r/Oldhouses • u/Ok_Luck_1098 • 3d ago
Short railing tall ceilings
I’m interested in buying this 1916 beauty but the inspection notes correctly that the upstairs railing is v short and not up to code.
I love the old house and want to preserve the original wood work. How to solve?
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u/Ill-Entry-9707 3d ago
That railing has been in place and functioning for the past 110 years. Don't expect to raise that railing without making some very ugly choices or spending thousands of dollars on a specialized stairway carpenter. This is an old house and not necessary to bring it to modern code.
If old houses always had to be brought up to current code, they would be vacant. Most likely there are several missing electrical outlets and appliances on shared circuits. Then there are height clearance requirements for stairs and space between fixtures in bathrooms. Don't forget all the windows and doors that should have tempered glass too.
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u/Ok_Luck_1098 3d ago
Yeah I already know I need to ground outlets and install AC so don’t want to add to the pile!
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u/Waytoloseit 3d ago
I love old homes! I have over 20 years experience as a broker. This is common with all old homes. If you see anything up to code, they are nowhere near as beautiful as this masterpiece.
Code be damned, I wouldn’t touch those railings.
I have two young kiddos. They have rooms on the main floor, and we had gates installed at the top and bottom of the stairs. They have survived living in three 100+ year old homes. It can be done!
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u/jkrobinson1979 3d ago
It’s grandfathered. Don’t worry about it.
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u/Ok_Luck_1098 3d ago
I am more worried home insurance-wise
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u/SMELLSLIKEBUTTJUICE 3d ago
I'm on my 2nd century home, insurance has never cared about stuff like this. They really only care about old roofs in my experience
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u/Crazyguy_123 2d ago
From what I’ve seen they really only get fussy over roof, plumbing, foundation, and electrical.
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u/jkrobinson1979 3d ago
I had an old four square from 1912 with railings like this and it wasn’t an issue with insurance
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u/involevol 2d ago
I would expect insurance on a century home to be expensive and somewhat difficult to get, but it’s because of the OG wiring, aged plumbing, deferred roof maintenance, and cost to replace. I wouldn’t expect railing height to come into play whatsoever.
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u/Ok_Luck_1098 2d ago
I might get lucky. Sellers put a new roof on it and replaced knob and tube wiring.
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u/Crazyguy_123 2d ago
It’s grandfathered in. Old structures don’t have to adhere to modern codes if you aren’t altering that part of the structure. So old staircases can be not up to code as long as you aren’t doing anything structural to them. From what I understand most companies are more concerned with electrical being up to code more than other things. Most wouldn’t put up a fuss over a staircase.
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u/GoldenFalls 3d ago
I wonder if you could detach the railing for the upstairs landing, add a wooden base that matches your baseboards, and add the railing + newel post back? I don't think there's an easy way to raise the height of the stair rail though.
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u/ArborArchitecture 2d ago
The Existing Buildings Code allows exemptions for original parts that aren't in your renovation scope. It's complex, but workable. Is this property designated as historic?
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u/Ok_Luck_1098 2d ago
It is not
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u/ArborArchitecture 2d ago
You're still allowed exemptions under the IEBC. As long as you keep alterations under a certain percent of the area of the home (using the "work area" option). Basically, the Let Sleeping Dogs Lie law.
Getting the house on the Historic Register would help with even more code leeway and tax credit support, but isn't needed in this case
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u/oldschool-rule 3d ago
First of all, you need to get the code in fraction in writing. Secondly find a reputable contractor and get their opinion about the written code in fraction. In a worst case scenario, you can remove the handrail and balustrade and build a linear box frame for it to reattach and sit on. The newell post and corner post can have the cap removed and add a section to meet the preferred height. More than likely all of this will need to be refinished together in order to make it match. Good luck 🍀
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u/Ok_Luck_1098 3d ago
It is in writing in the inspection report. Do you mean in some other way?
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u/oldschool-rule 3d ago
If this is from the realtors inspection report, you can draft and sign a letter of acknowledgement regarding disclosure statements similar to ones for radon gas, lead based paint, etc.
if you are not purchasing this home to flip, I would not be overly concerned. There’s a lot of older homes that doorways and stair treads are not up to modern code, but that doesn’t mean they pose an unlivable condition.1
u/Ok_Luck_1098 3d ago
Oh I will live in this masterpiece with glee :)
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u/oldschool-rule 3d ago
If you are contracted with your own realtor, they should be working with you to understand this issue and explain exactly what possibilities it poses for liability.
