egress requirements

[hijackpot]

Hello Everybody. I am considering buying a building as an investment property, and have some questions/concerns. The town that it is in follows the 2009 International Building Codes. The building has a retail store on the main level, a basement as part of the retail store, and a second level which contains apartments. The apartments have not been occupied in probably 50 or 60 years and in no way meet todays standards. They basically need to be completely torn out and rebuilt. I would hate to buy the building only to find out that it will never meet code and since I really don’t know much about the code, I am asking for your opinions. To access the apartments upstairs, there is a shared stairway with the building next door at the front of the building. There is room for 3 apartments. I would put a hallway in from the front stairs to the back of the building. I understand that there needs to be windows in the bedrooms and living spaces. My question is, is it acceptable if these windows lead to the roof of the building next door? The two buildings share a common wall separating them. The front and rear units aren’t really a problem, but the middle unit only has windows that lead to the roof of the building next door. The rear unit would have a similar problem, but a window could be cut toward the rear if need be. Also, from my understanding, there needs to be two stairways for egress. Please correct me if I am wrong on this. The front has a stairway, but the back would just have a door exiting onto the roof. If I were to permanently mount a rope ladder, for example, to the roof and leave it there, would that be acceptable? In the event of a fire, they could exit onto the roof, lower the ladder and climb down. I’m sorry if these questions are basic or if this post has been long winded. I just don’t want to leave any relevant details out. Thanks!

 

[Darren Emery]

My suggestion would be to contact the AHJ, and ask them these questions! We can discuss codes as they relate to this building all day long, but the only opinion that really matters in your case is the local one. I meet with potential buyers and building owners all the time to discuss these issues -its really hard to offer advice without walking the property and discussing your plans on site.

Good luck!

 

[cda]

May have to sprinkle the building

Suggest hire a code consultant or fire protection engineer to assess the entire building and planned project

Good money well spent, plus they can give alternatives to problems

 

[cda]

Rope ladder will not fly except in the wind!!!!!

 

[globe trekker]

hijackpot,

Welcome to the Building Codes Forum!

In referring to Section 1002 = Definitions, in the 2009 IBC:

MEANS OF EGRESS. A continuous and unobstructed path of vertical and horizontal egress

travel from any occupied portion of a building or structure to a public way. A means of

egress consists of three separate and distinct parts: the exit access, the exit and the exit

discharge.

IMO, you do not have direct access to the public way by going on to the roof of the

adjacent bldg.

.

 

[AegisFPE]

Even more so than new construction, existing buildings are a case-by-case basis. Where the original use of the upper story was for residential use, there may be some relief from compliance with every provision of the code that would apply to new residential spaces. Your questions cannot be answered without a more detailed evaluation. I'll echo Darren and cda's comments to engage appropriate professionals in your feasibility study.

 

[Markmax33]

There's probably an expert in town that knows about building renovations of this type. They would probably give you some sort of quick and dirty look at the building if you promised them work if you bought the building. If not they charge $100/hr in Utah probably which would be $ well spent for a walk through.