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#1
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required to bring up to code?
This is more a legal question than a repair question, but I thought
someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. |
#2
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required to bring up to code?
On Jan 12, 12:20*pm, woger151 wrote:
This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. *Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. *And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? *Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. *I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. Removing or adding a floor covering wouldn't trigger a code compliance requirement unless it involved level changes or some such. The fact that you are aware of the situation and trying to remedy it is a good thing. How, where and why you slipped are only questions you can answer, and only you can address with your improvements. As an aside, are your handrails up to snuff? R |
#3
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required to bring up to code?
woger151 wrote:
This is more a legal question than a repair question, but I thought someone here would have an opinion. Oh, there will definitely be lots of opinions... We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. Only if your renovations are sufficient to require building permits and inspections would there be a Code requirement. It'll undoubtedly be a point brought to bear by a buyer's inspection on sale; what is done about it then will be an issue to deal with then if the potential buyer wants to make it an issue or simply accept it as is. -- |
#4
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required to bring up to code?
On Jan 12, 12:45*pm, RicodJour wrote:
Thanks for your informative reply. snip How, where and why you slipped are only questions you can answer, and only you can address with your improvements. First time I slipped I ended up dislocating my shoulder. (It's happened before in other places; most interestingly, a carpeted set of stairs in the early 1990s.) Second time I was holding my 7 mo baby girl. Luckily only thing that happened is I rode down on my behind and she woke up and cried. Right now I try to avoid calamity by an "administrative" control of always placing my feet diagonally, or sideways, instead of pointing down. But it would be better to augment that with an "engineering" control, like ripping out the carpet. As an aside, are your handrails up to snuff? Not really sure. We only have one, on the left. The right is missing because there's wall only half way down the stairs. The railing on the left is probably pretty good, if not great. The problem is going down the stairs rapidly with feet pointing forward. I'm guessing that ripping out the carpet would make a big difference. R- Hide quoted text - - Show quoted text - |
#5
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required to bring up to code?
On Jan 12, 12:53*pm, dpb wrote:
snip Only if your renovations are sufficient to require building permits and inspections would there be a Code requirement. OK, thanks. It'll undoubtedly be a point brought to bear by a buyer's inspection on sale; what is done about it then will be an issue to deal with then if the potential buyer wants to make it an issue or simply accept it as is. When we bought the place in June 2008, our home inspector didn't point it out, IIRC. This friend of ours who we hire to do repairs said "those stairs are murder." AFAICT all the homes like this in the neighborhood (colonials built in 1947/1948) have the same problem, in terms of the overall rise/run. Ours might be a little worse, because I think the rise/run heights aren't uniform. --- Hide quoted text - - Show quoted text - |
#6
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required to bring up to code?
On Jan 12, 12:58*pm, woger151 wrote:
AFAICT all the homes like this in the neighborhood (colonials built in 1947/1948) have the same problem, in terms of the overall rise/run. Ours might be a little worse, because I think the rise/run heights aren't uniform. That is _very_ bad. You should look at evening out the rise and runs without changing (by much) the overall stair length. The carpet might not be the real problem. R |
#7
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required to bring up to code?
woger151 wrote:
.... AFAICT all the homes like this in the neighborhood (colonials built in 1947/1948) have the same problem, in terms of the overall rise/run. Ours might be a little worse, because I think the rise/run heights aren't uniform. .... The uneven tread heights is as big a killer and maybe even more than narrow; when combined it's an issue. I'd look really, really hard at trying to correct that in conjunction w/ whatever else you do. Also, if you don't have much or any tread lip overhang, extending it just a little might be another help. You'll not want it excessive, of course, to add a toe catcher. I've seen a really nice web online calculator for playing w/ the design rules/code requirements but I don't seem to have it bookmarked. If I get a chance I'll see if I can find it again. -- |
#8
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required to bring up to code?
woger151 wrote:
(snip) This friend of ours who we hire to do repairs said "those stairs are murder." AFAICT all the homes like this in the neighborhood (colonials built in 1947/1948) have the same problem, in terms of the overall rise/run. Ours might be a little worse, because I think the rise/run heights aren't uniform. Inconsistency is a larger problem than the steepness. It makes it a real hazard for anyone using them. At the very least, rip out the existing stairs and rebuild a set with consistent rise/run. You might also want to consider alternate tread stairs. See: http://images.google.com/images?q=alternating+stairs |
#9
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required to bring up to code?
On Jan 12, 1:27*pm, RicodJour wrote:
On Jan 12, 12:58*pm, woger151 wrote: AFAICT all the homes like this in the neighborhood (colonials built in 1947/1948) have the same problem, in terms of the overall rise/run. Ours might be a little worse, because I think the rise/run heights aren't uniform. That is _very_ bad. *You should look at evening out the rise and runs without changing (by much) the overall stair length. *The carpet might not be the real problem. I can even out the rise and run w/o having to bring the entire thing up to code (which is pretty much a nonstarter)? My handy friend mentioned evening out the rise and runs and said it could probably be done without ripping out the stringers (by adding some wood here and there). \ R |
#10
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required to bring up to code?
woger151 wrote the following:
This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. How about a platform where the steps can take a 90 degree turn at the bottom? -- Bill In Hamptonburgh, NY In the original Orange County. Est. 1683 To email, remove the double zeroes after @ |
#11
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required to bring up to code?
