[lingle]

I live in the state of Florida and rent a small duplex. I have two questions. The first being what is the law as far as exits in a dwelling? How many is there suppose to be and the second question is if something is not safe (concrete steps that have been painted) very slippery when wet . What is a renter to do?

[RickJ]

The number of occupants is usually not a landlord-tenant issue; but an issue of the local Housing Codes; usually designating a number of square feet of space for a "sleeping area" per occupant... but the problem lies in interpretation of what sleeping area is.

Some courts have ruled that even the living room can be a sleeping area.

As for the steps, you'd need to have the city or county Housing or Building or Health Code enforcement people inspect it to say whether it is acceptable or not.

I'd start, though, with the landlord. Advise him of how slippery it is and ask him if he'd please repaint them with a sand paint that's designed for that application.

[tkrussell]

Standard building and fire codes require a min of two exits, generally speaking.Each state, and please note that Florida also uses a county form of government, may amend the standard building code to suit their own state.

II know of some states that the first story may only have one doorway ,and allow windows to be the second egress. You need to check with your state and the specific county you reside in.

I started here at the State of Florida website:

http://www.stateofflorida.com/Portal...opDefault.aspx

And found:

This summarizes tenants rights:
http://www.floridabar.org/tfb/TFBCon...4?OpenDocument

This is the complete Florida Building Code:
http://www2.iccsafe.org/florida_building_code/

This is the actual builing code regarding egress, actual code term for exit:
http://www2.iccsafe.org/florida_buil...Sec%201004.pdf

Go directly to Section 1004.2 , states each tenant shall have a min of two exits, serving every story, does list some exceptions.

You must review:
http://www2.iccsafe.org/florida_buil.../Sec%20311.pdf
To determine the type of residential occupancy you have to deterimine if the exceptions are applicable.

As far as the painted stairs, sometimes common sense must prevail, Again check with the code authority having jurisdiction where you reside, and I am sure painted stairs that do not have any slip-resistant element to the surface will be addressed.

Review the websites I offer, and find out, beginning with you local city about the housing and/or building code agency that will help you.

Hope this helps.