The deck guard railing to the left provides little protection to small children as it can be climbed like a ladder. The height to grade beyond the guard railing was about 8’. That fall could injure a child or adult. This home was built in 2002 (prior to the current standards).
Guard Railings and Hand Railings
Matthew Steger, WIN Home Inspection • January 13, 2023
People often get confused with the terms “guard railings” and “hand railings”. Guard railings are installed along the outer perimeter of decks, balconies, and porches and other areas where there is a change in elevation, such as along an upper hallway, and helps prevent someone from falling off the walking surface. A hand railing, on the other hand, is installed on a staircase or ramp to provide a graspable surface to assist traversing the staircase or ramp.
Modern standards call for guard railings where there is a drop to another horizontal surface of, at least, 30”. For residential settings, guard railings should be at least 36” high and have no openings within it wider than 4” (codes for commercial guard railings differ from those for homes). These openings may be between balusters or spindles or between the bottom of the guard railing and the walking surface itself.
The 30” difference in height requirement extends out 36” away from a deck or porch. For example, 20 years ago, if a deck’s walking surface was 28” above the immediate grade, even if the grade then dropped off steeply after 12” away from the deck, a guard railing may not have been required at the deck. With more recent changes to the IRC (International Residential Code), the above example would require a guard railing. Keep in mind that home inspectors are not code compliance inspectors, yet a good home inspector is very familiar with the building codes and stays current with their changes (a new version of the IRC comes out every 3 years) and applications.
Many older homes that I inspect have porches or decks that have one or more horizontal members only below the top railing. These, in almost all cases, have openings far wider than 4” and most often present an easy opportunity for a small child to climb the horizontal members, like a ladder, and fall over the other side. Even installing lattice on an older railing can still provide locations for small feet to be inserted to climb up and fall over. Rigid balusters can most often be readily added to provide the needed safety.
The guard railing installed to the right was to keep someone from falling out of this secondary exterior door (no deck or steps were installed). The spacing between the balusters exceeds 6”. A child’s head could easily fit between the balusters and possibly get stuck. Tighter spacing of the balusters is needed.
Many older homes have guard railings that are only 28” or 30” high, like the one to the left. These short guard railings may not prevent an adult from accidentally falling over it, such as after a few too many drinks at a deck party.
When there is a staircase open on one (or both) side (there is a fixed wall with a hand railing on the far side in this example), a guard railing should be installed on the open side to prevent someone from falling off the staircase into the room. A full banister would suffice. The same 4” baluster/spindle spacing requirement is needed, however the height of the railings’ top should be between 34” - 38” above the stair nosing. The nosing of a step is the part of the step that sticks out slightly over the step below it. As you will notice, the height requirement for guard railings at steps has a slight variation permitted (between 34~38" above the nosing) whereas guard railings at non-steps should meet the 36" high, minimum, requirement.
I sometimes even run across vinyl guard railings on newer decks that are quite flimsy and don’t provide much protection from someone bumping into the guard railing and breaking through. If the guard railing has too much flexibility, it may not prevent someone from falling through the guard railing and falling off a deck or porch. The strength requirement calls for no more than 4” lateral movement when 200 lbs. of force is applied. Most modern sturdy vinyl guard railings have either wood or steel inside the main vinyl components to provide strength.
Hand railings are needed at all staircases that have 4 or more steps. The walking surface of a deck or porch is considered a step, so even if there are only 3 more treads below the deck or porch, the staircase is considered 4 steps.
The stone staircase to the left has 9 steps but no hand railings. It was an older home (from the 1930s, which predated modern building standards), yet if you slip and fall on icy steps, you don’t really care how old the home is or if its construction predated modern building codes.
Proper hand railings and guard railings are a critical part of the home’s interior and exterior. They provide support to people, big and small, walking up or down staircases as well as helping to ensure that people can’t fall off a porch or deck or other change in elevation. Periodically checking the railings around your home can help ensure that they are solid and strong when you may need them most. Any damaged or loose railings should be repaired or replaced.
Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.
Pennsylvania’s Act 52, effective January 4, has brought significant changes to real estate wholesaling, requiring practitioners to be licensed, disclose their role to both buyers and sellers, and follow standard compensation rules. In this article, Richard Boas III explains what wholesaling is, how the new law reshapes the process, and what it means for industry professionals.