On Jan 12, 2:00*pm, woger151 wrote:
On Jan 12, 1:27*pm, RicodJour wrote: On Jan 12, 12:58*pm, woger151 wrote: AFAICT all the homes like this in the neighborhood (colonials built in 1947/1948) have the same problem, in terms of the overall rise/run. Ours might be a little worse, because I think the rise/run heights aren't uniform. That is _very_ bad. *You should look at evening out the rise and runs without changing (by much) the overall stair length. *The carpet might not be the real problem. I can even out the rise and run w/o having to bring the entire thing up to code (which is pretty much a nonstarter)? My handy friend mentioned evening out the rise and runs and said it could probably be done without ripping out the stringers (by adding some wood here and there). That's how I'd approach it. If you are doing a repair, you don't generally pull a permit. If you don't pull a permit, there's no code compliance official telling you you have to bring it up to code. In general, when possible, bring things up to code if it's a safety issue. In your instance correcting the inconsistencies in the rise/ run dimensions is your first order of business. Measure the difference between the rise dimensions and the tread dimensions, and let us know the overall discrepancy is, and the greatest discrepancy between adjacent measurements. R |
#12
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required to bring up to code?
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#13
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required to bring up to code?
"woger151" wrote in message
... This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. You are mistaken: no "general rule" requires that safety-relevant improvements comply with the current code for new buildings. The general rule is that owner-executed changes need not comply with any code. The main exception (in many jurisdictions) is that fire-relevant changes (e.g. chimneys, e.g. electrical work) must always comply with the code for new buildings (even in owner-occupied old buildings.) In some places you may be obligated to upgrade in order to comply with the Fire Code (subset of the building code.) Your city or county office that controls building permits can answer your questions (without charge.) -- Don Phillipson Carlsbad Springs (Ottawa, Canada) |
#14
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required to bring up to code?
On Jan 12, 2:44*pm, willshak wrote:
woger151 wrote the following: This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. *Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. *And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? *Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. *I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. How about a platform where the steps can take a 90 degree turn at the bottom? Good idea. My handyman friend thought about that. Problem is that it can't be done---there are horizontal, load-bearing steel I-beams that mean there wouldn't be enough head clearance. :-( -- Bill In Hamptonburgh, NY In the original Orange County. Est. 1683 To email, remove the double zeroes after @- Hide quoted text - - Show quoted text - |
#15
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required to bring up to code?
On Tue, 12 Jan 2010 11:53:02 -0600, dpb wrote:
woger151 wrote: This is more a legal question than a repair question, but I thought someone here would have an opinion. Oh, there will definitely be lots of opinions... We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. Only if your renovations are sufficient to require building permits and inspections would there be a Code requirement. It'll undoubtedly be a point brought to bear by a buyer's inspection on sale; what is done about it then will be an issue to deal with then if the potential buyer wants to make it an issue or simply accept it as is. He'll either buy it or he won't. It's not a DEFECT. |
#16
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required to bring up to code?
On Tue, 12 Jan 2010 13:22:21 -0800 (PST), woger151
wrote: On Jan 12, 2:44Â*pm, willshak wrote: woger151 wrote the following: This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Â*Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. Â*And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Â*Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. Â*I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. How about a platform where the steps can take a 90 degree turn at the bottom? Good idea. My handyman friend thought about that. Problem is that it can't be done---there are horizontal, load-bearing steel I-beams that mean there wouldn't be enough head clearance. :-( -- Bill In Hamptonburgh, NY In the original Orange County. Est. 1683 To email, remove the double zeroes after @- Hide quoted text - - Show quoted text - How about an elevator????? |
#17
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required to bring up to code?
"woger151" wrote
This is more a legal question than a repair question, but I thought someone here would have an opinion. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I A minor change like removing 'worn' carpeting etc, does not mandate bringing to code. For the long run since you might sell, you may want to investigate a prebuilt spiral type which won't eat kitchen space and will probably take less space up than you are now. This may have the advantage of creating ancillary storage in the kitchen depending on your design. |
#18
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required to bring up to code?
"woger151" wrote
I can even out the rise and run w/o having to bring the entire thing up to code (which is pretty much a nonstarter)? My handy friend mentioned evening out the rise and runs and said it could probably be done without ripping out the stringers (by adding some wood here and there). Generally if you have to replace the stringer, you hit the level where you have to hit code. http://www.arkestairs.com/ http://www.spiralstairsofamerica.com/ If so, I'd check out these links above first (there are many others as well). |
#19
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required to bring up to code?
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#21
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required to bring up to code?
