Small Project Design

------Original Message------

I think we all wonder the same thing, and it is a constant source of irritation for me that I am constantly explaining the code non-compliance to clients in such photos.

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Patrick Marr AIA
Patrick Marr, PE, AIA
Santa Barbara CA
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I have wondered that same thing for years.  My first thought is that these are photographed prior to final permit inspection.  Then changed to meet codes.  My other thought is that the "high profile" architect pull strings (bullies) the small local government or permitting bodies.  My last thought is that the city will only allow occupancy if the owner signs some type of waiver with the city that they accept the construction knowing it does not meet the codes.  Not sure how that would work on reselling the house and any required future inspections.  I have always wanted to directly contact an architect whose work is featured to inquire about that, but I would probably not get a response.

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Jeffrey Bumb AIA
Fox Architects
Saint Louis MO
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Many of these photographs are highly staged.  The guard and handrails might be installed later prior to final AHJ inspections.  For views with furniture in them, most of the time the furniture is basically props.  You're not seeming many images of houses as they are lived in.

For structures in other countries - perhaps their rules differ from ours.

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Joel Niemi AIA
Joel Niemi Architect
Snohomish, WA
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------Original Message------

I've noticed it particularly on international projects.   It always looks lovely until you slip.  
I've also wondered about all the expanse of glass shown.   I picked up a picture of "Green Houses," with a house having full height glass on three sides.   How can that work with the energy code?   How can that be green?  Sure looks nice.  I'm afraid the architectural magazines have become fashion mags, pushing things that don't fit many because that's how you get people to look.

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Peter Carlsen AIA
Carlsen & Frank Architects
Saint Paul MN
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Different AHJ's, different rules.

For example, as I underhand it, in a private residence in NYC, one has a lot more leeway in these matters than the basic IRC allows.

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Rudolph Beuc AIA, NCARB, CBO
Architect
R. Beuc Architects
Saint Louis MO
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You won't hear any architects fessing up to this but ...

The word on the street is that a lot of times something is installed temporarily and then removed later, pictures are taken before final inspection, or they have a lax / permissive building official.

So I've heard from architects who do this. Yes it is frustrating, but this is life.

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Enoch Sears AIA
Visalia CA
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Original Message:
Sent: 02-01-2017 23:46
From: Rudolph Beuc
Subject: Stairs and Building Code Compliance

Different AHJ's, different rules.

For example, as I underhand it, in a private residence in NYC, one has a lot more leeway in these matters than the basic IRC allows.

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Rudolph Beuc AIA, NCARB, CBO
Architect
R. Beuc Architects
Saint Louis MO
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I've always wondered the same thing myself....

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Karen Campbell
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I have a client right now who has shown me an open stair as the inspiration for her stair construction. I'm already the bearer of bad news in explaining (surprisingly high) construction costs to someone who has no prior experience with construction. Now I'm throwing cold water on her vision for a major feature in her house. Thankfully, she is not asking for a ladder to the sleeping loft.

Architects can find ways around the inspection but I don't believe there is any way to avoid the liability if an accident occurs. That the owner insisted won't matter, especially if the injured person is a visitor or later owner.

But those beautiful photos will probably bring in great clients, who will all want open stairs, or ladders instead of stairs, or something else that sidesteps the codes. This might be a lucrative sub-specialty. If only I were so brave.

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Carol De Tine AIA
Carriage House Studio architects LLC
Portland ME
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Original Message:
Sent: 02-02-2017 12:03
From: Karen Campbell
Subject: Stairs and Building Code Compliance

I've always wondered the same thing myself....

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Karen Campbell
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------Original Message------

I have a client right now who has shown me an open stair as the inspiration for her stair construction. I'm already the bearer of bad news in explaining (surprisingly high) construction costs to someone who has no prior experience with construction. Now I'm throwing cold water on her vision for a major feature in her house. Thankfully, she is not asking for a ladder to the sleeping loft.

Architects can find ways around the inspection but I don't believe there is any way to avoid the liability if an accident occurs. That the owner insisted won't matter, especially if the injured person is a visitor or later owner.

But those beautiful photos will probably bring in great clients, who will all want open stairs, or ladders instead of stairs, or something else that sidesteps the codes. This might be a lucrative sub-specialty. If only I were so brave.

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Carol De Tine AIA
Carriage House Studio architects LLC
Portland ME
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------Original Message------

I have a client right now who has shown me an open stair as the inspiration for her stair construction. I'm already the bearer of bad news in explaining (surprisingly high) construction costs to someone who has no prior experience with construction. Now I'm throwing cold water on her vision for a major feature in her house. Thankfully, she is not asking for a ladder to the sleeping loft.

Architects can find ways around the inspection but I don't believe there is any way to avoid the liability if an accident occurs. That the owner insisted won't matter, especially if the injured person is a visitor or later owner.

But those beautiful photos will probably bring in great clients, who will all want open stairs, or ladders instead of stairs, or something else that sidesteps the codes. This might be a lucrative sub-specialty. If only I were so brave.

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Carol De Tine AIA
Carriage House Studio architects LLC
Portland ME
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If there is a code compliant stairway, a second one need not comply.

