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 OSHA provides requirementsfor protection. accessed by thepublic requirefall protected by code. Even spacesnot cupants, became but alsofor workers fall protectionnotonly for building oc- Safety andHealth Act (OSHA)of1970, With thepassageofOccupational Administration Occupational Safety and Health regulations. meeting current of have whichfallwell short railings could decades–earlier – orseveral years several a building constructed more demanding, itiseasytoseehow up to8” diameter. As codesbecome tion, theIBCallowed openings toprail of 4-3/8”; asrecently as the 2006edi- toamaximum diameter of therailings 2015 IBClimitsopeningsnearthetop a few codecycles. Forexample, the changes pile up when looking back just the mostrecentrevision, additional cepted singletemperedglass. Beyond pered glass, whereasthe2012IBCac- belaminatedtem- systems generally IBC mandatesthatglassusedinrailing than previousiterations. The 2015 which demandshigherperformance requirementsofthe2015IBC,tural - thedimensionalandstruc illustrates atthetopofthispage The diagram standardsthanothers. more rigorous states, withsomeholdingbuildings to candiffertions forbetween railings tion inadoptioncanmeanthatregula- as2003.sions fromasearly - This varia newer code, withsomestillusingver but many stateshave yet toadoptthe waspublished in2015,latest version ofColumbia.and theDistrict The is inuseoradoptedall50states BuildingCode(IBC),which International CodeCouncil the International configuration, is andanchorage assemblydictates railing height, The predominantmodelcodethat International BuildingCode - achieve safety standards atexisting Building Code(IEBC)isintendedto of Columbia, Existing theInternational Adopted by 39statesandtheDistrict International ExistingBuildingCode followed asamatterofcourse. thantheother,stringent itshouldbe tions overlap, but whereoneismore OSHA regulations. Oftenthestipula- races, may be subjecttobothIBCand ment spacesandmaintenanceter Some areas, suchasrooftopequip- tions for fallprotection. 17,January 2017; theseincludeop- updated regulationswent intoeffect above.see thediagram Notethat depictionofthelatter,For agraphical 1910D). (Part ings inuseby workers 1926M)andfor build- Standards Part sites (OccupationalSafety andHealth fall protectionbothatconstruction STRENGTH REQUIREMENTS: CONCENTRATED 200 LBS DIRECTION IN ANY 50 LBS/LINEARFOOT STRENGTH REQUIREMENTS: OUTWARD DOWNWARD OR 150 LBS AT MIDRAIL OUTWARD DOWNWARD OR ATLBS RAIL TOP200 Occupational Safety andHealth Administration (OSHA), 1910.29 2015 InternationalBuildingCode(IBC) Typical ExamplesofCompliantRailing Configurations

POST POST

WALKING SURFACE BALUSTER TOP RAIL - WALKING SURFACE TOP RAIL MID RAIL new construction toexistingbuildings. new construction may subjectcoderequirementsfor City, donot recognize theIEBCand Some municipalities, suchasNew York IBC.current inaccordancewiththe constructed requires thatthesenewelementsbe needreplacement,railings theIEBC orexisting there arenoguardrailings the entiresystem. However, where may withoutchanging beperformed condition.than theiroriginal Repairs tered suchthattheybecomelesssafe that building elementscannotbeal- at olderbuildings. The IEBCstipulates requirements with newconstruction lenges ofachievingfullcompliance buildings, withsensitivity tothechal- with IBCandOSHA, therearestill designpassesmusterEven iftherailing Local BuildingCode VOLUME 34 4” MAX. OPENING 4-3/8” MAX. OPENING

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NUMBER1

POST POST

EQ. EQ.

