InterNACHI's advanced tips for inspecting stairways and sample reporting language (U.S.-only version).

Revised 02/10/2008

U.S. ONLY VERSION

Stairways are one of the most hazardous areas of a home and stair falls are often fatal. The following are some advanced tips (based largely on U.S. building codes) for inspecting a stairway followed by some suggested language (narratives) for report writing. This level of inspection is far beyond what an inspector would do on a general home inspection and far exceeds InterNACHI's Standards of Practice.

The handrail:

Determine if the stairway should have a handrail. Any stairway of 4 or more risers should have a handrail on at least one side.
Measure the handrail height. The handrail height should be at least 34 inches and not more than 38 inches. Handrail height is measured vertically from the sloped plane adjoining the tread nosing. (Exception: If there is a continuous handrail transition between flights, the handrail height at the transition can be greater than the maximum.)
Determine if it is continuous. The handrail should be continuous for the full length of the flight of stairs, measured from a point directly above the top riser to a point directly above the bottom riser of the flight. (Alternatively, a volute, starting easing, or turnout can be installed over the lowest tread.)
Handrails should end at a newel post or a wall.
Handrails adjacent to a wall should have a space of not less than 1 ½ inches between the wall and the handrails.
Check the handrail attached to the wall. The wall handrail should have attachment devices to transfer a concentrated load of 200 pounds applied in any direction to the structural wall.

The width of the stairway:

Measure the width of the stairway. Stairways should be at least 36 inches wide. This is measured at all points above the handrail height and below the required headroom height.
For spiral stairways, there should be a width of at least 26 inches measured at and below the handrail.
Measure handrail projections. Handrails should not project more than 4 ½ inches on either side of the stairway.
When a handrail is installed only on one side, the minimum clear width of the stairway at and below the handrail height should not be less than 31 ½ inches.
When handrails are installed on both sides, the minimum clear width of the stairway at and below the handrail height should not be less than 27 inches.
Do not be concerned about projections of 4 ½ inches or less located below the level of the handrail, including treads, trim, stringers or other items. The width limitations are based upon the body’s movements as a person walks on a stairway.

The risers and treads:

Measure the risers and tread runs.
Make sure the riser height is at most 7 ¾ inches. For spiral stairs, the maximum rise should be 9 ½ inches.
Measure the difference between the riser heights. The greatest riser height within any flight of stairs should not exceed the smallest by more than 3/8 of an inch.
Make sure the riser height is at least 4 inches.
Make sure the tread depth is at least 10 inches.
For spiral stairs, all treads should be identical. Each tread should have at least a 7 ½ inch tread depth at 12 inches from the narrower edge.
For winder stairs, treads should have a depth of at least 10 inches measured at a point 12 inches from the side where the treads are narrowest. Winder treads should have a depth of at least 6 inches at any point.
Measure the difference between the tread depths. The greatest tread depth within any flight of stairs should not exceed the smallest by more than 3/8 of an inch. For winders, this is measured at the 12 inch walk line.
Check the slope. The walking surface of the stairway treads and landings should be sloped no steeper than ¼-inch vertical in 12 inches horizontal (a 2% slope).
Check for cracked, damaged or loose treads.

The nosing:

On stairways with solid risers, there should be a nosing at least ¾ of an inch and not more than 1 and ¼ inches.
The radius of a nosing curve should be no greater than 9/16of an inch.
A nosing is not required when the tread depth is 11 inches or more.

The guards:

Inspect the guards. Guards should be constructed to prevent adults from falling over them and prevent children from crawling through them.
Check for strength. The design strength of a guard should handle a 200-pound concentrated load applied at any point in any direction along the handrail or the top of the guard.
Measure the height of the elevated floor level. All decks and porches, including those with insect screening, landings, balconies, ramps, or raised floor surfaces located more than 30 inches above the floor or ground should have guards. A guard is necessary at those elevated floor areas, because a fall from that height can result in injury.
Measure the guard height at the elevated floor level. The height of the guard should be at least 36 inches.
Measure the total rise of the stairway. Open sides of stairways with a total rise of more than 30 inches above the floor or ground should have guards not less than 34 inches in height. This is measured vertically from the nosing of the treads.
Intermediate rails or balusters should be able to withstand a horizontal load of 50 pounds on an area equal to one square foot.
Inspect for cracked, loose or missing intermediate rail. This is a common defect found at the guard.
Guards should not have horizontal or ornamental patterns that could provide a ladder for children.

