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July 25, 2011

Loft stairs require Building Regulation approval but not loft ladders, why.

The questioner is complaining that he wants to replace his dangerous loft ladder with a much safer space saver stair but the Local Authority are objecting.

At first glance is does seem unreasonable that you cannot just replace a rickety loft ladder with a much safer space saver stair without getting the Local Authority involved. I think the problem really lies in the use, or potential use of the loft area. Traditional loft areas are used for storage and are accessed infrequently by a hatch door and a ladder, these could reasonably be said to be adequate for occasional use by a few people. Once you introduce loft stairs to access the same area it becomes more usable and more accessible for more regular use. The fact that it is likely to be used more often increases the risk of accidents while ascending or descending the loft stair; it becomes reasonable to expect tighter control on what you are allowed to do. Let us face the fact that anyone who intends replacing a loft ladder with loft stairs does actually intend making more regular use of that area, or why else do it.

From the Local Authority point of view a loft space that has loft stairs for access could easily be used as say an extra bedroom. A bedroom or in fact any regularly used room requires special consideration for means of escape in the event of a house fire. This becomes more of a problem the higher up that room is, because you have farther to go to reach the ground and safety.

So installing loft stairs to replace a ladder will invariably require you to comply with The Building Regulations covering protection from falling which has many rules governing safe access. I do not think it would help you to claim that all you are doing is making safer access to a loft storage area, the potential is there for other uses once a loft stairs is installed. The old argument that it is not a habitable room will not wash. I have never seen it written down but I have had a rule of thumb quoted to me many times that, "a loft area becomes a habitable room the moment you introduce loft stairs".

To be honest, in my experience an awful loft of space saver loft stairs are installed without the home owner involving Building Control, but the fact is that you should consider safety and you cannot blame Building Control departments for enforcing rules that are put there for that reason.

The Loft Stairs Doctor

July 18, 2011

Electric loft ladders are they suitable for a loft bedroom.

I have answered this question before and the simple answer is still not really. Electric loft ladders provide wonderful access to a loft area and would certainly allow access to a bedroom. However I am assuming that you wish to use an electric loft ladder so that you can close the ladder when the bedroom is occupied and free up your landing space for other users. This is where it could all go wrong in the event of a house fire. Electric loft ladders need electricity to operate and the chances are that in a fire situation the power would go down leaving the bedroom occupier trapped. OK I know that most systems like the Fantozzi electric loft ladder systems have emergency releases for just such a situation, but in most cases these operate from below only. Think about it, would you be happy to have your children stuck in the loft while the fire rages, relying on whoever is still conscious on the floor below to let them out. Sure I agree this is all a little melodramatic but it could happen and in my opinion should not be risked.

From the Building Regulation point of view it is a non starter, although perversely a fixed ladder with handrails on both sides can comply in some circumstances. Therefore in my opinion providing the electric loft ladder is permanently down it could comply, but why bother with an electric loft ladder if it has to remain down. If you have the space to allow an electric loft ladder to stay down, then use a space saver stair instead, or get rid of the kids.

The Staircase Doctor

July 11, 2011

In my Semi detached house how difficult is it to replace my stair with a spiral staircase.

The answer is normally very difficult, because spiral staircases take up a completely different space than a normal straight flight staircase. A spiral staircase large enough to use as the main stair of the house will not fit in the width of a typical semi detached house hallway, or most other houses for that matter. A typical spiral staircase used as the main house stair would need an area approx 2000mm x 2000mm and most halls can not accommodate this. Even a smaller diameter spiral stair such say a 1400mm would not fit into the hall space of a typical house and would in any case be much too small to use as your main stair. Just imagine trying to carry beds around the tight bends of a small spiral staircase.

There is a modern trend of people looking to modernise or change the look of their hallway. As devoted student of staircases I can only applaud this. The poor old staircase has long been overlooked with money spent on trivial things like fitted kitchens and conservatories. A modern open plan staircase can totally change the look of a house, who needs marble worktops anyway, what was wrong with Formica. Unfortunately for the poor old semi detached hall staircase there are several things that make life difficult when it comes to change. The stairs invariably have the space under them closed in and full of junk not to mention the gas and electric meters. Both the floor and the walls are likely to be unfinished and need serious work if you wish to open up this space.

I do think it worth the effort to upgrade your poor old staircase but an easier option is to cover the existing with hardwood and replace the balustrading to match. There are some wonderful systems on the market that do just that, and also some joinery companies who now specialise in stair renovation.

The Staircase Doctor

July 04, 2011

Why is my approved 1800mm diameter spiral staircase not big enough according to the manufacturer.

The questioner has an 1800mm diameter spiral staircase shown on her plans that has been accepted by the Local Authority Building Control under a full plans application. Her chosen manufacturer is happy to make it but has pointed out that it will not pass the Regulations.

I have seen this scenario take place many times, in my opinion the manufacturer is being quite sensible in pointing out this anomaly. On the questioners drawing it says spiral staircase 1800mm diameter to BS 5395 part 2,1984. The problem is that the BS defines the required size of a spiral stair by what is called its clear width, that is the amount of width that you have to walk up. In this case it is a primary house stair and is required to have a clear width of at least 800mm.

The problem is that the construction of the spiral stair particularly the diameter of the centre column and the style of handrail will affect the overall diameter of spiral stair that will give 800mm clear width. Typically this will be between 1800mm and 2200mm but in practice there are very few spiral staircase designs that will achieve 800mm clear width at 1800mm diameter. Obviously in the case of the spiral staircase design chosen by the questioner it will need to be a bigger diameter to comply, hence the advice given by the manufacturer.

But my plans have been accepted by Building Control I hear you cry. That may be true, but just because the Local Authority are not aware that the specific spiral staircase design cannot give 800mm clear width at 1800mm diameter it does not mean that they will let you get way with it when and if, they come to measure the thing when it is installed. The Regulations require that any structural alterations made to your property must comply, it makes no difference what they have accepted on your drawings. The fact of the matter is that they have accepted that the stair will be built to BS 5395 and it is your problem to make an 1800mm diameter spiral stair work to that standard.

The reality is that if you talk to your L.A. you will probably find them being far less harsh than the above all sounds, but your manufacturer is quite right to cover his own back, and is being very professional to point all this out before you are committed.

Talk to your L.A. the tears may be unnecessary.

The Spiral Staircase Doctor