On Jan 12, 5:13*pm, aemeijers wrote:
wrote: On Tue, 12 Jan 2010 13:22:21 -0800 (PST), woger151 wrote: On Jan 12, 2:44 pm, willshak wrote: woger151 wrote the following: This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. How about a platform where the steps can take a 90 degree turn at the bottom? Good idea. *My handyman friend thought about that. *Problem is that it can't be done---there are horizontal, load-bearing steel I-beams that mean there wouldn't be enough head clearance. :-( -- Bill In Hamptonburgh, NY In the original Orange County. Est. 1683 To email, remove the double zeroes after @- Hide quoted text - - Show quoted text - How about an elevator????? Is there room to turn the stairwell around? Have it enter from center of house, rather than in kitchen (usually by back door? Or is there a second floor stair using same shaft, or a closet in the way or something? Most of us regulars, if we were there in person, could suggest a solution in a couple of minutes. I think you need more than a handyman, you need an actual experienced designer or contractor to eyeball it for you. May cost a few bucks for a site visit, but unlike the advice here, it will be worth as much as you paid for it. -- aem sends...- Hide quoted text - - Show quoted text - Get rid of the carpet, even out the riser spacing and tread depth, and then cover the stairs with the sandpaper-like tread covers that you can buy at any large hardware store. If you can't find it locally, there are planty of places that can order it. |
#22
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required to bring up to code?
woger151 wrote:
On Jan 12, 2:44 pm, willshak wrote: woger151 wrote the following: This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. How about a platform where the steps can take a 90 degree turn at the bottom? Good idea. My handyman friend thought about that. Problem is that it can't be done---there are horizontal, load-bearing steel I-beams that mean there wouldn't be enough head clearance. You can pad an I-beam and paint it orange, and shine a light on it. Not that big a risk, compared to falling. I'm 6'3", and routinely have to duck at the bottom of residential basement stairs, and even on a couple of landings in the stairwells of the 1928 wing of the offices where I work. But yeah, if you make the stairs into an L, the stairwell usually wants to be L-shaped as well. There is always 'put the basement stairs in the garage' option, if you have the room to spare out there, and are willing to punch the slab and dig a hole. I've seen it done before. -- aem sends... -- aem sends... |
#23
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required to bring up to code?
Good idea. My handyman friend thought about that. Problem is that it can't be done---there are horizontal, load-bearing steel I-beams that mean there wouldn't be enough head clearance. :-( Might be able to put a couple of posts in and remove 3 or 4 feet of steel. |
#24
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required to bring up to code?
On Jan 12, 9:20*am, woger151 wrote:
This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. *Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. *And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? *Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. *I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. You've gotten a LOT good replies / suggestions. The non-uniform construction is probably the most problematic issue with the stairs and VERY unsafe......uniformity is key to having a safe stairway. Its bad enough to have a starting or ending rise that's too tall or too short but a "curveball" mid-stairway.....might as well grease the treads or leave marbles on the stairs. Have your handy friend work on the stairway to make it uniform (all within 1/4" of each other or better). Good lighting will help a lot. As Rico mentions good handrails (on both sides, if possible) would be a big help If oyu still have problem after its been given the "quick & dirty" fix, consider a steeper stair with better tread depth. With good tread depth at least you can place your foot safely on each step. This stairway situation is one that requires attention sooner rather than later. here is a stair calculator I've used....it will let you "customize" the stair to fit your situation... http://www.ez-stairs.com/stair_calculator/ If oyu post again....could oyu post the total rise & run of the stair? cheers Bob |
#25
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required to bring up to code?
I did not have carpeting on my stairs and slipped a few times. Then I stuck
on that Anti-Slip Traction Tape (feels like sandpaper on the top) to the edge of each tread and have not slipped since. I also have big size 13 feet, so that may be part of the problem. Examples of this tape... http://www.findtape.com/product170/I...Slip-Tape.aspx http://safewaytraction.com "woger151" wrote in message This is more a legal question than a repair question, but I thought someone here would have an opinion. We have some stairs going down to the basement that are definitely not up to code. Treads aren't deep enough etc. I've slipped down twice. We want to make the stairs safer by e.g. ripping the carpet off of them. On the other hand, we _don't_ want to bring the stairs up to code. With the rise/run requirements, we'd have to eat up a few feet of kitchen which I'd really much rather not do. And I figure just by ripping the carpet out and maybe putting some non-skid material down, the stairs can be made quite a bit safer. Is there some kind of rule that "if you renovate something, you have to bring it up to code"? Obviously specifics could vary by locality (I live in MD USA), but I figure there might be some general rule. I suspect that minor changes (e.g. ripping out carpet) wouldn't require bringing up to code, but major renovations would, but am not sure. Mainly worried because we'll probably sell the house in a few years. |
#26
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required to bring up to code?
"aemeijers" wrote in message Most of us regulars, if we were there in person, could suggest a solution in a couple of minutes. I think you need more than a handyman, you need an actual experienced designer or contractor to eyeball it for you. May cost a few bucks for a site visit, but unlike the advice here, it will be worth as much as you paid for it. Good idea. Next best would be to ask the neighbors if they have made changes and see what they did. |
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