"The IRC defines an exterior wall as enclosing conditioned space but says nothing about it being habitable. However to use that definition to void the code requirement for a weather barrier over an exterior wall envelope is clearly contrary to the intent of the code since a leak in an unconditioned space is no more desirable than in a conditioned one, not to suggest a building code would even be relevant for this situation." 1) Just because a wall is on the exterior of a house does not mean it encloses conditioned space or is part of the thermal envelope. In the above case, the wall shown is not part of the thermal envelope and does not enclose conditioned space. Therefore, an 'air barrier' like Tyvek would not be required. 2) Only since 2006 has the IRC required a weatherbarrier under most common siding materials, and there are still plenty of jurisdictions across the US that still use 2003 versions of that code. For them, placing a weatherbarrier under the siding would not be required or even enforceable. ---------- That said, and for the record, if you go back to my original comments you will find I did not endorse nor even recommend that this area should have no protection. I said just the opposite: That a weatherbarrier should be installed even if there was no code requirement for it to be there, but that the weather barrier could be any type approved material, like felt paper.... and did not have to be an air barrier like Tyvek.

Your assessment that this enclosure was done badly is based on what? A slope in floor can be dealt w in a couple ways but this has been a functioning kitchen for how long? And you are seeking a remodel. So what is your attention drawn to ....to say the enclosure was done poorly. When was this enclosed and was it signed off ? There is probably a sweet spot to make some improvements but describe why the initial work was inferior. ... you are implying that but is that accurate? In general my instinct would be to reverse the dedicated space configuration. Bring kitchen into original house footprint and use the space in question differently....but I don’t see a picture. Kitchen Reno is time to get it all the way that’s best

Brooklyn, Thank you for pointing out the 2 different models, I will look at the lesser $ one. Jar G, I see lots of people switching to induction in this area. The heat output in the kitchen is key here where it is hot and humid most of the year. Also, if you cook a lot, and use gas, the venting needs to have make up air, it is mandated here. Daisychain01, Good point and I agree. Brooklyn, Yes that is true. The chef in my family picked the smaller apartment as the owner had redone the kitchen with quality appliances, not top of the line but reasonable and good, well above the electric coil burners. SG, It will get used that's the point. Bry911, I agree, everyone in my family, lots of younger people, always look at the kitchen appliances. It is most often a decision maker. I don't mean to omit anyone that has taken the time to comment. I thank everyone for taking their time to comment and provide food for thought and help me think this through.

