BCAB #1938 – Required Exterior Guards

October 3, 2024

Re: Required Exterior Guards

Project Description

The project is the construction of a new single-family residence on a sloping site.

Access to the front entry door is provided by a stair.  On one side of the stair, the finished ground surface is less than 600 mm below the stair and landing surfaces.  On the other side of the stair, retaining walls create a series of three stepped planters.  Planter walls, and ground levels within the planters, range from approximately equal to approximately 700 mm above the level of the stair surfaces.  The width of the planters, including the retaining walls, is 1.2 m or greater.  Outboard of the planters there are drops ranging up to approximately 2.4 m.

In an adjacent location, concrete construction above a garage supports a flat roof area that consists of a terrace and a planter area.  The terrace is inboard of the planter and is separated from the planter by a low wall, approximately 400 mm high.  The level of the ground within the planter is approximately 300 mm above the level of the terrace.  The planter ranges in width from 1.3 m to 2.8 m.  Outboard of the planter is a drop to the driveway surface approximately 4 m below.

Applicable Code requirements (BCBC 2018)

Sentence 9.8.8.1.(1), Division B, Required Guards

(1) Except as provided in Sentence (2), every surface to which access is provided, including but not limited to flights of steps and ramps, exterior landings, porches, balconies, mezzanines, galleries and raised walkways, shall be protected by a guard on each side that is not protected by a wall for the length where

(a) there is a difference in elevation of more than 600 mm between the walking surface and the adjacent surface, or

(b) the adjacent surface within 1.2 m of the walking surface has a slope of more than 1 in 2.

Decision being appealed (Local Authority’s position)

At the side of the stair in question, the surfaces of the planters are, in some locations, close to flush with the level of the stair and do not create significant delineators from the stair surfaces.  The hazard increases if vegetation in the planters hides the drop outboard the planters.  The presence of snow or leaves would obscure any difference between the stair and planter surfaces, increasing the hazard.  A guard is required.

At the terrace, there is insufficient delineation between the terrace surface and the planter surface.  A fall hazard exists for any persons or pets that walk beyond the terrace surface and the hazard increases if snow or leaves cover the terrace and planter.  A guard is required.

Appellant's position

The surfaces adjacent to the side of the stair in question, and the surface adjacent to the terrace, consist of level constructed planters for a distance not less than 1.2 m.  Guards are not required.

Appeal Board Decision #1938

The Board reverses the decision of the local authority. 

It is the determination of the Board that the surfaces adjacent to the stair and the terrace consist of level constructed planters for a distance not less than 1.2 m.  Guards are not required.

Reason for decision

The planters are near level with, or higher than, the walking surfaces.  The elevation drops between the walking surfaces and the adjacent surfaces are, therefore, less than 600 mm.  The adjacent surfaces within 1.2 m of the walking surfaces have slopes of less than 1 in 2.

The Board considers that the edges of the stairs and the terrace delineate the edges of the walking surfaces.  The distances between the edges of the walking surfaces and the outside edges of the planters are not less than 1.2 meters, therefore the construction complies with Sentence 9.8.8.1.(1).

Don Pedde
Chair, Building Code Appeal Board