42” +3” 42” 3

ILLUSTRATION: STEFFANY MALARIK 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. the Secretary’s Standards. “Railings are metals can commonly result in fas- important character-defining features tener failure. This means that even roofs and ter- of a historic building,” notes NPS in an races with no entry point from the Interpreting the Standards bulletin. “Any Material Properties building interior must still have a safety modifications must be completed as A basic understanding of typical rail- railing. In an emergency, fire fighters sensitively as possible.” ing material properties helps not only who need to climb onto the roof via in evaluating conditions at existing ladder or lift bucket risk falling from an Often, historical railings are too low systems, but also in designing new or unprotected roof edge, especially with to meet applicable modern build- replacement railings. smoke reducing visibility. To safeguard ing codes. In New York City, the first responders, New York enacted Landmarks Preservation Commission Carbon steel, a metal alloy principally this regulation. (LPC) requires that extensions to composed of iron, quickly corrodes increase railing height must be “in (or “rusts”) in the simultaneous pres- These modifications may be enacted keeping with the age and style of the ence of air and moisture. To prevent at the State or County level as well. building” and that replacement railings this reaction, protective coatings may For example, North Carolina adopted should “match the design, dimensions, be applied, but corrosion can occur at a provision that requires a curb or toe and details” of the original. areas with failed or missing coatings, or rail at the base of all railings to prevent from the (uncoated) interior of a hol- small objects (2” diameter) from falling However, the Standards suggest in- low pipe or rail section. As corrosion to adjacent surfaces. stead that railing additions “will be dif- progresses through a steel element, ferentiated from the old,” and yet be Unless the design team is familiar with the metal delaminates and expands to code requirements at all applicable “compatible with the historic materi- many times its original volume, creat- jurisdictional levels, such local regula- als, features, size, scale and proportion, ing substantial outward forces that can tions could go unnoticed, leading to and massing to protect the integrity of damage adjacent materials. Significantly violations and potential safety risks. the property.” In other words, code- corroded posts or rails may have compliant railing extensions should greatly compromised abilities to resist Historical Railings complement existing railings but re- structural loads. main visually distinct. This approach dif- Depending on the jurisdiction, his- fers markedly from that in New York toric and landmark structures may City, where the LPC rules require new be subject to additional regulations railing components to blend in with regarding the railing design, beyond the existing railing system, as though those imposed by general building they had always been there. codes. Landmarks review boards and historic preservation offices typically These differences in ideology under- refer to the Secretary of the Interior’s score the importance of determining Standards for the Treatment of Historic local requirements before proceed- Thicker insulation due to new energy code Properties from the National Park ing with a railing modification or raises roof surface and demands taller railings.

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railing posts are commonly set into New York City Facade Inspection Safety Program: metal sleeves embedded into the Local Law 11 Balcony and Roof Railing Requirements concrete slab. To avoid premature deterioration, embedded post sleeves After fatal falls from balconies in 2010 and 2014 due to railing failures, New must be coordinated with the balcony York City scrutinized balcony safety. The Facade Inspection Safety Program reinforcement design, such that sleeve (FISP), commonly called “Local Law 11” after the 1998 ordinance enacting positioning and concrete coverage periodic inspection and reporting, was updated to require evaluation of rail- over reinforcement are carefully ar- ing components, including balusters, intermediate railings, and panel fillers, ranged prior to pouring concrete. not only at balconies, but also at terraces, walkways, corridors, fire escapes, If not coordinated at the design or roofs, and setbacks. shop drawing phase, core-drilled holes Owners must retain a design professional to affirm that railings are “posi- to set railing posts can sever concrete tively secured against upward movement” by means of welds, bolts, screws, reinforcement at the critical slab edge, or other anchors. Railings found to be deficient are classified as “Unsafe,” compromising structural integrity of and the condition must be remedied lest owners face stiff penalties. the balcony. Poorly positioned post In February 2015, after the Administrative Code was revised, supplemental sleeves, particularly those without pro- reports documenting railing conditions were required. Beginning with Cycle tective coatings, can undergo galvanic 8, statements regarding the integrity of balcony, roof, walkway, and terrace corrosion from contact with concrete railings must be incorporated into standard facade inspection safety reports. reinforcement, and resultant expansion The best approach is to evaluate and maintain railings on an ongoing basis, forces can crack or spall the concrete. before a routine inspection turns up unexpected hazardous railing condi- Gaps at the post-sleeve-slab interface, tions that necessitate costly emergency repair. if not properly finished, can allow wa- ter to penetrate the concrete, bringing deleterious chlorides, crevice corro- sion, and harbored water subject to freezing and thawing stresses. Around post sleeves, gypsum-containing setting grout may absorb water and swell, causing the concrete to crack.

Stainless steel provides increased cor- corrosive elements. When in contact Returns at Exterior Walls rosion resistance compared to carbon with alkaline concrete, the protective Where railings terminate at masonry steel due to the addition of chromium film can break down, leading to corro- walls, railing ends usually include to the alloy, but problems can still sion. Chlorides, a common component embedded brackets for bracing. If develop. At gaps, dents, or scratches, of deicing salts, can cause pitting. termination brackets or fasteners or where the steel is in contact with contain ferrous metals, corrosion and Glass railing systems are composed of other materials, chloride-containing expansion may lead to rust stains and safety glass sheets, often supported by pollutants may lead to pitting and masonry cracks. As deterioration ad- aluminum or stainless steel channels crevice corrosion. At some welds, vances, reduced structural integrity of or “shoes” with flexible gaskets. Some intergranular corrosion may reduce the railing system and spalled masonry glass is supported by through-glass the chromium available to protect the units may present safety hazards. fasteners connected to metal railing steel, resulting in rust staining. Although posts. Since the thermal expansion Dimensional Deficiencies unsightly, minor corrosion of stainless of stainless steel is about twice that As building codes evolve, regulatory steel at welds and crevices is unlikely of glass, and that of aluminum is even requirements for railing dimensions to result in structural deterioration. greater, composite railing designs must have changed, stipulating railings that Aluminum is a low-density, lightweight provide for differential movement. are taller and with opening limitations. metal that develops a protective layer For example, a NYC building con- of aluminum oxide at its surface that Post-Slab Interface structed in 1910 may have had railings shields the rest of the section from At reinforced concrete balconies, that were only 36 inches high, whereas

