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Exterior Stairs with no Landing - Contractor Issue

2 years ago

My contractor is telling me this staircase is to code, it is the only entry/exit to the lower level apartment he is making for us. This was the existing staircase to the crawlspace. He says there is an exception if under 30". I firmly disagree, I feel the code is very clear on egress door landings. The staircase is not full width by a few inches as well, because we widened the door to 36".

Anyone know anything about code on this type of staircase?

Featured Answer

res2architect

2 years ago

last modified: 2 years ago

Sub-section R311.3.2 is from the IRC rather than the IBC; the IBC is for multi-family and non-residential buildings.

Here is the applicable sub-section from the Washington State Residential Code, Section R311 - Means of Egress:

Here is the Washington State Residential Code (taken from the 2018 IRC):

https://codes.iccsafe.org/content/WARC2018P1/chapter-3-building-planning

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Comments (12)

qam999
2 years ago
When discussing code requirements, it's best to have the applicable code available so everyone is working from the same document. We don't know where you live, so we don't know what code applies.

Inspectapedia covers the IBC generally. According to them, under R311.3.2 your steps appear to be code-compliant as there are only 2 risers (assuming a pavement is laid flush with that bottom mini-riser) and the door does not open over the steps. https://inspectapedia.com/Stairs/Stair_Landings.php

I'd get the builder to show me the code he is relying on.
Mark Huntley
Original Author
2 years ago
Thanks qam for the advice. Yes, but R311.3.2 only applies to non-exit doors, not a main egress door. I'm in WA state, we follow the IBC.

R311.3.2

Doors other than the required egress door shall be provided with landings or floors not more than 7.75 inches (196 mm) below the top of the threshold.

Exception: A top landing is not required where a stairway of not more than two risers is located on the exterior side of the door, provided that the door does not swing over the stairway.
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PRO
Mark Bischak, Architect
2 years ago
last modified: 2 years ago
Ask the building inspector.

Ask yourself if this will be detrimental to anyone using the door? Ask yourself if the solution that "meets code" is any better than what now exists?
catbuilder
2 years ago
You meet the exception. I'm assuming that the railing is only a temporary one.

More to the point, you're paying this contractor to put in the stairs. Tell him what you want and pay him to put in what you want, assuming that what you want meets code.
Mark Huntley
Original Author
2 years ago
Thanks for the comments. A lot to work on here. Very frustrated with the whole build.
millworkman
2 years ago
What did the architectural drawings that were approved by the town show? That may also factor in here.
res2architect
2 years ago
Since there are fewer than 4 risers and less than a 30" change in height, it doesn't appear a handrail or guard is required but that's no excuse for a poor design.

The best way to communicate with the builder is to provide a design drawing with notes.

What was used to get a permit? Will there be no inspection?
Mark Huntley
Original Author
2 years ago
It will be inspected, just want it done right the first time to save time. thanks for all the help.
res2architect
2 years ago
last modified: 2 years ago
I am assuming the building has no more than 2 dwelling units.

Inspection aside, what was approved by the building department?
Mark Huntley
Original Author
2 years ago
RES2, yes, it is a mother in law suite in the basement. So 2 separate entrances. I will make sure it gets done correctly and to R311.3.1
worthy
2 years ago
The handrail is not graspable

Speak for yourself!

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