Your Safety is our Priority

Building and fire codes at local, state, and federal levels are critical in ensuring fire escape safety. The International Fire Code (IFC) provides a detailed framework for these regulations, emphasizing the protection of public health, safety, and welfare against fire hazards. In 2011, the IFC was significantly revised with a focus on fire escape safety. A key change was the increased focus on maintenance, requiring fire escape systems to be inspected, painted, and certified by qualified professionals every five years. This amendment addresses the deteriorating condition of many fire escapes, ensuring they remain safe and functional in emergencies.

Although the International Fire Code (IFC) issues updated guidelines, their implementation by local governments is inconsistent. Numerous municipalities face delays in revising their building and fire codes, with some updates taking more than ten years. Such delays can result in a discrepancy in fire escape safety standards, making buildings vulnerable to hazards. Even in the absence of legal infractions, an antiquated code might not reflect the latest safety improvements.

An unsafe Fire Escape is on most States (if not all) a Violation of the City Building Code, and your cooperative is subject to Buildings Department violations and penalties, not to mention it could be liable if anyone is injured.

When properly maintained, a Fire Escape should last as long as the building itself. The operative term, of course, is "properly maintained." Like any other exterior component of a building, a Fire Escape is exposed to the elements, and because it is typically made of metal, it is subject to rust and deterioration if neglected.

Your first step should be to have a Building Inspector or other accredited entity to look at the fire escape, in particular the loose anchorage to assess if it is structurally sound. The Inspector should note all bent, loose, or missing parts, such as steps (also called treads), railings, slats, bolts, supporting steel beams or angles that attach into the face of the building, cracked or missing caulking or bricks around the penetrations, rust, flaking paint, and any sharp edges or pieces of metal. He should also check the condition of fixed ladder, staircase to grade or in many cases, the drop ladder that hooks on the second-floor landing of the fire escape and is lowered to the ground so people can climb down safely.

Most fire escape repairs are straightforward: tightening and exchanging loose bolts, upgrading to new hardware, cleaning up accumulated rust, scraping, and painting. The most critical elements are the steel beams or angles that penetrate the building wall and provide structural support for the fire escape. If they show signs of wear, they may need a supporting angle or reinforcing plate welded to them for added support. If the steel is badly deteriorated, however, the beams will need to be removed and replaced with new ones, which requires removing the brickwork or masonry around the joints where they penetrate the wall. 

All joints around penetrations should be caulked to keep water out. Not only will water corrode the beams and loosen the fire escape's supporting members, but it will also damage the brickwork and allow leaks to find their way into the building. Loose steps, railings, platform slats, handrails, and other metal pieces should likewise be bolted as necessary.

Once your fire escape has been refurbished, it's important to have it inspected on a regular basis. As part of the building's exterior, maintaining fire escapes in sound condition is mandated under the Building Codes for your State. So, at a bare minimum, every five years an Inspector should look for any unsafe conditions on the fire escape. 

Considered unsafe are any items or debris on the fire escape, such as flowerpots, blocks or bricks (e.g., used to secure window air conditioners), personal items, or anything that could fall from the fire escape or obstruct egress. Keep in mind that the Inspection is visual observation and that it's not always possible to detect less obvious unsafe items, such as a loose step or railing. It's therefore recommended that at least once a year the building's superintendent or maintenance staffer walk down the entire length of the fire escape to conduct a hands-on inspection. They should step on every step, grip the railings, feel for sharp edges, look for rust and corrosion, loose connections to the building, missing steps, railings, and slats, i.e., anything that could be considered potentially unsafe. Don't ignore minor repairs: Over time they accumulate and worsen, until the fire escape needs dire work to make it safe.

A few other things to remember: Residents cannot block a window, that is the only means of egress to the fire escape. Window air conditioners cannot extend so far out on a fire escape that they block egress. And the building cannot have an awning, fixture, trash container, or other obstacle that obstruct the fire escape drop ladder from reaching the ground.

Factors besides obstructions that can make a fire escape unsafe primarily involve structural weaknesses, decay, and damage from a lack of proper maintenance. Over time, exposure to the elements can compromise the fire escape's integrity, making it dangerous or unusable during an emergency 

“A fire escape is a critical part of a building's emergency plans. You hope you never have to use it, but if you do, it needs to be ready and reliable”

• Widespread rust and corrosion: As a fire escape is constantly exposed to weather, its metal components can rust, especially where the paint has chipped. Widespread corrosion weakens the metal, which can compromise the entire structure. Signs include flaking metal, bubbling paint, or orange and brown stains.
• Loose or missing bolts: The bolts that anchor the fire escape to the building can loosen due to age, vibration, or metal expansion and contraction from temperature changes. Missing or loose bolts can cause railings or steps to shift, leading to instability and the risk of collapse.
• Compromised anchors: Fire escapes must be anchored firmly to the building's exterior. Erosion around the anchor points in the concrete or wall can destabilize the entire structure.
• Sagging or warped components: Visible warping, sagging, or bending in steps, platforms, and support beams indicates significant structural instability. These flaws can create tripping hazards and cause components to fail under pressure.
• Failing welds and joints: Improperly welded sections or deteriorating joints are a common failure point on older fire escapes. Regular maintenance is needed to ensure these connections remain secure.
• Aging and inadequate construction: Many older fire escapes were built with less robust designs and materials and did not meet modern safety standards. For example, a live load of at least 100 pounds per square foot is required. Old materials like iron are also more susceptible to rust than more modern steel. 
• Malfunctioning drop ladders: The final section of a fire escape is often a counterbalanced or retractable ladder that drops to the ground. If this mechanism is rusted or damaged, it may not deploy properly, trapping people above the ground.
• Difficulty operating movable parts: Rusted hinges or poorly maintained mechanical parts can make it difficult to operate gates or other moving sections of the fire escape.
• Broken or damaged components: Missing treads or broken handrails create a falling risk. Any visible cracks or dents in the metal should be addressed immediately.
• Locked or inoperable access: Windows or doors that lead to the fire escape must be functional and easily openable without a key. A painted-shut window, for example, is a serious violation