Imagine you have a bunch of friends over you having a good time and then bang… you have a friend with a head banger who just has been dropped from pulling a header on a low flying beam. Hope you have a lot of party ice for this one. I have a friend that is a bit taller than the norm, as he would describe it he comes in at 5’-19”. So these items do come to my mind.

So I was on a recent home inspection and I was very aware of a beam that was very low. So out the tape measure comes and I get a measurement of 70-1/2 inches (5’-10-1/2”). Well that is a bit low for most.

2009 Residential code has some defined requirements for ceiling heights.

R305.1 Minimum height.

Habitable space, hallways, bathrooms, toilet rooms, laundry rooms and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm).

Exceptions:

1.         For rooms with sloped ceilings, at least 50 percent of the required floor area of the room must have a ceiling height of at least 7 feet (2134 mm) and no portion of the required floor area may have a ceiling height of less than 5 feet (1524 mm).

2.         Bathrooms shall have a minimum ceiling height of 6 feet 8 inches (2032 mm) at the center of the front clearance area for fixtures as shown in Figure R307.1. The ceiling height above fixtures shall be such that the fixture is capable of being used for its intended purpose. A shower or tub equipped with a showerhead shall have a minimum ceiling height of 6 feet 8 inches (2032 mm) above a minimum area 30 inches (762 mm) by 30 inches (762 mm) at the showerhead.

R305.1.1 Basements.

Portions of basements that do not contain habitable space, hallways, bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches (2032 mm).

Exception: Beams, girders, ducts or other obstructions may project to within 6 feet 4 inches (1931 mm) of the finished floor.

This begs the question if this has been permitted and if a variance was issued. I highly doubt it.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

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