Browse Forums Building Standards; Getting It Right! 1 Feb 13, 2021 1:13 pm I am looking at purchasing a property, it needs work but has some great potential. The issue is - the ceiling heights in all the bedrooms (both upstairs and downstairs) are 2.38. How is this possible when the legal minimum is 2.4? The B+P inspector didn't seem to concerned about it either? and the property was advertised by the real estate as 4 bed 2 bath (ceiling height in bathroom is 2.1- legal) Is it because the property was built in 1983 - pre internet, pre computers? I have checked on the public council records - all additions/extension have had approval paperwork lodged, but some have no decision against them? I love the house but am now really concerned about that 20mm... am I making a mountain out of a molehill here? or am I justified in my reservations. Thanks in advance Re: Help! Ceiling heights at 2.38 how is this legal? 2Feb 13, 2021 1:26 pm I should have clarified 2.38 above FFL Re: Help! Ceiling heights at 2.38 how is this legal? 4Feb 13, 2021 2:06 pm 2400 from concrete to ceiling joists (frame members) minus 10mm plaster ceiling and 10mm flooring equals 2380mm. Standard construction Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Help! Ceiling heights at 2.38 how is this legal? 5Feb 13, 2021 7:32 pm Once it's built....Back luck the carpenter made a mistake 2.1m you don't need a ladder to change the light in the bathroom.. that could be a selling point Actually Double brick & brick veneer is 28c = 2.4m + Plate 45mm generally 2.450 min- ceiling gyprock Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Help! Ceiling heights at 2.38 how is this legal? 6Feb 13, 2021 10:39 pm BCA current room heights 2019 version, not much has changed over the years 3.8.2.2 Height of rooms and other spaces Heights of rooms and other spaces (see Figure 3.8.2.1) must be not less than— (a)in a habitable room excluding a kitchen — 2.4 m; and (b)in a kitchen — 2.1 m; and (c)in a corridor, passageway or the like — 2.1 m; and (d)in a bathroom, shower room, laundry, sanitary compartment, airlock, pantry, storeroom, garage, car parking area or the like — 2.1 m; and (e)in a room or space with a sloping ceiling or projections below the ceiling line within— (i)a habitable room— (A)in an attic — a height of not less than 2.2 m for at least two-thirds of the floor area of the room or space; and (B)in other rooms — a height of not less than 2.4 m over two-thirds of the floor area of the room or space; and (ii)a non-habitable room — a height of not less than 2.1 m for at least two-thirds of the floor area of the room or space, and when calculating the floor area of a room or space, any part that has a ceiling height of less than 1.5 m is not included; and (f)in a stairway, ramp, landing, or the like — 2.0 m measured vertically above the nosing line of stairway treads or the floor surface of a ramp, landing or the like. We are Expert Consultant's, and we are here to help. Re: Help! Ceiling heights at 2.38 how is this legal? 7Feb 13, 2021 11:05 pm Framed houses aren't built to brick courses so 2400 is the frame dimension. Double brick is built to coursing so 28 courses at 86mm is 2408 plus wall plate. To the OP. The 2100 in the bathroom will seem low and I suspect it will be to allow for the plumbing from the upstairs bathroom. The 20mm in the habitable rooms (2380mm) you will never pick unless you actually measure it. High ceilings are always nice but I can guarantee that no one would walk in and be able to visually pick that 20mm. It is standard construction anyway so don't let it stop you if the house is right for you. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Help! Ceiling heights at 2.38 how is this legal? 9Feb 14, 2021 2:39 pm [quote="Bimbob":2kkqd8wm]Chippy, your in WA, you should know better. Bricks are worked on modules of 600h. so 28c = 2400 simples.[/quote:2kkqd8wm] A brick course is 86mm, 76mm for the brick and 10mm for mortar. But yes you are right coursing at 600 modules is 2400. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Help! Ceiling heights at 2.38 how is this legal? 11Feb 14, 2021 2:47 pm Bimbob and they work in 600mm modules young padwan.... Yes you are correct. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Building Standards; Getting It Right! We bought a house in 2015 advertised as a 7/2/2, 4br up, 3br down (7br), and to date, it’s a great house. 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