A bedroom is considered above grade if its floor is entirely above the surrounding ground level, offering full natural light and standard egress, whereas a below grade bedroom is located at least partially or entirely beneath the ground, commonly found in basements, and subject to stricter safety and building code requirements.
Understanding "Grade" in Construction
In construction, "grade" refers to the ground level surrounding a building. This distinction is crucial for determining various aspects of a home, from its structural integrity to its habitable spaces. Simply put, above grade refers to all the space above ground level, while below grade refers to areas that are below the ground level, such as a basement.
What Defines an Above Grade Bedroom?
An above grade bedroom is situated on any level of a home where its floor is entirely above the exterior ground level. These bedrooms are typically found on the main floor, second story, or higher.
Characteristics and Advantages:
- Abundant Natural Light: Above grade bedrooms usually feature full-sized windows that allow ample natural light, enhancing comfort and mood. According to interior design principles, natural light is key for creating inviting spaces.
- Easier Egress: In case of an emergency, occupants can easily exit through windows or doors directly to the outside or to another above-grade part of the home.
- Better Ventilation: These rooms generally benefit from better airflow and easier natural ventilation.
- Higher Perceived Value: Above grade square footage and bedrooms typically contribute more significantly to a home's appraised value.
- Lower Moisture Risk: They are less susceptible to moisture intrusion and humidity issues common in below-grade areas.
What Defines a Below Grade Bedroom?
A below grade bedroom is located in a basement or cellar, meaning its floor is either partially or entirely below the surrounding ground level. While they can offer quiet and cooler temperatures, they come with specific design and legal requirements to ensure safety and habitability.
Key Requirements for a Legal Below Grade Bedroom:
For a below grade space to legally qualify as a bedroom, it must meet specific local building codes, primarily focusing on safety and occupant well-being. Failure to meet these codes means the space cannot be advertised or used as a legal bedroom, significantly impacting a home's value and legality.
- Emergency Egress: This is the most critical requirement. Every legal below grade bedroom must have an independent means of emergency escape and rescue. This usually comes in the form of an egress window or a direct exit door to the outside.
- Egress Window Specifications: Egress windows must meet minimum clear opening dimensions (width, height, and overall area), and the sill height (bottom of the window) must be within a certain distance from the floor, typically no more than 44 inches. Window wells, if present, must also meet specific size and drainage requirements.
- Adequate Ventilation: The room must have proper ventilation, either naturally through windows (if they meet certain size-to-floor-area ratios) or mechanically.
- Minimum Ceiling Height: Local codes specify a minimum ceiling height, usually around 7 feet, to prevent a cramped feeling and ensure proper air volume.
- Moisture Control: Given their location, below grade bedrooms must have adequate waterproofing and moisture control measures to prevent issues like mold and mildew. This can include proper drainage systems, vapor barriers, and dehumidifiers.
- Smoke and Carbon Monoxide Detectors: As with all bedrooms, appropriate smoke and carbon monoxide detectors are mandatory.
Above Grade vs. Below Grade Bedroom: A Comparison
| Feature | Above Grade Bedroom | Below Grade Bedroom |
|---|---|---|
| Location | Floor entirely above ground level, typically on upper stories | Floor partially or entirely below ground level, usually in a basement |
| Natural Light | Abundant, full-sized windows common | Limited, often smaller egress windows or window wells required |
| Ventilation | Generally excellent, easy natural airflow | Requires mechanical systems or specific window solutions |
| Emergency Egress | Direct access to outside or other parts of the home via standard windows/doors | Requires specific egress windows (minimum size, sill height) or direct exit to exterior |
| Perceived Value | Generally higher, contributes more to above-grade square footage | Can add significant functional space if legal, but appraised differently than above-grade |
| Comfort | Warmer in winter, cooler in summer (can fluctuate more) | Often cooler in summer, warmer in winter (more stable temperature) |
| Building Codes | Standard residential requirements | Strict requirements for egress, ventilation, ceiling height, and moisture control |
| Moisture Risk | Very low | Higher potential, requires proper waterproofing and drainage |
Impact on Home Value and Appraisal
The distinction between above grade and below grade bedrooms significantly impacts a home's appraisal and market value. Appraisers typically value above-grade finished square footage higher than finished below-grade square footage. While a legally compliant below grade bedroom certainly adds value by increasing the usable living space and bedroom count, it generally won't be valued dollar-for-dollar the same as an equivalent above-grade room.
- Above Grade Value: These rooms contribute directly to the primary living area square footage, which is a major factor in property valuation.
- Below Grade Value: A legal, safe, and well-finished below grade bedroom enhances the home's marketability and functional space. However, if a below grade room is marketed as a bedroom but lacks proper egress or other code requirements, it not only adds no value but can also become a liability, potentially requiring costly renovations to bring it to code.
Practical Considerations and Solutions
- For Below Grade Bedrooms:
- Prioritize Safety: Always ensure egress windows meet current building codes. If you're converting a basement space, this should be your first step.
- Manage Moisture: Invest in proper waterproofing, ensure good drainage around the foundation, and use dehumidifiers to maintain healthy indoor air quality.
- Enhance Light: Use bright, layered lighting (overhead, task, accent) and light-colored paint, flooring, and decor to make the space feel more open and brighter. Consider a larger window well if space allows.
- Radon Testing: Basements are more susceptible to radon gas accumulation. Regular testing and mitigation are crucial for health.
- For All Bedrooms: Ensure adequate insulation, proper ventilation, and functional smoke and carbon monoxide detectors for optimal safety and comfort.