Not a fan for a number of reasons. Unless you've "cut off" the sketch, I don't even see a kitchen -- only what appears to be a bar -- yet you have a lot of smaller rooms with specific designations. Consider recreating your rooms so their use is more flexible to not only give you more options but help the resale value of the home. Consider the possibility you might want this for your forever home and, someday, might need more bedrooms for grandchildren and their parents to visit -- but no longer need a music room or both a study and an office or den or gym or playroom or both a formal dining room and a screened/summer/sun porch dining room. If I understand correctly: Your basement will be a walk out facing the mountain view? The center floor is the "main level" and will be ground level facing the road? The upstairs/top floor will actually be in an attic, creating small "unfinished" spaces? In the mountains, it can get really cold and windy in the winter -- even in the north Georgia mountains. Summers here in the foothills of the mountains where "mountain views" begin can have days that top 100F. Heat rises and cold settles, making any two story room problematic for heat/cooling in any home anywhere. Would not want even the stairwell "open" floor plan, much less the largest room in the house -- would want a door to close off the stairwell upstairs and downstairs. Does the basic structure already exist -- are you limited to this size and this shape and this space? Having spaces designated "unfinished" means you'll need building permits to do anything significant in that space later and you'll likely not get your wiring rough in there needed for its ultimate intended purposes. If you do create a two story room in what appears to be a three story house, do make sure you can close off the rest of the upstairs from any two story room and can also close off the rest of the downstairs from any two story room -- especially if you put the two story room in the center of the home because you would essentially be turning two heating/cool zones -- upstairs and down -- into six heating zones. Unless high utility bills are of no concern to you now or in the future. In lieu of a "screened porch, consider the equivalent of a sun room created with a pair of wide sliding glass doors on three sides with screens. That will enable you to use your dining porch much earlier in the spring and for much longer in the fall. With an electrical outlet or a pair of them (on different circuits) on the house wall, you could even add some heat to such a room extending the dates it could be used for even longer with a small inexpensive radiant heater. https://www.fleetfarm.com/detail/comfort-zone-electric-radiant-heater/0000000249432 Alternately, especially if you're going to have a table and chairs FILL up your screened porch from early spring until late fall anyway, you could create such a sun room in the corner of the house with two window walls -- two walls of the dining room -- or three walls of the living /dining room combination -- with cold weather rated side sliding glass doors leading to a deck or patio -- accessible from a front formal two or three story entrance with stairwell (that can be closed off from the rest of the house and, thus, end up with all the open living/dining/entertaining space you that would be need no more difficult to keep "neat" than just the living room (easier than a living room with a two story ceiling). IF you put the room on one end of the house, you may even be able to create this room with a vaulted ceiling -- far easier to heat/clean than a two story ceiling. Would not count on adding a garage later and being satisfied with where you put it -- it will block windows and never be just where you wish you'd put it if you don't plan it now. Instead, you might consider creating at least a double drive thru carport on the road side/street level with a modest sized porch between the carport and the front entry door. That carport could be planned/designed/sized to give you the option to have it be enclosed later as your garage. https://www.google.com/search?q=attractive+upscale+carports+for+mountain+homes&client=firefox-b-1-d&tbm=isch&source=iu&ictx=1&fir=951Ze0wwl4Z0UM%252CnfR3-CnRIFvihM%252C_&vet=1&usg=AI4_-kTjnuHeAY-4ypLUL1GqBCnuik-2bg&sa=X&ved=2ahUKEwjmv_nYv-3vAhXOFVkFHcYcDb8Q9QF6BAgNEAE#imgrc=6arOwQtl0Cb9KM If the carport/porch and front entry is in the center of the home, you create a "T " shaped roof with three gables -- one over each end and one over the carport/garage, including over the carport/garage which makes the attic much more user friendly. You could leave the attic space over the carport unfinished or go ahead and finish it as a third bedroom equal in size to the other two equal sized bedrooms for your daughters (one of the left side/end of the house and the other on the right side/end of the house. That third equal sized bedroom will be really good for resale value and, in the meantime, it can be used as the girls bonus room -- usable in different ways as they age and their interests change. The full bath, accessible from the hallway, could be on the mountain view side of the home and access to the stairwell could be in the entry on the road/carport side of the home. If you plan on a "U" shaped stairwell, then from the main level entry, you go up on one side and down on the other and can easily add an inner door between the entry and living area to control heat exchange between the main level of the home and the stairwell up and down. If you keep your home itself a rectangle, then you can have the same sized space on the main floor and basement or build only a half basement -- same width of basement as the house (left/right) but not as deep -- the wall of the finished basement could be beneath the center of the main floor -- with unfinished basement between that back wall of the basement living area and the actual foundation wall of the house -- a place for your mechanical/utility access room. Your unfinished living area will tax less than your finished living area and, being along the full length of the mountain view side of the home, will be a more welcoming space. In the main living area, design that space to be your forever home -- where you might want to live when you are over a hundred years old and your knees are not wanting to climb up or down stairs as often -- have that space contain your master bedroom suite, perhaps including a laundry room on the road/front side of the house, perhaps accessible from the entry -- or at least a large closet with plumbing rough in so that if/when you are an empty-nester you could put a small stacked washer and dryer in that closet.. Your kitchen would not need much in the way of a window wall, so add on the other side of the entry to the front/carport/road side of the house. The rest of your space is for the other rooms you deem essential -- living and dining room -- together or separate -- and any other room that needs to be on the main floor of your forever home. The "full" basement -- half finished or more than half finished -- would be your private space for family activities -- space you don't need to keep "neat" . Make sure you can close off the "U" shaped stairwell from the rest of the basement. Your "U" shaped steps would take up a space against the back wall and divide into two parts the (potentially) unfinished part of the basement (mechanical/utility/heat/ac/family/pool related laundry and/or storage) but the entire width of the basement with the mountain view wall could begin as open and unfinished, and then you could build your rooms that you want/need on that level around the supports.