Under the law, buyers’ agents have a general ethical responsibility to advise their buyers that sellers have a legal obligation to provide a “completed property disclosure statement.” Pa. Code §35.284a(b)(1). They are also obligated to assure that a completed property disclosure statement was delivered to the buyers. Pa. Code §35.284a(b)(2). These requirements are set forth in the rules and regulations that were formally adopted by legislature, meaning this is “THE LAW.” There are some important components in these two sentences that I want to unpack for you.
Imagine showing your clients a beautiful home overlooking a serene landscape of neatly plowed fields and contented cows grazing in the distance. As you walk out on the stone patio, you tell them confidently, because you read in the agent remarks notes that the farm was enrolled in the Clean and Green Program, “this land and the amazing view will never be compromised with a housing development or anything else!” Your clients love the expansive openness, and the house, and settle on the property in short order. Then imagine getting a very angry call in three years’ time from these same clients, stating that the farm was sold and ugly mcmansions are about to be littering their landscape and how could you have lied and how could you be so ill informed and we are never going to recommend you to any of our friends, ever again! It feels like the making of a terrible stress dream, but it could easily happen if you don’t do your research into land preservation. There are different agricultural programs in place in Lancaster County and are not all created equal. This fictional farm above was part of the “ Clean and Green ” Program, which was enacted in 1974 as a tool to encourage protection of Pennsylvania’s valuable farmland, forestland, and open spaces. It applies to property ten acres or more and helps the landowner in that it bases property taxes on use values rather than fair market values, which ordinarily results in a substantial tax savings for the landowner. More than 9.3 million acres are enrolled statewide. However, it is not a guarantee that land enrolled in the program will never be changed from its origin. When a landowner, for example, decides to sell his farm to a developer, the party is subject to seven years of rollback taxes at 6% interest per year. The rollback tax is the difference between what was paid under Clean and Green versus what would have been paid, if the property had not been enrolled, plus 6% simple interest per year. So while seemingly substantial, may actually amount to small potatoes in the event the farm is being sold to a developer. A much more serious dedication to preserving land is “ The Pennsylvania Agricultural Conservation Easement Purchase Program ”. It was developed to strengthen Pennsylvania's agricultural economy and protect prime farmland. It enables state and county governments to purchase conservation easements from farmers. The program was approved in 1988, and the first easement was purchased in December of 1989. To date, 6,400+ farms have been approved for easement purchases totaling 645,000+ acres. You undoubtedly have heard of the Lancaster Farmland Trust , which is a non-profit acting in the same manner but by using private funds to preserve farms. To date they have “saved” over 600 farms and they also add value by working with farmers to help implement conservation practices, etc. While it is tempting to assure a client that preserved farmland will never be altered from its present form, I would hesitate to make such a declarative statement that could someday find its way of being undone. In the current climate, it seems long held rules were made to be broken, and nothing is guaranteed. -Copyright © Clean & Green, Wendy Hess, Puffer Morris Real Estate. 2025. All Rights Reserved. Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.
Chickens are becoming a hot topic…whether it’s the increase in egg prices, or the continuing interest in homesteading, more clients are expressing interest in raising chickens. Spring is approaching fast and adorable fuzzy, chicks will be looking for homes. Even in Lancaster County, it’s not as easy as throwing a coop in the backyard and joyfully collecting eggs.
