Thinking of Using Your Loft as a Bedroom in Mammoth Lakes? Read This First.

Loft spaces are a popular feature in many Mammoth Lakes properties, offering additional space and versatility. However, if you're considering using your loft as a sleeping area—especially for short-term rentals—it's essential to ensure it complies with the Town's safety and building standards.

Here's a straightforward guide based on the Town of Mammoth Lakes' official Loft Inspection Checklist.

📏 Ceiling Height Requirements

• General Loft Area: Minimum ceiling height of 7 feet.

• Loft Bedrooms: Minimum ceiling height of 7 feet 6 inches.

• Sloped Ceilings: At least two-thirds of the room must meet the required ceiling height. Areas with a ceiling height less than 5 feet are not included in the floor area calculation.

🪟 Emergency Egress (Escape & Rescue Openings)

For lofts used as sleeping areas, proper emergency egress is crucial.

• Window Requirements:

  • Minimum net clear opening width: 20 inches.

  • Minimum net clear opening height: 24 inches.

  • Minimum net clear total opening: 5 square feet.

  • Maximum sill height: 48 inches above the finish floor.

• Exceptions:

  • If 50% or more of the loft's perimeter is open to the room below.

  • If the building is equipped with an automatic fire sprinkler system.

  • If specific conditions regarding building perimeter access, exit travel distance, and interconnected smoke and carbon monoxide detectors are met.

  • If the sill height exceeds 48 inches, a permanently installed ladder or steps meeting specific criteria can be used.

🪜 Stair and Guardrail Specifications

• Stairs:

  • Maximum riser height: 8 inches.

  • Minimum tread depth: 9 inches.

  • Minimum clear width: 30 inches.

  • Maximum variance between risers or treads: 3/8 inch.

  • Minimum headroom: 6 feet 6 inches.

• Guardrails:

  • At lofts: Height between 36 and 42 inches.

  • At stairs: Minimum height of 34 inches from the stair nosing.

  • Maximum gap between pickets: 9 inches.

  • Clear space above guardrails: At least 24 inches, unless specific exceptions are met.

• Handrails:

  • Required on at least one side of the stairs.

  • Height: Between 30 and 38 inches above stair tread nosings.

  • Clearance from wall: Minimum 1.5 inches.

  • Cross-sectional dimension: Between 1.25 and 2 inches, or equivalent graspability.

📐 Floor Area and Openness

• Minimum Floor Area: Lofts and rooms within lofts must have a floor area of at least 70 square feet.

• Loft Size Relative to Room Below:

  • Standard: Loft area should not exceed one-third of the floor area of the room it's located in.

  • Exception: If the building has an automatic fire sprinkler system, the loft can be up to one-half the area of the room below.

  • Another exception allows exceeding the one-third limit if the exit access travel distance is no more than 100 feet to the dwelling unit's exit door.

🔄 Spiral Staircases (If Applicable)

If your loft is accessed via a spiral staircase, ensure the following:

• The loft floor area accessed is no more than 400 square feet.

• Clear walking area on spiral stair treads is at least 26 inches.

• Minimum tread depth of 7.5 inches at a point 12 inches from the narrowest point of the tread.

• Minimum head clearance of 6.5 feet.

• Maximum stair riser height of 9.5 inches.

🛏️ Planning to Rent? Compliance is Key

If your loft doesn't meet these standards, it cannot be used as a sleeping area for rentals. Beds must be removed, and signage is required stating the loft is not intended for sleeping. This is especially important for properties participating in the Town’s Certified Property Program for nightly rentals.  Important note - even if your loft is not compliant, according to the Certified Properties Program, you are still allowed to count the area for overall occupancy.  They call this the "net-neutral" component of the program.  Occupancy is calculated by taking the number of bedrooms (including lofts) and multiplying by 2 and then adding 2. So, a one+loft condo could have occupancy of 6 ((2 bedrooms x 2) +2 = 6).  

Final Thoughts

Lofts can add charm and functionality to your Mammoth Lakes property, but ensuring they meet the Town's safety and building standards is essential—especially if you're considering short-term rentals.

If you have questions or need assistance evaluating a specific property, feel free to reach out. We're here to help you navigate the journey with confidence and clarity.  Have questions or want to make sure your property is in compliance?  Contact: [email protected] or (760) 965-3660.