Often no permit exists for converted garage

Q. The studio apartment I'm renting is a converted garage. Is there any way to know if this conversion meets code and was approved by the city?

A. If the garage conversion was approved by the city, there should be a building permit on record and available to the public upon request. You can go to the city building department and ask for a permit history of the property, but don't be surprised if there is no permit for the conversion. Most people who convert their garages into additional living space do so without municipal approval. In most of these cases, code violations occur, but those violations do not necessarily make the unit uninhabitable. However, here is a list of safety-related requirements that would be of primary concern:

• A smoke alarm and carbon monoxide alarm should be installed and in functional condition.

• There should be an emergency exit from the sleeping room to the exterior. If that exit is a window, it should comply with minimum size requirements. The sill should be no higher than 44 inches above the floor. The openable portion of the window should be at least 5.7 square feet, and the opening should be at least 24 inches wide and at least 20 inches high.

• There should be openable windows of sufficient size to meet minimum requirements for natural light and ventilation.

• Electrical outlets near sinks should be equipped with GFCI to prevent electric shock.

• Outlets should be grounded, and there should be a sufficient number of outlets so you don't have to use extension cords for fixtures and appliances.

• Gas-burning fixtures should comply with requirements for combustion air supply and venting of exhaust.

To determine the level of compliance with these and other requirements, you can hire a qualified home inspector.

Q. I've been a home inspector for about 10 years and one of the things that annoys me is trying to find a house where the address numbers in the neighborhood are not plainly posted. Last week, I listed the lack of an address number on a home as one of the items needing repair. The seller and her agent have complained that this is not an issue because an address number is not a legal requirement. What's the deal? Is this a requirement or not?

A. The building code absolutely does require an address number on a building. It should be legible and plainly visible. The purpose of this requirement is to enable emergency personnel to locate a house, especially when responding to a 911 call.

Lack of plainly posted address numbers on homes can be very annoying, especially when trying to find a house at night. Most houses have numbers, but they sometimes become obscured by foliage. Homeowners should check to see that the numbers are on their homes can be plainly seen from the street.

It would be interesting to know how many vehicle accidents occur because drivers are trying to find an address rather than paying attention to traffic.

• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.

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