Balcony and Roof Railings and the Code: Maintain, Repair, Or Replace?
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I S S U E 1/2017 VOLUME 34 NUMBER 1 Journal of architectural technology published by Hoffmann Architects, Inc., specialists in the rehabilitation of building exteriors. Balcony and Roof Railings and the Code: Maintain, Repair, or Replace? John P. Graz, AIA and Rachel C. Palisin, PE, LEED AP BD+C W hile the combination of state first standardized, widely-applied build- and local building, fire, and occupa- ing codes. Requirements were enacted tional safety codes has the effect of for building standards, such as fire making roofs, balconies, and terraces resistance, drainage, and fall protection. more secure for those who use them, The use of railings at roof edges, bal- the tangled web of requirements can cony enclosures, and elevated terraces wreak havoc with a building owner or became not just good practice, but a facility manager’s exterior envelope legal requirement. project. Where existing railings – also known as guards – need replacement As is the case with many elements to meet stringent code requirements, of the building enclosure, roof and the expense of thousands of linear balcony railings have been subject to feet of new railings can be an unex- changing regulations with successive pected blow to a project budget. iterations of the codes. Unless a build- Lacking familiarity with current re- ing owner plans for a change in occu- quirements, some owners or man- pancy, such as converting a roof area agers complete a roof or balcony to a pedestrian terrace, or modifica- rehabilitation, only to learn after the tions, such as a roof replacement or fact that they need to tear non-com- balcony upgrades, existing railings may pliant railings out of their new roof be permitted to remain, provided they or terrace and install new ones. The are not designated “hazardous” and best strategy is to learn how railing meet the building codes that were in regulations could impact the scope, As codes change, owners may find that place at the time of construction. existing railings must be updated or replaced. logistics, and schedule of a building envelope project – and its cost. New However, such “grandfathered” railing railings, depending on complexity and exemptions are typically granted on materials, typically cost between $150 a case-by-case basis, and it is best not and $1,000 per linear foot. A 20-foot- to assume that railings may remain by-20-foot roof terrace, or five small unmodified. Researching the code residential balconies, could easily cost requirements and the interpretation $40,000 to replace or install railings. of those requirements in the local ju- risdiction should occur early in project Code Overview planning, the better to anticipate any The Victorian era saw not only the in- railing upgrades or replacements that troduction of iron railings, but also the may be necessary. John P. Graz, AIA, Senior Architect, has extensive experience in building enclosure code compliance, including the design, maintenance, and rehabilitation of railing systems. Rachel C. Palisin, PE, LEED AP BD+C, Project Engineer, provides structural consultation for railings and other building enclosure elements. JOURNAL Do My Roofs, Balconies, or Terraces Need New or Updated Railings? Does building have any exterior spaces elevated more than 30 inches above adjacent surfaces, such as balconies or terraces? YES NO Are these spaces regularly accessed by Are there any flat or low-slope roofs building occupants? (4:12 slope or less)? YES NO YES NO Is building landmarked or subject to Maintenance access only.* architectural/historic review board? YES NO Will modifications be made Is there mechanical equipment or Is this a change in occupancy or to the existing roof, balcony, or hatch within 15 feet from edge new construction? terrace? with ≥ 30-inch drop, or skylights? YES NO YES NO YES NO NEED RAILINGS NEED RAILINGS MAINTENANCE RAILINGS per 2015 International Building Code per 2015 IBC may be required per Occupational (IBC) Section 1015** but must be Section 1015.** Safety and Health Administration compatible with existing building fabric (OSHA) 1910.28,1910.29 and and/or follow local design guidelines. 2015 IBC 1015.7. EXISTING RAILINGS USUALLY CAN REMAIN RAILINGS NOT LIKELY REQUIRED. but loose, damaged, deficient, or missing railings Fall protection systems might be needed must be remedied. Evaluate on case-by-case for certain circumstances, such as during basis with design professional. *** construction (OSHA 1926.502). NOTES * In New York City, roofs, balconies, or terraces with slope of 2.4:12 or less and height of 22 feet or greater require railings per 2014 NYC Building Code, Section 1509.8. Often, older buildings may comply with the code under which they were constructed. ** In NYC, railings must comply with 2014 NYC Building Code, Section 1013 and 1607. Often, older buildings may comply with earlier codes. *** The International Existing Building Code (IEBC) may also be applicable, depending upon building location. 