Battic Door Attic Stair Cover - What The Building Codes Say

Building Codes throughout North America require that air leakage into your attic be limited and controlled. Air leakage takes heat and moisture with it - wasting energy and leading to potentially serious moisture problems.

Energy Codes in force across North America require that attic access openings be caulked, gasketed, weatherstripped, or otherwise sealed to limit infiltration and exfiltration. This is because air leakage through cracks can result in higher energy use for home heating and cooling than necessary.

The 2000 International Energy Conservation Code (IECC™) - is the latest version of the Model Energy Codes. It has been adopted either state-wide or in municipalities in 26 states, and specifies that all penetrations in the building envelope between conditioned and unconditioned space that are sources of air leakage (attic access panels are specifically mentioned) must be sealed with durable caulking materials, closed with gasketing systems, weatherstripping or otherwise sealed to limit uncontrolled air movement (see IECC Sections 502.1.4.2 and 602.1.10).

Nearly all of the 50 states (as well as our territories) have adopted an Energy Code either the same as or based on a Model Energy Code. Model Energy Codes commonly used are the 2000 and 1998 IECC, or the 1992, 1993 and/or 1995 Model Energy Codes (MEC).

According to the "Plan Check & Field Inspection Guide for 1992 MEC, 1993 MEC, and 1995 MEC", as well as the "Plan Check & Field Inspection Guide for 1998 IECC and 2000 IECC", inspectors are instructed to verify that all doors between conditioned and unconditioned spaces have door boots and weatherstripping. Weather stripping must be installed around attic and crawlspace access panels if the panels are located in a conditioned room.

When inspecting for the Residential Provisions of the IECC/MEC, Building Inspectors are taught that proper air sealing will not only decrease the energy use of the building, but it will also increase the comfort of the homeowner and the durability of the home. Air leaking into and out of the wall, ceiling, and floor systems can carry water vapor that will condense within the framing cavities. Air movement carries significantly more moisture than vapor diffusion. This condensed water can then cause mold growth and rot within the cavities, shortening the life span of the structure.

Building Inspectors are also taught that all penetrations in the building envelope between conditioned and unconditioned space must be sealed with durable caulking materials or closed with gasketing materials. To spot a potential air leakage site, look along cracks in the building envelope for light. If you see light, you have an air leak. There are several places where air leakage can occur, including the attic stairway panel. (see "Inspecting for the Residential Provisions of the IECC" - page 9).

In Massachusetts, (and numerous other states and municipalities), the State Energy Code requires that "access doors, hatches, scuttles, pull down staircases and similar constructions that are part of the building envelope shall be insulated to a level equivalent to the insulation of the surrounding floor, wall, and ceiling." - (see ENERGY CONSERVATION FOR NEW CONSTRUCTION LOW-RISE RESIDENTIAL BUILDINGS (780 CMR Appendix J), section J4.2.5).

Below are quotes from several Building Code Inspection Guides - the full text of which can be downloaded from our WEATHERIZATION LINKS page:

From Plan Check & Field Inspection Guide for 1992 MEC, 1993 MEC, and 1995 MEC, as well as the Plan Check & Field Inspection Guide for 1998 IECC and 2000 IECC

"Weather stripping must be installed around attic and crawlspace access panels if the panels are located in a conditioned room".

From U.S. Dep't. of Energy (DOE) - Published by International Conference of Building Officials (ICBO) - Inspecting for the Residential Provisions of the IECC

"Air leaking into and out of the wall, ceiling, and floor systems can carry water vapor that will condense within the framing cavities. Air movement carries significantly more moisture than vapor diffusion. This condensed water can then cause mold growth and rot within the cavities, shortening the life span of the structure."

"To spot a potential air leakage site, look along cracks in the building envelope for daylight. If you can see daylight, you have an air leak."

"There are several places where an air leakage can occur... At the attic and crawlspace panels".

"Fiberglass batt insulation is not an effective air sealant. Caulking and weatherstripping must be installed in accordance with the manufactuer's installation requirements."