What are you planning to do for a shower enclosure?

 

Thanks for asking. I'm wanting to put the shower in the corner of the space so I'll be using the two existing concrete walls and adding some extra water proof coating on the walls that it would be attached to. I saw something like this In one of the houses I visited but they had cmu instead. I'm assuming I would need to drill into the concrete to add a glass shower in-closer to the walls. Or maybe it's easier to just make the whole floor a shower with a traditional floor drain? I saw that on youtube from a contractor.

 

"industrial modern architectural look" does not have a rule that bathrooms cannot have privacy. There is also the convenience of having switches/lights/receptacles where you can easily reach them, which an open bathroom may not provide and your 2 movable shelves cannot offer.

Having all the wiring (Romex I presume) and plumbing exposed when mounted on the exterior foundation walls and ceiling does not make it "industrial modern." It makes it cheap-ass-*******-unfinished-looking with a paint job, unless you design the routing of it and use materials that look decent exposed (e.g. EMT conduit/metal boxes, chrome Ptraps, copper supply and sanitary, etc.).

Buying a new home will surely have lots of existing MEP in the basement that probably won't fit your design look. So get the house first, then live in it a while and during that time decide what and how far you go in the basement. As far as permitting even if no walls or other substantial things besides elect/plumb, they will want a general permit for assessment purposes and review things like egress, combustion air and stuff. Separate full kitchens are not usually allowed in most places but "kitchenettes" are.

 

3onthetree -

Don't have time to wait I'm doing a rental upstairs, and I'll be living downstairs temporarily and then will do a full remodel in ~5yrs, my timeframe for this project is 3-6mo.

Actually talked to a few architects at my firm today they didn't seem alarmed about needing a general permit as long as I only do what I'm planning to do. They only care if its general use is changing or if walls/furring not just being "prepped" for a new space, the space would be classified as uninhabitable/unfinished for my purposes which should be fine for a temp. situation and would be fixed after I buy a second property. The assessed value wouldn't technically change other then for MEP. Cities do not go and check every house to see if someone is living in a uninhabitable/unfinished basement..... Architects do this sort of thing all the time, an example is if they don't want rails on stairs they will add temporary 2x4 rails for inspection and then let the owners rip them off after inspection. Also kitchen cabinets don't trigger a need for a general permit in my area which is a bonus and would be added long after rough-ins are done. I'll remove the cabinets before I remodel anyways after I move out, will probably remodel the whole house at that point. Since I'm doing plumbing and electrical permits and that's it, it should be fine and again all the rest of the work will be done long after they are finished inspecting. If I need to do anything with the hvac then I'll just have them pull it for the hvac. Will probably need to add a vent in the slab anyways for Radon.

Worst case scenario they find out and try to evict me from my own basement. Entire scope of work would have already been outlined all in the MEP permits, space would be required as "storage". And "technically" no unpermitted work would be done.

In terms of the electrical switches etc. I guess it's a good thing that I have a 6.5yr graduate degree in architecture and can draw the plans & dim., and tell them where I want receptacle/plumbing and what not. I can plan accordingly for future upgrades If I need it a certain distance/location off the wall etc. Also a "cheap ass ******* look" will not happen, you gave me a good laugh 😂. I'm designing the space, I'll probably render it out with all the 3D elements (plumbing, hvac, lighting, etc.) before I start. It will take me two-three days or less for full renderings and dimensioned MEP plans. All MEP will meet code.

Also moveable walls is a modern feature that falls under adaptable design and sustainability. Modern industrial is the exposure of structural/utility elements mixed with modern features. I will additionally wrap wiring in protective covers just like you would manage computer wires, the product I would use is undetermined. Also bathrooms will have privacy the bookshelves don't have to be see through..... I'm single and It's going to be a temp. studio space no privacy needed anyways, looking for one with a walkout as well, so I can add a egress window next to it when I remodel and keep it a studio.

You should always ask questions first before Immediatly coming to conclusions.

Went ahead and added image only for design reference mine will be different obviously with concrete instead of brick and different cabinets and additional things.

 

You should always ask questions first before Immediatly coming to conclusions.

