Useful Information

Building and fire codes at local, state, and federal levels are critical in ensuring fire escape safety. The international Fire Codes (IFC), provides a detailed framework for these regulations, emphasizing the protection of public health, safety, and welfare against fire hazards. In 2024, the IFC was significantly revised with the 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. However, many regions still enforce older editions (such as 2021 or 2018) while transitioning 

Although the International Fire Code (IFC) issues updated and 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 Building 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 of it, it is typically made of metal, it is subject to rust and deterioration if neglected. As part of the building's exterior, maintaining fire escapes in sound condition is mandated under the Building Codes by your State. So, at the 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 a visual observation and that it’s not always possible to detect the less obvious and unsafe items, such as a loose step or railing. It's therefore recommended that at least once a year the building Superintendent or Maintenance staffer walks down the entire length of the fire escape to conduct a hands-on inspection. Over time, exposure to the elements can compromise the fire escapes integrity, making it dangerous or unusable during an emergency

• Rust: As a fire escape is constantly exposed to the 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
• Bolts: The bolts that anchor the fire escape to the building can loosen due to age, vibration, or metal expansion and contraction from the temperature changes. Missing or loose bolts can cause railing or steps to shift, leading to instability and the risk of collapse
• 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
• Distortion 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.
• Welds and Connections: 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.
•  Antiquated: 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.
• Cantilever or 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.
• Moving Parts: Rusted hinges or poorly maintained mechanical parts such as release arms, can make it difficult to operate cantilevers, drop down ladders or other moving sections of the Fire Escape.
• Broken or Damaged: Missing treads or broken handrails create a falling risk. Any visible cracks or dents in the metal should be addressed immediately.
• Locked Access: Windows or doors that lead to the fire escape must be functional and easily accessible and openable without a key. A painted-shut window, for example, is a serious violation