Fire escapes are an iconic architectural element in urban centers with a long history, such as New York City. Although they were initially designed as external means of egress, fire escapes have been repurposed as balconies, storage areas, and patios, to name a few examples.
Industrialized cities experienced rapid population growth during the 19th century, which created a high demand for residential, commercial and industrial spaces. Many buildings used cheap, flammable materials while having poor fire protection measures, which led to numerous incidents. Fire escapes emerged as a viable solution as they could be installed on the exterior of a building without taking up valuable space.
Does your building have adequate fire protection measures?
However, fire escapes have also led to an increased risk of falling objects due to how often they are used as extra space. Because they are metal, fire escapes are also vulnerable to rust and parts of them can break and fall when loaded. Older fire escapes were made of iron, which made them more vulnerable to rust; they ended up being made of steel, increasing their corrosion resistance and structural integrity.
How old is the fire escape in my building?
It's difficult to know the exact age of a fire escape, since many have been added to existing properties in response to building codes. However, installing new fire escapes has been prohibited by New York codes since 1968, except in a few specific cases. In other words, if you see a fire escape, you can assume it is over 50 years old.
In modern fire protection engineering, internal staircases with fireproof walls and automatic sprinklers are among the most commonly used means of egress. They are considered a much safer option than fire escapes, especially when considering that New York is close to the sea, exposing external metal elements to salt corrosion.
While installing new fire escapes is not permitted, removing them from existing buildings is not so simple. There are two main reasons:
- Fire escapes have historical significance, as mentioned previously, and homeowners often prefer to keep them as decorative or architectural features.
- Existing fire exits cannot be removed unless the building owner has already used suitable means of egress, such as a fireproof staircase. This involves using space that could be rented.
When fire escape repairs are small enough to be classified as minor work, they may be performed without a permit from the New York City Department of Buildings. However, if a building has received landmark designation from the New York City Landmarks Preservation Commission (LPC), its permission is required prior to any work involving fire escapes.
Fire Escapes and Local Law 11
As we discussed in a previous article, Local Law 11 requires periodic facade inspections for buildings taller than six stories at five-year intervals. Inspection requirements cover all wall elements, including fire exits. When your condition is reported, there are three options:
- Safe meaning no hazards have been identified.
- Insurance with a repair and maintenance program (SWARMP) where there is no immediate risk but repair is required within a reasonable time specified by the inspector.
- Unsafe , where there is an immediate risk that must be corrected within 30 days. If a SWARMP condition is found during two consecutive inspections, it will automatically be labeled as unsafe the second time, even if there has been no further deterioration.
There are heavy penalties for failing to correct unsafe conditions after a Local Law 11 inspection, and the best recommendation for property owners is to act quickly.
Even if a fire escape is considered safe and in good structural condition, care must be taken. For example, objects such as flower pots and chairs can still fall and threaten pedestrians.
Conclusion
Although fire escapes are distinct architectural elements, there are now much safer options for providing a means of egress in the event of a fire. Many building owners prefer to keep their fire escapes, but a fireproof escape is strongly recommended, providing a much safer option without forcing you to remove the fire escape.