Did you even read your OP? "If you see any flaws in my idea just let me know and any recomendation's would be appreciated."
Even with a little snapshot of a paragraph to read, you can glean a lot out of a person's knowledge base by the questions and statements made. You obviously took my comments as "flaws" and to heart, and after your brag post now I know why. Take your own advice and don't come to conclusions about anyone else here, or on any forum, not having a dual degree and being a practicing professional. In addition, you'd be surprised how much you can learn from others not professionally educated, regardless of how on-point their response is or whether they strictly adhered to what you expect to hear.

You haven't even bought a house yet, so it's all postulation anyway. Maybe as an architectural intern you haven't dealt much with zoning, permitting, seeing anything through construction, or even rental properties. A couple more general comments:

• Electrician/plumber can pop a permit for some work individually, they will need to finish the permit through. Better to pull a homeowner-performed permit and hire out for rough-in consultation. Good luck finding someone for that.
• Properties are zoned for certain occupancies. Duplex is one, and putting in a separate kitchen would raise eyebrows. Having a permit with inspectors coming through, it's not a secret and they will review your improvements and real estate assessment for adding a bathroom and if allowed, a full kitchen. They will also review changing the use of a "mechanical/storage basement" to a habitable space, which is what a kitchen supports, regardless if it's "industrial" look, and review egress, light + ventilation, and HVAC among others. The AHJ could even get sticky and start into fire resistance between units.
• There are many other specific items I could comment on, e.g. the open joist space above the movable walls, the lack of soundproofing between rental units, the need for separate HVAC control, etc., or even pick apart your statements, but there is no need because you seem to have knowledge of many keywords.

Good luck with your endeavor!

 

If it's only temporary, why not just use a prefab shower enclosure—glassed or curtain?

 

Yea, your probably right. Just worried about moisture above now. Typically drywall and latex paint will keep things dry but I won't have an enclosed ceiling. If I put an epoxy above it might waterproof the wood enough not totally sure. Maybe a product out there for this kind of situation.

 

Previously spoke to several people in the city, zoning and rental department and asked if it does fall under R-1 if it's okay for what I'm doing they said it's not considered a multifamily or apartment to them since the owner (me) will be living in the home. It will remain labeled as a normal single family until I move out, no additional inspections are needed past the submited permits. I am limited to max 5 non-family members though. There explanation was that they just consider it like me having roommates that are splitting the cost of living with me. I also have a residential lawyer that I ran everything by too. Since it's not considered a rental I don't need fire rated walls/ceilings separating spaces at least according to the city. I also back checked the zoning code for my city to make sure. I've been researching being a landlord for three years prepping for this, I enjoy research.

For a basement to be consider "habitable" it has to have an egress window of 5.7 sq.ft. and meet several other code requirements. Even with general permits and both a kitchen & bathroom downstairs it can't be labeled this. I'll have to double check the kitchens, city code only follows IRC, no supplemental or additional codes. Kitchenette would be fine anyways.

You should never be unprepared for something either way you don't go into an investment without the right tools. Same reason why you shouldn't jump or dip your toes into a cold pool when you have a thermostat to test it, and if it's too cold then you heat it with a heater before jumping in. My area has 300k+ homes (not all available) and I'm currently only looking at ones with basements. If I want a duplex I'll probably get stabbed in the areas I could afford and would need to double my mortgage to get in a better area.

HVAC will be zoned out, that was my first issue to solve. My main concern was with permits and figuring out moisture control most everything else I've got answers for. The other stuff I spoke about was really only meant for context purposes.

"flaws in my idea" should have been right after the paragraph about water proofing not at the end of the sentence where it was broken by a paragraph that I added later on, maybe that's my fault.....

I wouldn't have come on this forum if I didn't think there were people outside of architecture that could help me. Why would I waist my time doing that. I wanted feedback/options and product recomendation's. I mentioned my architectural background only in regards to your comment that my aesthetic design would be "ass" and not in fact industrial modern obviously I'm going to see you mentioning flaws, my degree is essentially in design and you **** on my design idea without context or being constructive about the design 😑. Same reason you shouldn't tell a contractor he doesn't know what he's doing when it comes to means and methods.

 

in regards to your comment that my aesthetic design would be "ass" and not in fact industrial modern

you **** on my design idea without context or being constructive about the design

Did you even read my post? Nowhere does it say what you are misconstruing and misquoting.
Take a step back, thinking and researching about this for 3 years has apparently made it your baby and you're a bit on edge.