One the most common deficiencies I encounter as a Home Inspector is missing or improperly installed Stairs and Handrails for Residential Homes. This deficiency is most often found at stairs to basements where the home owner has either removed the handrail or modified it.
The Ontario Building Code states that a stairway shall have a handrail on at least one side, and if 1 100 mm or more in width, shall have handrails on both sides (43″). Also, handrails shall be continuously graspable along their entire length. The majority of handrails are sized so that they have a circular cross-section with an outside diameter not less than 30 mm and not more than 50 mm, (minimum 1 1/8′ – maximum 2″). Some do it yourself carpenters will actually start a handrail on one side of the stairs and change sides at the landing. This would require someone carrying something, like a baby, to stop and actually change hands to continue using handrail.
The height of your handrail is required to be between a minimum of 33 inches and a maximum of 38 inches. The handrail is required to extend horizontally not less than 300 mm or 12 inches beyond the top of the stairway. One thing a person has to keep in mind is that a building only has to conform to the building code requirements that were applicable when the home was constructed.
Definitions:
Flight: A set of steps in a stairway.
Handrail: A railing intended for grasping by the hand and located parallel to, and usually at the side of, the stair. A functional handrail serves several purposes including providing visual indicator of the stair, assistance with normal balance and — most critically — the only reliable means to arrest a misstep and fall.
Headroom: The vertical distance from the outer edge of the nosing line to the underside of the ceiling above.
Landing: A platform between flights, or at the beginning or end of a stairway.
Nosing: The front or leading edge of a stair tread. In most home stairs, it projects over the tread below.
Rise: The vertical height of a step.
Riser: The vertical component of a step. There are two types of risers: closed risers (where the back vertical portion of the step is solid) and open risers (where the back vertical portion of the step is open). Closed risers are preferable because they prevent visual distractions.
Run: The horizontal distance measured from riser to riser.
Stair: A change of elevation consisting of one or more risers or steps.
Stairway: Includes stairs, landings and handrails.
Tread: The horizontal part of a step.
New home construction in 2014 has some important changes, some of them are listed below:
- An occupancy permit must be obtained prior to occupying a new home. Occupancy
permits are issued after an occupancy inspection has been carried out and the
building is found to be substantially completed; this includes basement wall
insulation, air barrier systems, all exterior cladding, doors, and windows. Kitchen
sink has to be installed and one functional bathroom with toilet, tub or shower and
sink. Laundry facilities have to be available. Note: previous requirement for
completion of lot grading at occupancy has been removed starting 2014.
- Energy efficiency of house construction is now required. Either the house is constructed to comply with Energuide 80 or to SB-12 of the OBC.
Energuide 80 homes must be designed and verified by a registered Energuide 80 designer, and verified with a door test certificate indicating the Energy rating of 80
or better prior to occupancy The prescriptive option to Energuide 80 is to comply with SB-12. Increased
insulation values are required. The amount of insulation will depend on the heat source, the type of heating system, etc.
- The Air Barrier system is to be continued to the basement floor slab.
- Sump pump lids are to be sealed. Sealed lids are available. The standard sump pump lid is not a seal able lid
- Air Barriers in enclosed areas such as behind bathtubs will require all joints to be sealed by caulking or tape
- Header wrap is to be lapped or sealed above and below the floor level. I.e., the header wrap needs to extend to the basement air barrier
- Basement wall insulation must extend to within 8” of the concrete basement floor slab. Full height insulation is acceptable
- The Basement wall air barrier needs to be sealed ( caulked) to the basement floor slab
The building designer and HVAC designer needs to coordinate their designs to meet these requirements. Permit application submitted without all the requirements for
energy efficiency will be rejected
New starting in 2014
- Backwater valves are required for all plumbing systems connected to a municipal sewer system
- Washing machines must now discharge into a 2” trap with a 2” standpipe
- Hot water piping must be insulated for the first 10 ft from the hot water heater
- Furnace supply ducts located in heated areas must have sealed duct connections
- Programmable thermostats must be installed where a forced air furnace is installed
- Stairs in attached garages are to have handrails, guards , etc the same as interior stairs
- Stair handrail height has been increased to minimum 34” to maximum 38” above the stair nosings
- Every bedroom must now have a smoke alarm, all hallways to bedrooms to have a smoke alarm and a smoke alarm is required on every storey including basements
- Smoke alarms must have battery backup
- Roof sheathing supported on roof system at 24” o/c must be nailed every 6”