Existing Building Code | Stairs

[LK808]

I have a three-story building with egress stairs located on both the east and west sides. The building features concrete landings with metal stairs and railings. The metal components are severely rusted and should be replaced as soon as possible. The concrete landings, however, are in good condition.

The stairs were constructed in the 1970s and do not comply with current building codes. For example, they do not meet the requirements for stair width, rise/run dimensions, and baluster spacing. In order to bring the entire stair system into compliance, the concrete landings would need to be removed, redesigned, and reconstructed. The estimated cost for this scope of work is approximately $5 million.

Alternatively, replacing only the metal elements (stairs and railings) would cost about $1 million. This approach would allow for some code upgrades—such as adding balusters—but the stairs would still not be fully compliant due to the existing non-conforming rise/run and width.

Given the significant cost difference, it does not seem reasonable to demolish and rebuild the concrete landings just to bring the entire staircase into full compliance. However, I am seeking clarification on whether I am obligated to do so under current code requirements.

Thank you for your time.

 

[TheCommish]

Seems to me you are doing a repair to the railings and bringing that element up to current code, that would be fine with me

 

[arwat23]

Welcome to the forum. Assuming this is in Hawaii and this is considered a "Repair", you'll need to comply with Chapter 4 of the the Hawaii Existing Building Code, which I believe will only require repairs to be at least as compliant as the existing conditions are (See HEBC 401.2).

 

[e hilton]

What is the rise & run?

 

[steveray]

Most of the IEBC gives a clear break if the stair "can't" be made flatter, you might need a reasonable official to get there as long as they meet some existing code like NFPA 101:

503.1​

Alterations to any building or structure shall comply with the requirements of the International Building Code for new construction. Alterations shall be such that the existing building or structure is not less complying with the provisions of the International Building Code than the existing building or structure was prior to the alteration.

Exceptions:

1. 1.An existing stairway shall not be required to comply with the requirements of Section 1011 of the International Building Code where the existing space and construction does not allow a reduction in pitch or slope.

 

[Enrgxprt]

In NYS, Stairs legally in existence, not being replaced or modified are exempt from any current requirements.
If someone was to say replace a guard or rail, that work would have to conform to current code as much a practicable.

In my opinion, the landings are integral, if not being replaced the new metal stair could match the existing rise and run...

But, there is quite a few zeros in the cost between the two options, I would talk to the local building inspector and ask if a repair to maintain legally existing stairs while keeping the existing landings require full compliance.