The spheres:

Guards at open sides of stairways, raised floor areas, balconies and porches should have intermediate rails or ornamental enclosures that do not allow passage of a 4-inch diameter sphere.
Open risers should not allow the passage of a 4-inch diameter sphere. On stairs with a total rise of 30 inches or less, the size of the open riser is not limited.
The triangular area formed by a tread, riser and guard should not allow passage of a 6-inch diameter sphere.
The opening at guards on the sides of stair treads should not allow the passage of a 4 3/8-inch diameter sphere.

The handgrip:

Inspect the handgrip portion of the handrail. The handgrip can be a 2-inch circular or non-circular handgrip.
A circular handgrip should have a cross section minimum of 1 ¼ inches and a maximum of 2 inches.
A non-circular handgrip with a perimeter minimum of 4 inches and a maximum of 6 ¼ inches should have a maximum cross section of 2 ¼ inches.
A non-circular handgrip with a perimeter greater than 6 ¼ inches should have a graspable finger recess on both sides.
All handrails should be equivalently graspable to the 2-inch circular handgrip. The handgrip shape should provide a graspable surface. It should allow the user to maintain a consistently secure natural grasp on the handrail without twisting the fingers or requiring release.

Above and below:

Inspect the headroom above the stairs. The headroom in all parts of a stairway should not be less than 6 feet 8 inches. It is measured vertically from the sloped plane adjoining the tread nosing or from the floor surface of the landing or platform. Spiral stairways should have headroom of at least 6 feet 6 inches.
Inspect below the stairs. Enclosed accessible space under stairs should be protected on the enclosed side with 1/2-inch gypsum board.
Check for water damage at the bottom of the stair stringer boards
Inspect below the stairs for mold and damage caused by insect infestation.

Landings:

Inspect the landings. A floor or landing is required at the top and bottom of a stairway. There is one exception: a floor or landing is not required at the top of an interior flight of stairs, including stairs in an enclosed garage, provided a door does not swing out over the stairs.
Inspect the total rise of the stairway. A stairway should not have a vertical rise larger than 12 feet between floor levels or landings.
Inspect the width of the landing. Every landing should be at least 36 inches wide, measured in the direction of travel. The width of the landing should not be less than the width of the stairway.

Illumination:

Check for lighting at the stairs. All interior and exterior stairways should have a means to illuminate the stairs, including landings and treads.
Check for lighting at the landings. Interior stairways should have a light located at each landing, except when a light is installed directly over each stairway section.
Check for controls. Interior stairways with at least 6 risers require wall switches at each floor level, unless the lights are continuously illuminated or automatically controlled.
Exterior stairways should have a light located at the top of the stairway.
Exterior stairways from the outside ground level to a basement should have a light at the bottom of the stairway.
Lights at an exterior stairway should be controlled from inside the property.

Sample reporting language:

The handrail:

A handrail is needed. Any stairway of four or more risers should have a handrail on at least one side. Correction and further evaluation is recommended.
The handrail height is too low. The handrail height should be at least 34 inches, and not more than 38 inches. Handrail height is measured vertically from the sloped plane adjoining the tread nosing. Correction and further evaluation is recommended.
The handrail height is too high. The handrail should be no higher than 38 inches, and no lower than 34 inches. Handrail height is measured vertically from the sloped plane adjoining the tread nosing. Correction and further evaluation is recommended.
The handrail is not continuous. The handrail should be continuous for the full length of the flight of stairs, measured from a point directly above the top riser to a point directly above the lowest riser of the flight. (A newel post may interrupt a handrail at a turn. The handrail can also end with a turnout, volute, starting easing or starting newel at the lowest tread.) Correction and further evaluation is recommended.
The handrail end is incorrect. Handrails should end at a newel post or a wall. Correction and further evaluation is recommended.
The handrail spacing is incorrect. Handrails adjacent to a wall should have a space of not less than 1 ½ inches between the wall and the handrails. Correction and further evaluation is recommended.

