Defect type
High · 3–4/5
Internal Stair With Insufficient Headroom Clearance
I measured the vertical clearance from the nosing line to the overhead soffit, bulkhead, rafter, or duct and recorded less than 2000mm at one or more points. Reference: NCC 3.9.1. I see this most often in attic conversions, under-stair storage cupboards reworked as habitable rooms, and split-level additions where an upper-floor bulkhead intrudes into the stair envelope. Head-strike injuries on such flights range from contusion to concussion, and in my experience the defect cannot be resolved without significant structural work.
Causes
- Attic conversion with new stair cut into a roof-pitch-limited void
- Upper-floor addition with bulkhead hanging into the existing stair envelope
- HVAC duct, plumbing stack, or beam routed through the stairwell after construction
- Original construction predates current clearance references
- Under-stair ceiling dropped for insulation or services without checking the flight above
Symptoms to look for
- I measured vertical clearance below 2000mm at one or more points along the nosing line
- Occupants ducking or tilting head when ascending or descending
- Visible scuff or strike marks on the soffit from head contact
- Tall occupants reporting repeated head strikes
- Beam, duct, or light fitting projecting into the stair envelope
Remedies
- Relocate the offending duct, beam, or service outside the stair envelope
- Rebuild the stairwell with a larger opening so clearance meets the NCC 3.9.1 reference
- Reduce riser heights and extend the flight to shift the nosing line (major work)
- Fit high-density padded strike protection as an interim mitigation
- Document the defect in the inspection report as unlikely to be remediated without rebuild
Critical
Get an inspector through this property.
Findings in this category skew high severity. If you are under contract, we can usually book inside the cooling-off window. Every inspection includes 12 months of free advice.
Same category