Relating to municipal regulation of stairway requirements in certain apartment buildings.

Contracts

• Architect/Engineer (A/E) Agreements: Must be amended to include specific warranties that the design meets all 14 statutory criteria under Texas Local Government Code Sec. 214.301(b). Standard IBC compliance clauses are insufficient.
• General Contractor (GC) Agreements: Indemnity clauses regarding fire-stopping and rated assemblies must be strengthened. The statute mandates 2-hour ratings for stair enclosures and 1-hour ratings for corridors; "value engineering" these components must be contractually prohibited.
• Insurance Policies: Engage brokers immediately. Master policies must be reviewed to ensure underwriters do not exclude single-egress mid-rise structures.

Hiring/Training

• Design Teams: Architects must be trained on "Point Access Block" typologies and NFPA 13R vs. NFPA 13 sprinkler distinctions for this specific asset class.
• Fire Safety Consultants: Retain third-party inspectors to verify the installation of the specific smoke/fire detection systems required by Subsection (14) regarding notification of all building occupants.

Reporting & Record-Keeping

• Permit Applications: Applications must explicitly cite SB2835/Sec. 214.301 as the governing authority for the single-stair design to avoid automatic rejection by plan reviewers accustomed to dual-egress requirements.
• Egress Court Calculations: If utilizing an egress court, retain stamped calculations proving court depth does not exceed width (Subsection 10).
• Life Safety Reports: Maintain permanent records of the 2-hour stairwell enclosure ratings for future liability defense.

Fees & Costs

• Insurance Premiums: Anticipate higher Builder’s Risk and Property Insurance premiums due to the single point of failure (the sole stairway) risk profile.
• Construction Costs: While structural costs may decrease (less square footage dedicated to circulation), MEP costs may rise due to enhanced sprinkler and alarm requirements.