One of the most overlooked and underestimated safety hazards in a home is the pull-down attic access ladder. These access ladders can be in the garage, hallway, or in a bedroom. Often these pulldown ladders are installed improperly without adequate attention to safety. This simple convenient access can present multiple safety hazards that homebuyers and homeowners fail to identify. In this article I will provide descriptions of the common problems found with these pulldown ladders and why proper installation is necessary for safety.
Poor installation practices:
Most attic pulldown ladders require openings typically of 25 inches wide by 54 inches long. Creating this opening typically includes cutting or modifying at least one ceiling joist. In structure should be added to transfer the load across the adjacent joists. This additional framing is called a header, and its purpose is to carry the loads around the cut joist that would allow installation of the attic pulldown ladder. However, in many homes, particularly older homes that were not designed with this type of access this support is either missing or improperly installed. Often there is a completely cut joist with no header or reinforcement, and it essentially leaves a 50-inch-wide opening in the ceiling with improper load path distribution around if. This improper framing can lead to structural sagging, drywall cracking, and significant damage to the ceiling. Another absolute improper installation is cutting or modifying roof trusses to fit the attic ladder frame. A roof truss is a engineered structural member that cannot be modified altered or cut. Modifying or cutting the roof truss system will void the warranty and possibly compromise the roof stability. These issues are not generally apparent by looking at the ceiling where the ladder is installed. One must enter the attic space and inspect the framing around it. It is the New Jersey home inspectors responsibility to make sure that there are no structural modifications or liberties taken with the installation of these attic access ladders. Any modifications should be reported on and corrections made to avoid safety problems and additional issues with the structure.
Improper fastener installation and misuse:
Manufacturers of these attic access ladders almost universally indicate that 16 D nails (3.5 inch nail) or lag screws must be used for securing the ladder frame to the ceiling opening. Almost always improper screws and fasteners are installed. In most cases drywall screws are used instead of the required fasteners, and this is likely because they are inexpensive and readily available. Drywall screws or sheet metal screws are not designed for the loads placed upon them with a person climbing the attic access ladder. With repeated live loads they tend to sheer and can pull out of the wood framing creating a significant safety hazard. Often there are also two few screws or fasteners installed to secure the pulldown ladder to its opening. Sometimes only four screws are holding the entire unit to its opening. Typically, 12 screws are recommended. It is up to home inspectors to educate their clients about proper installation of their attic access set of steps and to identify what should be corrected to improve occupant safety.
Incomplete or missing stair hardware:
The majority of attic pulldown ladders include tension springs that are installed on the right and left side of the set of steps and these aid in raising and lowering the stairs. These springs are under significant load and must be properly attached to function safely. Often the springs can become detached or actually become damaged due to poor installation. Sometimes homeowners make do-it-yourself repairs. If the spring fails suddenly the latter can drop quickly creating a significant fall hazard. If the safety arms are missing or not engaged the folding mechanism can collapse under a person’s weight potentially causing a serious fall from the attic opening. It is up to NJ home inspectors to identify these problems in homes that they are inspecting so the occupants can understand the problems that exist and how to correct them to avoid serious injury.
Loose hinges and poor joints:
pulldown ladders usually have multiple hinge points. This is where the ladder folds up. These joints are often secured with rivets as the ladder ages and with more and more use these hinge borings can loosen up and fall out entirely. Home inspectors should check for these connections and look for signs of lateral movement, cracks in the stringers, and wobble. Home inspectors should also look for signs of deformation, especially in older type ladders where fastener holes become oblong in shape and elongated overtime.
Improper fit and poor operation:
Attic ladders are designed to be operational at a range of different ceiling heights. Typically, ceilings will be between 7 feet and 10 feet high. The person installing the ladder is expected to cut the bottom section of the ladder so the bottom of the ladder sits flush with the floor. Often these ladders are not cut properly and with this problem there is too much stress placed on the point loads at the bottom of the ladder and the hinges which are not going to align properly. This creates a condition where there is too much stress on the hinges and the hinges are not designed to handle the weight of a person in this orientation going up and down the steps. Sometimes ladders do not reach the bottom and don’t touch the floor. This creates what is considered a floating bottom step. A floating bottom step is a significant safety hazard because there is too much stress put on the lower two hinges of the access ladder. This can also create an unstable condition as a person tries to climb the ladder. Sometimes improvised corrections can be seen. Sometimes blocks of wood are nailed to the bottom portion of the ladder stringers. Sometimes homemade steps are fashioned to rest the bottom of the ladder on so in essence it raises the level of the floor. Home inspectors should identify all these unsafe conditions and report these as unsafe. Anything that jeopardizes the safety of the occupant or the home inspection client should identified and reported on.
Unsafe accessibility:
Sometimes these pulldown ladders will open to unsafe areas. For example, if a pulldown access ladder opens up and lands on another staircase that is considered an unsafe condition. Sometimes these access ladders are installed in the ceiling above the basement steps in a one-story house. The bottom of these ladders then rests on the basement set of steps creating an unsafe condition. If a person falls, they will tumble down the set of basement steps. Sometimes these ladders open into a doorway. Often a doorway will obstruct proper operation of the attic pulldown ladder. These issues should be identified and reported on during the home inspection.
Fire separation problems:
When these ladders are installed in the ceiling of the garage that is attached to the home they frequently violate fire rating requirements. If there is a living space above code typically requires a one-hour fire rated ceiling from the garage to the living space above or to the side of the attic to prevent fire and smoke from quickly spreading to the living space. Most of these ladders are made from wood and do not have a fire rating. The frame of the ladder often creates a gap in the drywall ceiling allowing for the quick spreading of fire to travel to the living space. Some ladder manufacturers are now offering fire rated attic ladders. These, however, are more expensive and less common. Home inspectors should look for breaches in the fire separation caused by these ladders.
Damaged ladders:
Over time, wood access ladders can crack especially near fastener holes where weight is concentrated. Any damage or cracking to the stringers or the steps themselves are a significant safety hazard. It is advantageous to remember that most of these ladders are rated for 250 to 300 pounds including the occupant. Occupants should refrain from carrying heavy objects up the attic steps, this can lead to ladder damage and possible injury. When a pulldown ladder is damaged and should be replaced and not repaired.
Life expectancy:
Like any household component, attic ladders have a statistical useful life. Most wooden ladders have a life expectancy of about 15 to 20 years, especially if they are functioning in unconditioned spaces like a garage. Metal pulldown ladders can last longer but face the problems of potentially rusting and corroding in high humidity environments. Rust can weaken bolts, springs and arms shortening the life expectancy of the ladder. Older attic pull down ladders that exceed their life expectancy should be replaced before damage or injury can occur. Home inspectors are advised to identify pulldown access ladder problems and identify these in their home inspection report.
Wrap up:
Pulldown attic ladder may seem benign or an insignificant feature of the scope of a NJ home inspection. However, there are significant risks to occupants if ladders are compromised. Improper installation, lack of maintenance, and poor installation choices can lead to significant injury. Professional home inspectors should thoroughly inspect these ladders and never treat them as an afterthought while performing their home inspections. Home inspectors should give them the same level of scrutiny as they would any other system in the home.