Featuring Host Mike Berk & Guest Chandra Mast, Red Rose Appraisals Welcome to the fourth episode of The LCAR Corner, the first-ever podcast from the Lancaster County Association of Realtors®. In this episode, LCAR's Executive Director, Mike Berk, chats with prompt specialist Chandra Mast about the cutting-edge trends shaping Artificial Intelligence as we know it. Together, they dive into how AI is transforming the real estate industry—from smarter listings to predictive analytics—and what it means for agents, buyers, and the future of the market. LCAR Members can register for Chandra's upcoming CE course on May 7th , "Fundamentals of Artificial Intelligence for Real Estate Professionals", on their LCAR Portal . Non-LCAR members can register for the course through the LCAR website . Stay tuned every month for more engaging episodes and expert advice from the world of real estate and beyond, right here on The LCAR Corner! Click Here For More Listening & Download Options
As a member of the Pennsylvania Association of Realtors (PAR) , you have access to a wide range of resources to support your real estate career. Here’s what’s included with your membership: Legal Support & Resources • Legal Hotline: Have a legal or regulatory question? PAR’s Legal Hotline provides information to support your clients. Submit a form online to verify your membership or call 800-555-3390 to receive the hotline number. Access the Legal Hotline here: https://www.parealtors.org/legal-hotline/ • Legal Help Articles: PAR offers an extensive library of Legal Help Articles for members. Browse the articles here (member login required): https://www.parealtors.org/legal-help-articles/ Market Data & Industry Reports • Pennsylvania Housing Market Report: In addition to LCAR's market reports, this monthly report provides insights into housing trends across the state. (Temporarily suspended as discrepancies in reporting are being corrected.) View the latest reports here: https://www.parealtors.org/housing-report/ Governance & Industry Involvement • Committees, Councils & Feedback Panels: Get involved with PAR leadership and decision-making by joining a committee or council. Apply for an appointment here: https://www.parealtors.org/governance/ Education & Professional Development • Webinars & Events: Stay informed with industry courses, webinars, and events designed to help you grow professionally. Find upcoming events here: https://www.parealtors.org/events/ • Triple Play Convention & Trade Expo: A joint convention for Pennsylvania, New Jersey, and New York Realtors, held annually in Atlantic City, NJ. The 2025 event takes place December 8-11. Advocacy & Political Action • RPAC (Realtors Political Action Committee): RPAC helps influence government decisions that impact the real estate industry, homeowners, and commercial businesses. Learn more about RPAC and advocacy efforts here: https://www.parealtors.org/advocacy/ Standard Forms & Transaction Tools • Standard Forms: PAR provides up-to-date standard forms used daily by real estate professionals. Members receive free access to fillable, electronic forms through Lone Wolf Transactions (zipForm edition). Access forms here: https://www.parealtors.org/resources/electronic-forms/ News & Industry Updates • JustListed Blog: Stay updated with the latest real estate news and trends. Subscribe to JustListed here: https://www.parealtors.org/blog/ Exclusive Discounts & Savings • Member Discounts on Products & Services : Take advantage of preferred partner savings on business and personal products. Explore membership savings here (login required): https://www.parealtors.org/membership-savings/ Your PAR membership is packed with valuable tools and resources to help you stay informed, supported, and successful. Take advantage of everything included and make the most of your membership! -Copyright © It's Included! - Your PAR Membership Benefits, Lisa Naples, Berkshire Hathaway HomeServices Homesale Realty. 2025. All Rights Reserved. Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.
In this episode, LCAR's Executive Director, Mike Berk, sits down with Lititz-based family therapist Stacey Kreitz to discuss mental health, work/life balance, and overall wellness. Stacey shares practical tips for managing stress, preventing burnout, setting boundaries, and creating a work-life balance for those managing a busy lifestyle. Whether you're a Realtor®, business owner, or simply looking to find balance in your day-to-day, this episode is full of helpful tips to improve your well-being and maintain a healthier work-life balance.
Ready to dig? Well hold your shovels! In this quick 2 minute read, LCAR's Victoria Medvedeva goes over the quick Do's and Don'ts when it comes to digging on your property. Don't dig yourself into a hole...discover what you need to do when it comes to digging on home properties.
In this 2-minute video, Mortgage Loan Officer Dan Ranck discusses how recent changes to buyer agency commissions are impacting the homebuying process, especially for first-time buyers. He highlights the importance of communication between agents and lenders to ensure buyers can navigate these new challenges and secure their dream home.
Welcome to the second episode of The LCAR Corner, the first-ever podcast from the Lancaster County Association of Realtors®.
In this episode, LCAR's Executive Director, and your host, Mike Berk meets with Shelby Nauman, Chief Executive Officer at Tenfold, to discuss and learn more about the many programs Tenfold has to offer. From transitional living to first-time homebuyer programs, tune in to learn about the unique connection between LCAR and Tenfold, which has flourished since LCAR members began fundraising efforts back in 1989.