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a 1982 building should have 42-inch are available, from brush-applied acryl- high railings. However, even “modern” ics to solvent-based alkyds to field- or railings may be installed or fabricated shop-applied fluoropolymers. Access, incorrectly (e.g. too short, too weak), protection of adjacent surfaces, odors, necessitating remediation before the and volatile organic compounds can end of their service life. EXISTING impact a coating plan.

Energy codes have indirectly impacted Railings at historic terrace are too low, Repairs or Replacement railing height by requiring increased with openings that are too large. Simple repairs, such as fastener re- insulation thickness for replacement placement or sectional rail replace- roofing systems, resulting in an el- ment, may address limited deteriora- evated roof surface relative to the top tion or deficiencies. Materials should rail. With added insulation, railings that be corrosion-resistant or protected once were code-compliant may now from corrosion, close on the galvanic be too low. scale to the material to which they are REPLACEMENT Unrelieved Expansion / Contraction attached, and of a similar strength to New railings maintain character of surrounding materials. Railings that do not include the facility originals, but meet code requirements. to expand and contract under thermal Railing repairs can be performed in stress can self-destruct under restraint. the field, or railings can be dismantled type of soiling, cleaning may involve For each specified material, rates of and taken to a shop. Usually, the lat- water, chemicals, and/or abrasive tech- expansion should be considered and ter results in a finished product that niques. To determine the most efficient properly sized expansion joints pro- will perform better over time, but and cost-effective approach, mockups vided to accommodate movement at mobilization, cost, and schedule are should be conducted. Considerations strategic locations, while maintaining key considerations. Restricted usage include damage to existing materials, structural continuity along the entire is important for safety reasons until runoff containment, worker safety, and railing system. environmental impact. work is complete. Missing or Unstable Railings To mitigate water penetration at rail- If a railing is too low, too “open,” structurally inadequate, or has caused Depending on the jurisdiction, exterior ing post ends or returns, application damage to the substrate into which it elevated surfaces may require perim- of suitable sealant at openings may be is anchored, replacement of the railing eter protection by law. Railings that appropriate, provided the concrete or may be the best option. After sub- are discontinuous or absent can risk a masonry is undamaged. Manufacturers strates are repaired, a new robust and violation or, worse, a serious accident. offer various sealants with proprietary chemical configurations, so products dimensionally-compliant railing can be If rails, posts, or panels move by gentle vary in performance. Prior to any seal- installed and anchored. Due to the pushing and pulling by hand, field ant installation program, careful prod- ever-evolving landscape of regulations structural testing may be recommend- uct selection and field adhesion testing and stylistic preferences, anchorage ed to quantify the location and extent of sealant mockups are recommended. details can be specified that allow for of structural inadequacies. simplified removal/replacement of New or replacement coatings, railings, with minimal disturbance to whether to improve aesthetics or Railing Maintenance structural or waterproofing elements mitigate corrosion, demand consider- Railings should be checked regularly at the mounting points. ation of both the substrate and the for deterioration, gaps at penetrations, desired finished appearance, as well If railing damage is limited to concrete and overall structural stability. Building as constraints of budget. Mockups deterioration and corrosion at the owners should limit use of deicing should be used to verify appearance post sleeve or inadequate anchorage compounds with corrosive chlorides and performance. Careful cleaning strength, replacement of the entire near railing posts. and substrate preparation is critical to system may not be necessary. Instead, Often prominent architectural fea- proper bonding of primers and sub- new post anchorage can be designed tures, railings require periodic cleaning. sequent performance of the finished for the existing assembly. After the Based on the substrate condition and coating system. Various formulations concrete is repaired, a new post

