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Elevation change at landing

B

Bruce Hardin

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Joined
May 22, 2016
Messages
3
Location
Nashville TN
I'm a home inspector, and I'm having a disagreement with a structural engineer about the code regarding landings. In question is an entry door (swings in as usual) that opens onto a covered landing. He maintains that the threshold cannot possibly be properly flashed to keep out wind driven rain, and so the code requires a step down elevation change. I do not see where the code as written requires it. It allows it, but that doesn't mean it's required, IMO. Opinions?
 
IHPO, In His Professional Opinion, "... the threshold cannot be properly flashed to keep out wind driven rain." That's His opinon.
The code does NOT require a step-down, elevation change. NOT in the code. as a mater of fact if this were a "A" type Apartment or townhouse, you cannot exceed a 1/2" threashold.
 
I'm a builder not an inspector, I recently completed a multimillion dollar home with several doors to surrounding terraces with stone running inside and outside and only ¼" change in floor elevations. My understanding is that it's not a good idea in show country but it's the style here in sunny California.
 
Like Mark and CA said....NOT prohibited, may be a bad idea, (depending on the particulars) or maybe someone just needs a lesson in waterproofing....Single Family?
 
I almost never see a step up to entrances here in Canada. If they can't flash it properly, they're not experienced enough to be working on this project. There are plenty of products and techniques around that will work well.
 
We're in the South, so snow drifts might be an issue once every 20 years on a covered porch. Broom it off. Done. Wind driven rain is another story. Door has to be properly flashed for that, but it doesn't require an elevation change. The IRC obviously doesn't think so either, or it wouldn't disallow an elevation change other than the 1.5" threshold if the door opens out onto the landing.
 
conarb said:
TMurray:

I have always heard the reason for the step was snow, you certainly have snow, what happens when the snow piles up at the door?
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the front door is required to open in. You go out that door and shovel out all the other doors. The main thing is what is required for egress from the dwelling unit. Up here, the only requirements is a front door and windows (or doors) sized for egress from bedrooms. Anything else is unregulated. I've heard it is common down there to have a step up from your back deck into the dwelling. I don't know if I have ever seen that here. I certainly can't recall seeing it.
 
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tmurray said:
the front door is required to open in. You go out that door and shovel out all the other doors. The main thing is what is required for egress from the dwelling unit. Up here, the only requirements is a front door and windows (or doors) sized for egress from bedrooms. Anything else is unregulated. I've heard it is common down there to have a step up from your back deck into the dwelling. I don't know if I have ever seen that here. I certainly can't recall seeing it.
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Here in sunny California we have always made the step downs anywhere from ¼" to 2" on all exterior doors, when I've said that online eastern contractors always get upset stating that they need a step down for snow, nobody has more snow than you do so you are refuting that. This has come up recently with the Berkeley balcony collapse, even a Houston builder of luxury homes claiming that there has to be a several inch step down to keep water out even when I posted the IBC requirements.
 
Residential doors can open in either direction and a step is not required. Security is one reason doors swing in so the hinge pins are on the interior of the house. Installing a screen door would be another reason. A small house may want it to open outward so it does not use up limited floor space.
 
Ever try to open a screen door with 24" of snow in front of it?....Doesn't matter which way the "real" door swings....Shovel a few times during the storm....Oh wait, that is maintenence, I shouldn't have to do that on my house.....;)
 
Grew up in southern Colorado, in the winter took the screen door off and put shovel by the door, open door and shovel, problem solved. As for rain the door and threshold can be sealed properly to stop that. Live in New Mexico now and have more problems with dirt blowing in but that came be remedied just like flashing for water.
 
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