Stairway & Handrail …
Carpeted entire run; treads are 11", risers are 7.5" each. Width of treads is 36", overall width of hallway 41". The Handrail has attachments to the upper and lower sections of the wall. There are three (3) screws in each wall attachment
and three (3) screws to the underside of the handrail.
The top of the Handrail measures 35.5" from the threads.
Lighting in the stairway: A wall sconce and two (2) three-way wall switches (upstairs and downstairs) light the upper and mid-section of the stairway, and a ceiling light connected to the three-way switch lights the bottom to midway up the stairs.
Required Egress:
Front doorway, measuring 36" wide; Two-steps up to the landing before the door, which is six (6) feet wide, and has a depth of thirty-nine (39) inches.
The riser height from the landing to the threshold is 7.5 inches.
The storm door is an ‘out-swing’, and the front door is an in-swing.
More than a quarter of a million people who are 65 and older, are injured every year on steps, escalators and stairs.
Children and people who are handicapped are potentially at risk for injuries as well, from hazards that are associated with stairways: objects placed on the steps hindering movement; loose handrails or no handrails at all; risers of uneven heights; stairways that are too narrow; treads that are also to narrow; poor lighting; numerous defects of the stairs themselves or in their design.
Home Inspectors are instrumental in identifying potential risks/defects/hazards for the home buyer …
Moisture Meters for Inspectors:
One of two very important tools, for the Inspector, to identify/locate moisture which may not be apparent by visualization. The second tool would be an IR Camera, which is quite expensive.
Moisture Meters are not only for Inspectors, but can be useful to homeowners, builders, etc. as well. Can be used to determine if wood is dry enough to paint/stain; or finding water leaks from faucets, drains, or under bathroom flooring, or the flooring under bathtubs/shower stalls. Anywhere there is potential for water intrusion to have occurred.
Although not directly related to egress, the attached picture shows a crack in the driveway and the two pieces have separated vertically by about 2 inches. This poses a safety hazard for those entering or exiting the home. It should be addressed for liability and safety purposes.
Inspection picture is from a single story commercial occupancy. The door in picture represents an AMA compliant egress door to a bathroom. The door is constructed of solid wood for fire rating purposes and has no signs of deficiencies.
The attached photo was taken of a wood exterior door on an older home. The door is the proper width and height for an exterior egress door. The threshold is a slightly long as it protrudes from the door and onto the landing, just outside the door. It also has an obvious camber to it. The height of the threshold was also about four inches high and the other steps were seven inches in height. This could cause a step hazard, but it is not really part of the steps, as it leads to the landing. Refer to photo.
Means of egress. The photo of the step down is in accordance with modern building practices. The step down is 4 inches with the maximum being 7 3/4". The front door meets the required measurements of 36" wide by 6’8" high. The locking mechanism does not require a key or any special knowledge to escape from inside the dwelling.
Window well inspection: Window wells are usually made of galvanized steel or masonry construction that are in shape of a semi circle around the window of a basement. They should have a minimum of 9 sqft of landing space that meets the requirements of 36" x 36". They are allowed intrusion of the space for steps or ladder not exceeding 6". It’s a good idea that people practice escaping these areas for any future means of emergency escape.
I finished the reading the lesson on means of Egress. The attached photo shows balusters spaced at 5 in. This is a deficiency because it is more then the maximum allowed space of 4 in. Also on the same stairwell the hand rail should end on a newel post, wall.
Picture of front door meeting standard requirements. Door is side hinged, does not swing over the landing, and is over 3’ wide by 6’ 8" in height. The landing is less than 7 3/4", making this an acceptable doorway for this home.
Bump Keys:
Bump keys specially designed keys that are used for picking pin-tumbler locks (world’s most popular lock). There are two methods for using bump keys, “pull-back” and “minimal movement” methods. For the “pull back” method, a key is inserted all the way in then pulled out one notch. While keeping pressure on the key, it is bumped into the keyway causing the pins to jump and allowing the cylinder to be turned and thus, unlock the lock. The “minimal movement” method involves filing away an additional .25 to .5mm from the key to and shoulder, which allows the key to be entered farther into the lock.
Garage Doors and Openers:
Garage doors are large, spring supported doors that typically are among the heaviest moving objects in a home. Openers control the opening and closing of these doors. Approximately 20,000 emergency room visits annually are caused by garage door accidents. Inspectors should use caution when inspecting these doors, and should not attempt to fix any defects they may encounter. Inspectors should review these components when looking at garage doors: manual release handle, door panels (inside & outside), warning labels, brackets and roller shafts, door operation, extension spring containment cables, and wall mounted switch.
Attached is a picture of the main egress door of a condominium (front door). The door measures 36" wide X 80" high so it meets the requirements of opening size. There is a 3/4" threshold on the inside and a 2" step down to a 40" X 40" entry with a screen door which opens to the outside. There are no special kills needed to open the door from the inside.
i did notice upon watching the egress video that security bars were not mentioned. They should have a mechanical release device located on the inside of the window. In case of an emergency the occupant can easily release the security covering on the window and allow egress from such.
This is the front door, main egress, to my home. It opens into the home with a screen door opening outward. The door is measured to be 35 3/4" by 6’ 7 1/4". The outside stepdown is from the top of threshold to the sidewalk outside measures 5" so that is less than 7 3/4" max. The inside measures 1" to from the top of threshold to floor so that fits in within the 1 1/2" requirement. The outside landing is 42" wide and continues outward past 36".
From an inspection standpoint I can only say that the main egress door dimensions are incorrect. The door is shorter than minimum standards by 1/4" in both dimensions.
This time I chose to read and review “Stairway Inspections”
After completing the course on “the means of egress,” I thought that was all there was pertaining to stairs.
I was wrong.
This article gave some facts and figures that stress the importance of a good stairway inspection.
For example, according to this article 1638 people died from falls on steps and stairs in 2004. That is more than swimming pool and bathtub drownings combined in that same year.
As expected, elderly persons are higher at risk as are handicapped and young children.
Asside from making sure the steps are clear of objects, defects also contribute to accidents on stairs.
Along with the normal stairway inspection points, don’t forget to check lighting.
Often times the bottom floor may be waxed causing a hazard at the bottom when transitioning from the last stair to the floor.
Coverings, such as carpet, not fully affixed to the stairs and failing double- sided tape can cause issues.
Check the bottom of the stairway for the type of landing surface and or having a sharp object or blunt wall or worse, a window in the direction of a possible fall.
Lastly, no safety-gate accross the top of stairs in a home with small children.
Reccomendations to pass on can be to improve lighting and be sure to always use handrails. Don’t carry heavy items up or down stairs especially if the item blocks your view of the stairs.
Consider installing a second handrail for additional support and do all that you can to minimize risk.
If you want to read a scarey article, read “the Darker Side of Homeowners Associations.”
As an Inspector there are some tips that you can pass along to clients who are looking to buy into a community with an HOA.
The biggest clarifications that I came accross in the article is that HOA’s are considered creditors rather than debt collectors. Because of this distinction, the lawyers who work for the HOAs are not subject to the provisions of federal debt collection laws. This distinction means the lawyers will collect their fees from the home owners rather than the HOA (their client.)
Things can spiral out of control real fast.
Foreclosure, eviction, heartbreak and even more lawsuits can result.
Potential home owners should seek clear understanding and expectations before purchasing. Clints should be encouraged to check into the potential HOA and see if they have a long history of foreclosures. Check to see if the HOA community rules are overly petty. Talk to other members and encourage clients to do their homework before them getting into something they will regret later.