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Balcony and Roof Railings The George Washington University, Morgan Stanley Building International House and New York, New York With regulations constantly evolving, City Hall Dormitory Roof Replacement, including it can be difficult to anticipate railing Washington, District of Columbia Maintenance and Perimeter Railings requirements. Hoffmann Architects Balcony Rehabilitations monitors codes, standards, industry Chase Collegiate School, trends, and historic landmark stipula- Hudson River Park, Pier 26 St. Margaret’s Hall tions to balance aesthetic and practical New York, New York Waterbury, Connecticut considerations with best practices for Roof Terrace Glass Railing Investigation Balcony/Portico Investigation and Repair safety and code compliance. New Jersey City University, Riello Saint Moritz Apartments Our architects and engineers have Gilligan Student Union Edgewater, New Jersey developed railing solutions for diverse Jersey City, New Jersey Facade Investigation and Repairs, buildings, including: Exterior Improvements, including Roof including Balcony Railing Modifications Garden Terrace with Perimeter Railings Ford Foundation Building Travelers Companies, Tower Square New York, New York Stewart Heights Residential Complex Hartford, Connecticut NYC Facade Inspection Safety Program Mount Kisco, New York Terrace Rehabilitation, including Railing (FISP)/Local Law 11 Repairs, including Balcony/Railing Investigation Replacement Roof Railings New York Stock Exchange Columbia University, 57 Buildings Fifty Franklin Condominiums New York, New York New York, New York New York, New York NYC FISP/Local Law 11 Investigation NYC FISP/Local Law 11 Supplemental Balcony Investigation Constitution Plaza Filing for Balcony and Roof Railings Chanel Headquarters Hartford, Connecticut University Towers, 100 York Street New York, New York Terrace Rehabilitation, including Railing New Haven, Connecticut NYC FISP/Local Law 11 Investigation Replacement Balcony Rehabilitation Lexington Armory Pfizer Headquarters Federal Reserve Bank of New York New York, New York New York, New York New York, New York Facade Rehabilitation, including Historic NYC FISP/Local Law 11 Investigation NYC FISP/Local Law 11 Investigation Roof and Walkway Railings and Roof Setback Railing Repairs and Repairs, including Roof Railings

Conde Nast Building, 4 Times Square (left), One Wall Street (center), and Bank of New York Mellon Corporation, 101 Barclay Street (right) in New York, New York. NYC Facade Inspection Safety Program (FISP)/Local Law 11 Investigations and Supplemental Filings for Balcony and Roof Railings.

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Hoffmann Architects, Inc. 2321 Whitney Avenue Hamden, CT 06518

ADDRESS SERVICE REQUESTED

Celebrating 40 years 1977 - 2017

(continued from page 6) bracket can be anchored to the slab intact. Always work closely with local with stainless steel fasteners, a configu- architectural review boards and/or JOURNAL is a publication of Hoffmann ration that greatly reduces potential state historic preservation offices to Architects, Inc., specialists in the for water penetration. determine feasible options. rehabilitation of building exteriors. The firm’s work focuses on existing struc- Where increased roof insulation thick- Keeping Ahead of Railing tures, diagnosing and resolving prob- ness required by energy regulations Requirements lems within roofs, facades, windows, renders existing perimeter protec- waterproofing materials, structural sys- Sometimes, building owners discover tems, plazas/terraces, parking garages, tion inadequate, an extension to the that an unprotected area should have and historic and landmark structures. original railing may be feasible, but may railings, or that a roof replacement or We also provide consulting services for not be cost-effective when compared new building construction, as well as other alteration has rendered an exist- litigation and claim support. to replacing the railing, especially if the ing system inadequate. Should older railing is a simple, economical design. railings be found deficient, a design For address changes, free subscriptions, For railings deemed historic or ar- professional should review codes in or information on the topics discussed chitecturally significant, minimal and effect at the time of construction, as in this issue, contact our Marketing Department at 800-239-6665, reversible interventions are often well as capacity and condition of exist- [email protected], or: preferred. One possible solution is ing materials, to determine whether to introduce a visually unobtrusive original railings may be retained. 2321 Whitney Avenue second railing in-board of the origi- Generally, it is recommended to evalu- Hamden, CT 06518 nal, relieving the historically significant ate design and performance require- 203-239-6660 railing of duty as a safety component ments for existing and new railings 1040 Avenue of the Americas, Ste. 14C but leaving the aesthetics generally vis-à-vis current codes. New York, NY 10018 212-789-9915

2711 Jefferson Davis Highway, Ste. 333 Arlington, VA 22202 703-253-9800

www.hoffarch.com

Editor/Production: Alison Hoffmann Railing corrosion causing cracks and spalls at post-slab interfaces (left) and exterior walls (right).

JOURNAL offers AIA/CES Learning Units Earn Health, Safety, and Welfare (HSW) continuing education credit for reading the JOURNAL. To learn more, visit www.hoffarch.com.

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