Chapter 19 – Inspecting Stairs, Steps, Walks & Decks

We will continue our inspection with the stairs, steps, walks and decks.

The proper installation of a set of steps and handrails is very important when it comes to personal safety. Stairs are the location of frequent injury in the home.

When we walk up or down a set of steps we quickly adapt to the distance between one step and the next. Variation in the step height is a HAZARD because a person could trip, especially at night or if carrying something.

Interior stairways require switched lighting at the top and bottom of the stairs. Exterior stairs require a switched light at the top landing that is controlled from inside the building.

Modern building standards require a maximum variation of 3/8” between the tallest and shortest step riser height and 3/8” between the deepest and shallowest tread depth.

Maximum stair riser height is 7¾” to 8”, depending on which standard you read, and a minimum height of 4”. Minimum tread depth is 9” to 10”.

Changes to the floor coverings can affect the step height at the top and bottom of a stairway. This does not change the step height requirements.

The minimum stairway width is 36” above the handrail. The minimum ceiling height over a stairway is 6’ 8”.

Any stairway with 4 or more steps requires a handrail. The handrail must be between 34” and 38” high. Modern requirements state that the rail must be a graspable railing of 1¼” to 2”. This size allows a person to grab hold of the rail if they start to fall.

Guardrails around lofts, decks, balconies or areas over 30” above the ground are required to be at least 36” high. The space between the vertical posts must be less than 4 inches.

Modern building standards require the spaces between the balusters or pickets to be four inches or less to prevent children from slipping through and falling or getting stuck.

“Ladder” style rails are no longer allowed. The Photo Gallery will provide visual examples of ladder style rails.

Wood decking and walkways are two of the biggest issues homeowners deal with when selling their home. Deck care and maintenance is often overlooked.

The components of the decking are the piers and posts, the joists and beams, the deck boards, the rails and the balusters.

The most common issues associated with wood decking are water damage, insect damage, wood to earth contact, loose steps, loose deck boards and loose or missing railings.

Inspect around areas where the decking construction comes into contact with the ground. Record any points where the soil or water may have caused deterioration. Use the awl to check for deterioration. Home inspectors report any wood to earth contact. The termite inspector will also scrutinize such areas.

The deck boards and joists may be damaged by a white fungus like material. If this fungus is extensive the wood materials will have to be replaced. Areas with minor fungus damage can be scraped and the wood treated with an anti-fungal sealant.

Record any loose steps, deck boards and railings.

A common area for damage is where the decking meets the side of the house. This was mentioned in the chapter on siding. Moisture gets trapped between the decking and the home and eventually decays the siding.

IMPORTANT
If the termite contractor can identify decay in 45% or more of any deck area, he will quite likely condemn the entire area. This happens for mathematical reasons. There is less labor expense in replacing the entire deck than partially repairing it. This piece of information could save you thousands of dollars in unexpected repairs.

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STAIRS, STEPS, WALKS & DECK FINDINGS:
REMEDIES AND SOLUTIONS

Minor repairs to wood decking can be conducted with basic carpentry skills, common tools and common sense. The greatest cost to the homeowner will be the labor to have a licensed contractor do the repairs. Most people know someone who has the basic knowledge to repair wood decking.

Secure any loose boards, rails and steps. Replace any frame components that have been damaged by deterioration.

Repair of posts, joists and beams is intensive but not that difficult unless you are dealing with very high decking.

You would be absolutely amazed at how well a freshly stained deck can enhance the appeal of a home to a buyer and cause a home inspector to smile. The termite contractor can still cause you some grief so do not try and hide any deterioration you discover – just get it fixed.

PHOTO GALLERY

An additional 40 images with descriptive captions are available in the 27 Dollar Home Inspections eBook.

Click here to move on to
Chapter 20 – Inspecting the Roof