2 VOLUME 34 NUMBER 1 International Building Code Typical Examples of Compliant Railing Configurations The predominant model code that dictates railing assembly height, 2015 International Building Code (IBC) configuration, and anchorage is STRENGTH REQUIREMENTS: TOP RAIL 4-3/8” MAX. OPENING the International Code Council 50 LBS/ LINEAR FOOT IN ANY DIRECTION International Building Code (IBC), which 200 LBS is in use or adopted in all 50 states CONCENTRATED and the District of Columbia. The latest version was published in 2015, 42” POST POST but many states have yet to adopt the BALUSTER newer code, with some still using ver- sions from as early as 2003. This varia- tion in adoption can mean that regula- WALKING SURFACE 4” MAX. OPENING tions for railings can differ between states, with some holding buildings to more rigorous standards than others. Occupational Safety and Health Administration (OSHA), 1910.29 STRENGTH REQUIREMENTS: The diagram at the top of this page TOP RAIL 200 LBS AT TOP RAIL illustrates the dimensional and struc- DOWNWARD OR OUTWARD tural requirements of the 2015 IBC, which demands higher performance EQ. MID RAIL than previous iterations. The 2015 150 LBS AT MID RAIL DOWNWARD OR 42” +3” IBC mandates that glass used in railing OUTWARD systems generally be laminated tem- EQ. pered glass, whereas the 2012 IBC ac- POST POST cepted single tempered glass. Beyond WALKING SURFACE the most recent revision, additional ILLUSTRATION: STEFFANY MALARIK STEFFANY ILLUSTRATION: changes pile up when looking back just a few code cycles. For example, the fall protection both at construction buildings, with sensitivity to the chal- 2015 IBC limits openings near the top sites (Occupational Safety and Health lenges of achieving full compliance of the railings to a maximum diameter Standards Part 1926 M) and for build- with new construction requirements of 4-3/8”; as recently as the 2006 edi- ings in use by workers (Part 1910 D). at older buildings. The IEBC stipulates tion, the IBC allowed top rail openings For a graphical depiction of the latter, that building elements cannot be al- up to 8” diameter. As codes become see the diagram above. Note that tered such that they become less safe more demanding, it is easy to see how updated regulations went into effect than their original condition. Repairs a building constructed several years January 17, 2017; these include op- may be performed without changing – or several decades – earlier could tions for fall protection. the entire system. However, where have railings which fall well short of Some areas, such as rooftop equip- there are no guard railings or existing meeting current regulations. ment spaces and maintenance ter- railings need replacement, the IEBC Occupational Safety and Health races, may be subject to both IBC and requires that these new elements be constructed in accordance with the Administration OSHA regulations. Often the stipula- tions overlap, but where one is more current IBC. With the passage of the Occupational stringent than the other, it should be Some municipalities, such as New York Safety and Health Act (OSHA) of 1970, followed as a matter of course. City, do not recognize the IEBC and fall protection not only for building oc- may subject code requirements for cupants, but also for workers became International Existing Building Code new construction to existing buildings. protected by code. Even spaces not Adopted by 39 states and the District accessed by the public require fall of Columbia, the International Existing Local Building Code protection. Building Code (IEBC) is intended to Even if the railing design passes muster OSHA provides requirements for achieve safety standards at existing with IBC and OSHA, there are still 3 JOURNAL municipal codes to consider. Most of replacement strategy, particularly at a these adopt a version of the IBC, but historic or landmark structure. some jurisdictions, notably New York City, have their own code or jurisdic- Common Problems tion-specific modifications. Even if a railing system meets code re- The 2014 New York City Building quirements, it may still fall prey to the Code (NYC BC) requires that all ravages of time, weather, poor design, Different jurisdictions favor different and/or faulty construction. Problems buildings greater than 22 feet tall with approaches to treatment of historical railings. low-slope roofs and terraces have a most often develop where different 42-inch-tall parapet, railing, or fence. materials intersect, or where gaps or On the surface, this seems to line up Service (NPS). Tax credits for qualifying crevices concentrate water and cor- with IBC and OSHA regulations, but rehabilitation projects are reviewed by rosive solutes, accelerating deteriora- there is one crucial difference: the the State Historic Preservation Office tion. For example, galvanic corrosion NYC BC does not limit this require- and/or NPS staff for compliance with resulting from the contact of dissimilar ment to accessible roof areas.