A Deck Up on the Roof Can Get Complicated
July 20, 2018 — Boards need to consider codes and laws before installing a roof deck.
Life is more complicated than it used to be. Back in the day, when you wanted to put a roof deck on your building, you just hired a contractor and he came and put a surface on top of your roof so that people could walk on it. It might be wood, it might be concrete pavers. Then you put some plants up there and a sign on the door that said what the house rules were, and you had a roof deck. Let the fun begin.
But things are not that simple today. I think everybody understands that enforcement is a very high priority at the Department of Buildings. As a result, co-op and condo boards need to make sure a roof deck is done in accordance with the building code.
When you’re putting a roof deck up, you’re going to want to be proactive and replace your waterproof membrane first. The energy code requires that you add insulation, which will add height to your roof and might make your parapets too low (to meet the code, they have to be 42 inches high). You have to deal with the Americans with Disabilities Act, as well, which requires equal roof access for all residents. That means you’ll have to bring an elevator up to your roof, which is quite costly.
Now you have to figure out your roof’s structural capacity. Can it handle the load of a public deck, or do you have to reinforce it? That would mean going into people’s apartments on the top floor. Or do you build a platform above the roof for the deck to rest on? If so, it, too, needs to be accessible. Then there’s combustibility. In a non-combustible building, 20 percent of the roof area can be combustible. Combustible materials are basically anything but concrete pavers. The list of considerations goes on.
Many new buildings have roof decks. It’s an amenity that people want. Residents want to go up and sit on the roof, and they think it’s a simple process. But boards in older buildings need to understand that it’s not the simple matter it used to be. It has become time-consuming and costly, and boards need to think before they invite everyone to go up on the roof.
Christa Waring is a principal at CTA Architects.