Glass Entry Doors

[phil327]

The association has replaced the front and rear doors in the building lobby. The original setup was a single door with sidelights that opened, basically a single hung window on either side of the door. These widows were operational and were open, they did have a security grill on the inside. The lobby has a door for a stairwell that automatically closes. There is an elevator and a door for the meter room.

The replacement doors have a sidelights, but they are a solid glass sheet. There is no ventilation to the outside, no exhaust fan. I thought that any room, used by people, has to have some kind of ventilation.

Does this setup meet code? We are in Broward County Florida

( an easy question this time )

[Jerry Peck - Codeman]

They might meet code ...

The natural ventilation requirements may have met code through mechanical ventilation at the time the buildings were built as an option to natural ventilation.

The main thing is that EACH door needs to be large enough to still meet the egress width requirements, must meet the safety glass requirements, must meet the wind load and impact requirements for the building - too much information has not been provided to make any other determinations.

Were the replacement of the doors permitted? Part of the permit for the other work being done there? Inspected? I recommend checking on permits and inspections and ask the inspector who was there as they can tell a lot more from seeing it than can be described here.

Make sure that there are no egress or accessibility obstacles created by the new doors. There are attorneys who go around with people in wheelchairs looking for buildings which do not meet the accessibility requirements - you find that out when you receive a letter inviting you to appear ('demanding' you appear is more accurate) before the judge, when the judge asks if these conditions exist, about your only response is 'Yes, Your Honor, how much should I write the check out for?' The handicap person does not benefit from the law suit (they do not receive any monetary award), but you have to pay the attorneys fees, which will likely be $10,000 to $15,000 (the attorney then pays 'his field assistant' in the wheel chair) and they go on to the next property for the next law suit and the next check.

[phil327]

We were told that the new doors are part of the concrete restoration project. The city inspector will look at the doors. People are complaining that the room is getting hot and the air is stale because the is no air circulation in the room, even the mailman has complained.

Right now there is no exhaust fan and no windows that can be opened. Does this meet code? Also , there is no heat or air conditioning vents in the room. The doors and side lights meet hurricane standards. Above each panel and door is a 'transom light' basically a small sealed window approx 36 inches wide by 12 inches high.

Can one or more of these transom windows be replaced by a screen and still meet code? Can a room have a screen with no glass?

( transom might not be the correct term for a window over a door )

[Jerry Peck - Codeman]

[phil327]

Another conversation with one of the owners regarding the lobby.

Do you know if a building lobby requires ventilation, either an exhaust fan or windows that can be opened. This lobby has no heat or air conditioning. The lobby has a few wicker couches, all the mail boxes, and elevator and a door to a stair way. Does this make it living space?

[Jerry Peck - Codeman]