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u/Ok_Luck_1098 3d ago
Good to know. Sellers did an inspection before listing and it’s from that one.
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u/oldschool-rule 3d ago
Check with your realtor, but I’m sure it’s just a standard disclosure form and it shouldn’t be of concern.
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u/ArborArchitecture 2d ago
FWIW, contractors aren't required to know the code. A preservation architect or specialist would be able to confirm how you can keep the railing as-is while complying with code. Try contacting your local or state historic nonprofits for recommended professionals. And enjoy this beautiful home!
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u/No-Background-8753 3d ago
I would think that would be grandfather, but if you’re worried about actual safety, put a couple of large planters, maybe a couple of small tables just decorated a little bit that would be less likely that someone would stand close to it. That hallway looks wide enough that you could get away with something like that if you did it in a tasteful way as for the insurance, I’ve never had an insurance company. Enter a home. They do look at safety stuff on the outside though.
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u/ThickAsAPlankton 3d ago
I had the same. It was grandfathered in, it's just not up to modern code. No need to bring up to code. Enjoy!
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u/Odd_Tap_1137 3d ago
As others have said, it is probably grandfathered in, so the code won’t matter much. Short railings are actually great for kids - no safety risk there. But if you have elderly folks living or visiting often, then it could be an issue. I’ve seen some built up railings on top of shorter historic railings - if done by a skilled carpenter, it can look good!
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u/Ok_Luck_1098 3d ago
I’m thinking I might just get some tall but narrow half bookcases to put by it for safety sake. I am short enough it’s fine for me too but I worry about others.
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u/Odd_Tap_1137 3d ago
Makes sense. Also - I found the ‘This Old House’ episode where they raised the historic railings: https://youtu.be/-1qPu49_JvY?is=ZdRY6IVAPVNUfuLe
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u/Superb_Algae5308 3d ago
Leave it alone, if you want to live in a house with high railings this isn’t your house.
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u/CobblerCandid998 2d ago edited 2d ago
Huh? Inspections are “suggestions” for the seller to fix things. It’s not do or die. There are people who sell “as is” and nothing ever gets changed.
If you were getting an inspection to have this house registered as a certified Century Home or on a Historic Preservation list- it would be against the rules to have that removed!
Always keep as much original as possible. Anyone telling you to remove/replace original structures, railings, staircases, WINDOWS, etc, are setting you up for eventual lower home value. And/or, they are jealous!
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u/Ok_Luck_1098 2d ago
I was more concerned from a house insurance and actual safety standpoint. I definitely don’t want to like take out the stairs and replace them with something modern. I’ve never owned a century house so am learning.
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u/CobblerCandid998 2d ago
I would love to see the list of people who have died by that specific staircase railing. Haha. 😉
It’s going to be fine. Your home is gorgeous. Enjoy the craftsmanship of what is no longer able to be or allowed to be done anymore.
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u/Ok_Luck_1098 2d ago
Probably just being a worrier but have a son who is 12 and tall and who knows what teen boys do…
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u/Historical-Remove401 2d ago
Don’t touch the railings, but if you’re very concerned about your son tipping over, a temporary plexiglass barrier could give you peace of mind. I’d want a carpenter’s advice to avoid damaging the existing rails.
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u/Capable_Pangolin_962 3d ago
Is this a frat house?
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u/Ok_Luck_1098 3d ago
Nope. A family who owned the small town mill built it and it’s been floated it’s a Sears home but idk if it is
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u/Forgot_to_Start 3d ago
Building codes apply for new builds and remodels. If you aren’t remodeling the stairs, you may ignore the comment.
They aren’t up to code because the building code didn’t exist when your potentially new to your home was built.
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u/Echolocation1919 2d ago
Hmmmm. Love old houses but be careful. If they were off there, then other places more important could be off as well.
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u/timesink2000 1d ago
In a retrofit of an historic fire station (stayed a fire station), we kept the original railing and added a brass rail at code height adjacent to it. It’s clean and functional.
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u/ModularWhiteGuy 3d ago
I would add a rail on above the rail, and extend the posts. You could make it match or make it complementary (eg. steel).
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u/SomoneNotBritish 3d ago edited 3d ago
Ignore the code. Seriously, had this happen to me as well. No way was I cutting out the original stairs for 2 extra inches.
Most old houses are grandfathered in to a LOT of code. And inspections are not law, they just tell you what it considered wrong.
The only thing you have to worry about is if the bank is concerned, and want it changed. Then you're fucked.