be at least 12 square feet (1.1 m2) of glazed area.