------Original Message------

I've always wondered the same thing myself....

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Karen Campbell
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------Original Message------

If there is a code compliant stairway, a second one need not comply.

Under the IRC, Stairways fall under "Means of Egress" however "Guards" fall under a separate section.  I interpret this to mean guard railings are required on all stairs, not just required exit stairs.

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Robert Larsen AIA
Principal
Robert R. Larsen, A.I.A.
Denver CO
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Original Message:
Sent: 02-06-2017 17:30
From: Joel Niemi
Subject: Stairs and Building Code Compliance

"my" building code does not say "at least one stair shall have handrail (s) and guards at open sides".  

Your documents should comply with code safety requirements. 

Joel Niemi AIA 

My understanding of the IRC is that Stairways always require guards and/or handrails depending on conditions, e.g., if there are less than 4 risers or the vertical dropoff is less than 30" then the stair would not need to comply. The open-sided stairs that we sometimes see in publications would have to either be the result of a waiver issued by the local code enforcement entity, or else there is some other mitigating factor (clear glass guard, etc.). I don't see where the IRC allows for non-code-compliant stairways to be constructed if a code compliant stairway exists - this is a safety issue related to fall protection that would apply to all stairways if they are used as stairways. If there is a stair-like decorative element in the design scheme, perhaps a case could be made - but I'm not aware of any code enforcement official that would buy that argument if an occupant was still able to use it as a stairway. On the other hand, I would think it certainly possible that a homeowner who wanted to achieve the open appearance could themselves decide to remove a guardrail from a stairway in their home and live with the hazardous condition and the risk that a future municipal code inspection would require the guard to be reinstalled.


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David Barger AIA
David L. Barger Architects, Inc.
Rancocas NJ
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Original Message:
Sent: 02-06-2017 17:30
From: Joel Niemi
Subject: Stairs and Building Code Compliance

"my" building code does not say "at least one stair shall have handrail (s) and guards at open sides".  

Your documents should comply with code safety requirements. 

Joel Niemi AIA 

"my"  building code does not have text reading "if stairs exist, at least one must have handrails and guards". 
In my opinion, it would not be prudent to omit such safety provisions from documents prepared for permit and/or construction use.

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Joel Niemi AIA
Joel Niemi Architect
Snohomish, WA
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Original Message:
Sent: 02-03-2017 19:00
From: Robert Yoder
Subject: Stairs and Building Code Compliance

If there is a code compliant stairway, a second one need not comply.

I am sure that the railings the code official sees disappear shortly after the certificate of occupancy appears

Sent from my iPad

------Original Message------

I've always wondered the same thing myself....

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Karen Campbell
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Daniel Guich, LEED AP, CDT
studio converge : architecture
San Francisco, CA
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Even if code were to allow stairs open on the side(s), why would a designer create such a dangerous situation for users.  You don't know who will end up using those stairs - a toddler, someone inebriated, someone who is afraid of heights, or someone who is unsteady on their feet.  As I've watched my parents age and have trouble with steps, I've come to realize how indispensable railings are to them.  And as someone who is afraid of heights, going up open stairs (during construction) is terrifying.  Likewise all-glass guardrails are impossible - it's as if nothing is there, and I am overcome with vertigo.

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Daniel Cooter Assoc. AIA
Sparkman & Associates Architects, Inc.
Knoxville TN
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Original Message:
Sent: 02-06-2017 20:21
From: Daniel Guich
Subject: Stairs and Building Code Compliance

Hi Carol,

I worked on a feature convenience stair for a commercial office interior project. Since it was not an egress stair, the risers were left open which is described in chapter 10 of the IBC. As long as a 4" sphere is not allowed to pass through the open space of the riser. There are ways to make a stair safe and look unique as long as it meets the intent of codes. Think outside the box. 

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Daniel Guich, LEED AP, CDT
studio converge : architecture
San Francisco, CA
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Agree agree agree. Those who design the building are responsible for
providing a safe design. Anything else is unethical.

- Christine Swanson PE PSFPE CFPS

------Original Message------

Even if code were to allow stairs open on the side(s), why would a designer create such a dangerous situation for users.  You don't know who will end up using those stairs - a toddler, someone inebriated, someone who is afraid of heights, or someone who is unsteady on their feet.  As I've watched my parents age and have trouble with steps, I've come to realize how indispensable railings are to them.  And as someone who is afraid of heights, going up open stairs (during construction) is terrifying.  Likewise all-glass guardrails are impossible - it's as if nothing is there, and I am overcome with vertigo.

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Daniel Cooter Assoc. AIA
Sparkman & Associates Architects, Inc.
Knoxville TN
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Architects: you have an obligation to provide safety for those who will occupy the building! If you want to discuss whether or not this optional, consider this. An accomplished architect, whom many of you probably know, as do I, designed a home for a prominent family, treating the stairs fashionably, without guards. Beautiful it was. Then a young child of the family fell three stories from an unprotected landing. Nothing was ever the same for all of these participants. The architect went on to win the highest honors in the profession, the child did not go on. 

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Allen E Neyman
Rockville, MD
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