3rd egress is not usable YET- will we be to code ?

[mts2024]

Hey all. We’re in Greene county (upstate NY— just south of Albany ) We’re in the process of having a modular home finished up and we’re nearing completion and need confirmation on something. The modular has been placed on a large walkout basement/ foundation. The main floor is at ground level for three sides( the 4th being above the walk out basement side)

Anyways we have three entrances into the house on the main floor ( the main entrance ( ground level), the side entrance ( ground level) and the back entrance ( door leading to no where/ drops straight down to the walk out basement— we’re going to build a deck when we have a little more time/ good weather)

Anyways we were told ( by the towns building permit assistant) since we have 2 functioning egresses that as long as we either put a special lock on the back door or put up a guard rail ( until the deck gets built) that will suffice for us to get our CO.

Can anyone confirm what would be required for code in this situation as the only building inspector got our town ( who only works part time) is giving us the run around and not giving us a clear answer. If possible site building code so I can show the building inspector

Thank you

 

[BN4537]

2021 International Residential Code​

R311.1​

Dwellings shall be provided with a means of egress in accordance with this section. The means of egress shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way.

R311.2​

Not less than one egress door shall be provided for each dwelling unit. The egress door shall be side-hinged, and shall provide a clear width of not less than 32 inches (813 mm) where measured between the face of the door and the stop, with the door open 90 degrees (1.57 rad). The clear height of the door opening shall be not less than 78 inches (1981 mm) in height measured from the top of the threshold to the bottom of the stop. Other doors shall not be required to comply with these minimum dimensions. Egress doors shall be readily openable from inside the dwelling without the use of a key or special knowledge or effort.

R312.1.1​

Guards shall be provided for those portions of open-sided walking surfaces, including floors, stairs, ramps and landings that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open side. Insect screening shall not be considered as a guard.
INSIGHTS (3)

R312.1.2​

Required guards at open-sided walking surfaces, including stairs, porches, balconies or landings, shall be not less than 36 inches (914 mm) in height as measured vertically above the adjacent walking surface or the line connecting the nosings.

Exceptions:

1. Guards on the open sides of stairs shall have a height of not less than 34 inches (864 mm) measured vertically from a line connecting the nosings.
2. Where the top of the guard serves as a handrail on the open sides of stairs, the top of the guard shall be not less than 34 inches (864 mm) and not more than 38 inches (965 mm) as measured vertically from a line connecting the nosings.

 

[BN4537]

Only one egress door is required per dwelling unit.

If you have a "door to nowhere", you would have to block it or put up a guardrail to keep people from falling from the walking surface in the house.

As far as getting a CO, that would depend on local processes because they can't close the permit before the deck is built or you would be building the deck without a permit. Here, if you had a guardrail up, we would give you a temporary CO until the deck is completed, inspected, and approved, then a full CO and close the permit.

I would also note that without seeing and knowing what is going on, I don't know if there may be a reason that the inspector is proceeding cautiously.

 

[Mr. Inspector]

A temporary C. O. usually only lasts 90 days depending on your local codes.. You can give them new revised plans without the deck to get a full C.O.

 

[steveray]

We typically would allow the non required doors to be secured or a guard installed…

 

[Sifu]

We allowed locks or guards, but we amended our flexibility by requiring at least a double cylinder deadbolt to help prevent unintended exit discharge. Really good idea to prevent any possible kiddies from taking that first big step.