Is it allow to convert a garage into a bedroom? it is Legal?

[Chiun D. Ng]

I was inspecting this house today and I found that this house garage was converted into a bedroom with a heating source for the air condition and no windows in the room, it is allow by code?

And I found this A/C handler lines and evaporator look like is tainted, could this be sign of Chinese drywall, the unit it was replaced by in 2007, I wiped my finger to the lines but no soot was coming off when wiped, I also check the electrical panel and all coppers wires are clean not tainted, only the A/C handler lines were a little dark, please I need your opinion.

[Joe Funderburk, CMI]

Bedrooms need emergency egress. If there is only 1 way out of the room, then it can't be a bedroom. No gas appliances in a bedroom (with some exceptions).

[Charley L. Bottger]

Originally Posted by cng1

I was inspecting this house today and I found that this house garage was converted into a bedroom with a heating source for the air condition and no windows in the room, it is allow by code?

And I found this A/C handler lines and evaporator look like is tainted, could this be sign of Chinese drywall, the unit it was replaced by in 2007, I wiped my finger to the lines but no soot was coming off when wiped, I also check the electrical panel and all coppers wires are clean not tainted, only the A/C handler lines were a little dark, please I need your opinion.

Normal rust appearing on the A-coil from condensation BTW is that a upflow or a downflow furnace

[Christopher Currins]

no windows in the room, it is allow by code?

No..

[Chiun D. Ng]

Originally Posted by cbottger

Normal rust appearing on the A-coil from condensation BTW is that a upflow or a downflow furnace

Upflow

[Chiun D. Ng]

Originally Posted by jfunderburk

Bedrooms need emergency egress. If there is only 1 way out of the room, then it can't be a bedroom. No gas appliances in a bedroom (with some exceptions).

There is no window or door, well the garage door is behind the wall, they just block the door with the drywall to make the room, but the room is close, so it is allowed or not? because i need it to write it down on my report.

[Christopher Currins]

Home inspectors are not required to determine what rooms are used for, leave that to the appraiser and/or AHJ.

Aside from egress, windows and/or skylights and proper ventilation are required in a habitable room.

Habitable Rooms

[Michael R. Boyett]

Have your client confirm, with the Seller, that the work was permitted and inspected by the AHJ when done. Or, do that for them for an extra fee. I sometimes use the following comment, modify to your situation:

Modifications: The home has evidence of modifications or remodeling after the original construction date. This work may or may not have been permitted by the proper authorities and may or may not have been constructed to the applicable building codes that were in effect at the time. I recommend the client inquire with the seller and research permits applicable for the address with the City of Austin Building Permit Dept or the Authority Having Jurisdiction (AHJ) if the home is outside the city limits and ETJ. Un-permitted remodeling may conceal hidden defects due to poor workmanship and may be subject to certain penalties and fines in addition to repairing any violations. This could result in a significant financial liability.

The City of Austin Permit Dept is located at:
Reviews & Permits Residential Reviews: (11th floor)
One Texas Center
505 Barton Springs Road
Walk In Customers: 8:00 a.m. - 1:00 p.m. Monday - Friday,
512-974-2380
Austin, Tx 78704

[Chiun D. Ng]

Originally Posted by mboyett

Have your client confirm, with the Seller, that the work was permitted and inspected by the AHJ when done. Or, do that for them for an extra fee. I sometimes use the following comment, modify to your situation:

Well I guess the seller is the bank, i am not sure, this is a vacant house.

[Chiun D. Ng]

Originally Posted by mboyett

Have your client confirm, with the Seller, that the work was permitted and inspected by the AHJ when done. Or, do that for them for an extra fee. I sometimes use the following comment, modify to your situation:

Good information thank you

[Michael J. Meeker]

Yes.


When done properly following the rules of the State it is done in.

Damn, I always have a different opinion.

My answer was just to the question not the situation.

Your situation does not appear to meet any likely codes.

[Chiun D. Ng]

Originally Posted by mmeeker

Yes.


When done properly following the rules of the State it is done in.

Damn, I always have a different opinion.

My answer was just to the question not the situation.

Your situation does not appear to meet any likely codes.

Thank you

[dgagneur]

That A coil looks just like my brothers (who lives in Ft Myers) did. It was replaced every few years due to CHINESE DRYWALL. Chinese drywall is VERY common in homes in the southern Florida area. Recommend you have it checked out further.

[Charley L. Bottger]

Originally Posted by cng1

Upflow

[Sean Fogarty]

Originally Posted by cbottger

You should recommend chineese drywall testing..