removing topfloor hallway space? Is it to code?

Perhaps you could make a new exit through the roof with a hatch closer to the landing at the top of the stairs? That way you could use the rest of the hall as interior space.

Rick

in Building Code 13 years and 5 months ago

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nancy sullivqn | 13 years and 5 months ago

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This is a three family three floor residencial building. On the top floor I would like to remove the existing wall in the hallway which seperates the hallway from the apartment and put up a new wall next to the railing, to incorporate the existing hallway floor space into the top floor apartment. The hallway currently has access to the ladder leading to the roof. This would mean the access to the roof would only be from the top floor apartment if I do this. The building has fire escapes. Hope that makes sense. would this be up to code? Any architects or enginers out there who can tell me if this is code-kosher. Thanks so much.

Goatcrapp | 13 years and 5 months ago

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access to the roof is required by the fdny, from what i understand…  Any way to just box it out ? wall to the railing, but leave access to the ladder?

nancy sullivqn | 13 years and 5 months ago

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There will be access to the roof, but only from the top apartment, not the “public” hallway.

agdipierro

in Building Code 13 years and 5 months ago

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You must have direct access to the roof without having to enter another apartment. Ed Kopel Architects, PC

jockdeboeraia | 13 years and 5 months ago

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I got it approved recently in Manhattan, but you need to ask for approval, permits and such. No guarrantee of approval. The one I did was a very special application.

nancy sullivqn | 13 years and 5 months ago

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Thanks for all the replays. I understand it would need approval, but could it be approved? Is it up to code? Perhaps there is not enough specifics in my question? thanks much.

yte | 13 years and 5 months ago

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A three family is a multiple dwelling and therefore must comply with the Multiple Dwelling Law (MDL). At the very least you must maintain a fixed ladder, roof hatch (scuttle), skylight, and louver for ventilation. All three can be separate or combined into one. You may be able to get a reconsideration from the DOB on these laws but it will be difficult. We have done what you are describing by maintaining a small landing at the top of the stair and installing a fixed ladder with a custom made skylight/scuttle that meets the crtieria below: From the NYS MDL: Sec. 178: Where the stair and public halls are not provided on each story with windows opening to a street, yard or court, a skylight equipped with ridge ventilators having an opening of forty square inches or more shall be provided in the roof over the stair, except as otherwise provided in paragraph g of subdivision three of section one hundred seventy-one. The glazed roof of such skylight shall not be less in area than nine square feet nor less than two feet in its least dimension, provided the ventilating and glass areas in such skylight are not less than herein required; except that in dwellings converted before April eighteenth, nineteen hundred twenty-nine, where a skylight smaller than such prescribed dimensions was in existence on such date, no structural change shall be required, but a ventilating skylight fitting the existing skylight opening in the roof beams shall be deemed sufficient. Sec 187 (c): At least one means of egress shall be a stair extending to and through the roof by a bulkhead, except that a scuttle may be used in lieu of a bulkhead if the dwelling does not exceed a basement and three other stories in height, or if it does not exceed a basement and four other stories in height and is occupied by not more than two families on any story, and except that no bulkhead or scuttle, or stair or ladder leading thereto, shall be required where the roof is a peak roof with a pitch of more than fifteen degrees. Sec 188 (2): Every scuttle shall be at least twenty-one inches in width and twenty-eight inches in length, covered on the outside with metal and provided with a stair or a stationary iron ladder leading thereto and easily accessible to all occupants of the dwelling. Every scuttle shall be located in the ceiling of the stair hall on the top story and access to the roof through the scuttle shall be direct and uninterrupted. It shall be unlawful to enclose in any manner the ladder or stair leading to a scuttle.

nancy sullivqn | 13 years and 5 months ago

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Wow. That is great info. thanks so much yte, you rock! much appreciated.

yte | 13 years and 5 months ago

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u r welcome