The width of the stairway:

The width of the stairway is too narrow. Stairways should be at least 36 inches wide. This is measured at all points above the handrail height and below the required headroom height. Correction and further evaluation is recommended.
The width for the spiral stairway is too narrow. Spiral stairways should be at least 26 inches wide. This is measured at all points above the handrail height and below the recommended headroom height. Correction and further evaluation is recommended.
The handrail projects outwards too far. Handrails should not project more than 4 ½ inches on either side of the stairway. Correction and further evaluation is recommended.
The width of the stairway with one handrail is too narrow. When a handrail is installed on one side, the minimum clear width of the stairway at and below the handrail height should not be less than 31 ½ inches. Correction and further evaluation is recommended.
The width of the stairway with two handrails is too narrow. When handrails are installed on both sides, the minimum clear width of the stairway at and below the handrail height should not be less than 27 inches. Correction and further evaluation is recommended.

The risers and treads:

A riser is too high. Risers shouldn't be more than 7 ¾ inches high. Correction and further evaluation is recommended.
There is a problem with the rise on the spiral stairs. A riser is too high. For spiral stairs, the rise should be no more than 9 ½ inches. Correction and further evaluation is recommended.
The greatest riser height within any flight of stairs should not exceed the smallest by more than 3/8 inch. Correction and further evaluation is recommended.
A riser isn't high enough. Risers should be at least 4 inches high.
The tread depth is too shallow. Tread depth should be at least 10 inches. Correction and further evaluation is recommended.
For spiral stairs, all treads should be identical. And each tread should have at least 7 and ½ inch tread depth at 12 inches from the narrower edge. Correction and further evaluation is recommended.
For winder stairs, treads should have a tread depth of at least 10 inches measured at a point 12 inches from the narrowest side. Winder treads should have a tread depth of at least 6 inches at any point. Correction and further evaluation is recommended.
The greatest tread depth within any flight of stairs should not exceed the smallest by more than 3/8 inch. For winders, this is measured at the 12 inch walk line. Correction and further evaluation is recommended.
The slope of the tread is incorrect. The walking surface of the stairway treads should be sloped no steeper than ¼ inch vertical in 12 inches horizontal (a 2% slope). Correction and further evaluation is recommended.
The slope of the landing is incorrect. The walking surface of the stairway landings should be sloped no steeper than ¼ inch vertical in 12 inches horizontal (a 2% slope). Correction and further evaluation is recommended.
A tread board is damaged. Correction and further evaluation is recommended.

The nose:

The nose at the stairway with solid risers is incorrect. There should be a nosing at least ¾ of an inch and not more than 1 ¼ inches. Correction and further evaluation is recommended.
The nose is incorrect. The radius of a nosing curve should be no greater than 9/16of an inch. Correction and further evaluation is recommended.

The guards:

The strength of a guard is inadequate. The design strength of a guard should handle a 200-lb. concentrated load applied at any point in any direction along the handrail. Correction and further evaluation is recommended.
A guard is needed at the elevated floor level. Protection is necessary at elevated floor areas with a vertical drop of more than 30 inches, because a fall from that height can result in injury. Porches, balconies, ramps, landings, decks with insect screening, and raised floor surfaces located more than 30 inches above the floor or ground should have guards. Correction and further evaluation is recommended.
The height of the guard at the elevated floor level is too low. The guard should be at least 36 inches high. Correction and further evaluation is recommended.
The open side of the stairway needs a guard. Open sides of stairways with a total rise of more than 30 inches above the floor or ground should have guards not less than 34 inches in height. This is measured vertically from the nosing of the treads. Correction and further evaluation is recommended.
There is a cracked, loose or missing intermediate rail at the guard. Correction and further evaluation is recommended.
Guards create a child hazard. Guards should not have horizontal or ornamental patterns that would provide a ladder effect for children.

The spheres:

The opening at the guard is too large. Guards at open sides of stairways, raised floor areas, balconies and porches should have intermediate rails or ornamental enclosures that do not allow passage of a 4-inch diameter sphere. Correction and further evaluation is recommended.
The opening at the riser is too large. Open risers should not allow the passage of a 4-inch diameter sphere. Correction and further evaluation is recommended.
The triangular area formed by a tread, riser and guard is too large. This area should not allow passage of a 6-inch diameter sphere. Correction and further evaluation is recommended.
The openings at guards on the sides of stair treads are too large. The openings at the guards should not allow the passage of a 4 3/8-inch diameter sphere. Correction and further evaluation is recommended.

The handgrip:

A circular handgrip is not graspable. The circular handgrip should have a cross section minimum of 1 ¼ inches and a maximum of 2 inches. Correction and further evaluation is recommended.
The non-circular handgrip is not graspable. A non-circular handgrip with a perimeter minimum of 4 inches and a maximum of 6 ¼ inches should have a maximum cross section of 2 ¼ inches. Correction and further evaluation is recommended.
The non-circular handgrip is not graspable. A non-circular handgrip with a perimeter greater than 6 ¼ inches, and should have a graspable finger recess on both sides. Correction and further evaluation is recommended.
The handgrip is not safe. All handrails should be equivalently graspable to the 2-inch circular handgrip. The handgrip shape should provide a graspable surface. It should allow the user to maintain a consistently secure natural grasp on the handrail without twisting the fingers or requiring release. Correction and further evaluation is recommended.

Above and below:

There is inadequate headroom at the stairs. The headroom in all parts of a stairway should be no less than 6 feet 8 inches. It is measured vertically from the sloped plane adjoining the tread nosing or from the floor surface of the landing or platform. Correction and further evaluation is recommended.
There is inadequate headroom at the spiral stairs. Spiral stairways should have headroom of at least 6 feet 6 inches. This should be measured vertically from the sloped plane adjoining the tread nosing or from the floor surface of the landing or platform. Correction and further evaluation is recommended.
There is a problem with the enclosed accessible space below the stairs. Enclosed accessible space under stairs should be protected on the enclosed side with a ½-inch gypsum board. Correction and further evaluation is recommended.
There is water damage at the bottom of the stair stringer boards. Correction and further evaluation is recommended.

Landings:

There is an absence of a landing. A floor or landing is required at the top and bottom of a stairway (with the exception of the top of an interior flight of stairs, including stairs in an enclosed garage, provided a door does not swing over the stairs). Correction and further evaluation is recommended.
The total rise of the stairway is too large. A stairway should not have a vertical rise larger than 12 feet between floor levels or landings. Correction and further evaluation is recommended.
The width of the landing is too narrow. Every landing should be at least 36 inches wide, measured in the direction of travel. The width of the landing should not be less than the width of the stairway. Correction and further evaluation is recommended.

Illumination:

Lighting at the stairs is needed. All interior and exterior stairways should have a means to illuminate the stairs, including both the landings and the treads. Correction and further evaluation is recommended.
Lighting at the landings is needed. Interior stairways should have a light located at each landing, except when a light is installed directly over each stairway section. Correction and further evaluation is recommended.
There are missing controls for the lights at the stairway. Interior stairways with at least six risers require wall switches at each floor level, unless the lights are continuously illuminated or automatically controlled. Correction and further evaluation is recommended.
There is a missing light. Exterior stairways should have a light located at the top of the stairway. Correction and further evaluation is recommended.
There is a missing light. Exterior stairways from the outside ground level to a basement should have a light at the bottom of the stairway. Correction and further evaluation is recommended.
The controls for the exterior lights are incorrect. Lights at an exterior stairway should be controlled from inside the property. Correction and further evaluation is recommended.

Contributors to this document:

Benjamin Gromicko

Nick Gromicko

Kenneth Lott of 1Look4u Property Inspections

Jeff Pope of JPI Home Inspection Service

John Thorngren of Riserless-Stairs.com

Blaine Wiley of Quality Home Inspections

Watch the show on How to Inspect Stairways.

Update:

NACHI.TV has launched a massive expansion of its studios to include life size mock-ups of roofs, stairs, HVAC systems, solar panels, electrical services, and even a full disabled-accessible commercial rest room.

The plan is to bring in experts from all inspection-related fields and have them teach advanced inspection courses using our mock-ups. We'll video record each course, edit them, and then make them available to InterNACHI members online at www.NACHI.TV. The shows will be dubbed in several languages so that InterNACHI members around the world may enjoy.

Watch the show on How to Inspect Stairways.

How to make your own clean copy of this document.

U.S./Canada version

National Association of Certified Home Inspectors

InterNACHI's advanced tips for inspecting stairways and sample reporting language (U.S.-only version).

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