Code Issue: 2nd Means of Egress
Question: as per NYC Building code for a 4 family it requires 2 means of egress, possible to get away with a F.E.? Since the building was built prior 1938, possible to comply with old code and have the second means of egress through a FE ? Please advise, Thanks in advanced! Joe
Question: as per NYC Building code for a 4 family it requires 2 means of egress, possible to get away with a F.E.? Since the building was built prior 1938, possible to comply with old code and have the second means of egress through a FE ?
Please advise,
Thanks in advanced!
Joe
does anyone know if there can there be a locking door between the front entrance and the roof ladder? or does there have to be a clear path for firemen?
curious about walling off top floor apt… i guess i’ve seen this but because it seems a little awkward i wonder if its legal. this is in a 4 story (including garden level) 2 family.
If it is currently a four family (or originally a four family) and you are not changing the CofO or enlarging the building, you may be able to get away with adding the fire escape by filing under the egress code that was in place the year the building was built (you will need a good expeditor for this). If this is the case though, there should be one there already. If you are converting it, no chance.
Bkcg1998:
The cellar exits were to allow people using a rear fire escape to get to the street. After fire escapes were not permitted on new buildings, the two required exits led to the building lobby, typically. Those cellar exits that still exist shouldn’t be locked from the inside. The cellar exits occur in tenement dwellings which have a very small yards.
The second means of egress is the fire exit in case a fire blocks the public hallway/stair. The requirement for a second means is from each dwelling unit.
The ladder to the roof is for the fire department so they can get to the roof and smash the skylight to vent the smoke from the stairwell. It’s not a third exit because fire and smoke go up so the roof is the last place you would want to go in the event of a fire.
I’m curious with the mention of that cellar exit thing. I always see people with padlocks and locks to their basements. Is that legal? I heard someone say it’s illegal because everyone in the building has to be able to access the basement or the back yard or whatever in case of a fire. Why would they have to access the basement if they can get out their window to the fire escape in the back, or go out the front door in the front? When they talk about 2 means of egress, do they mean egress from each room or each apartment? And what about those little metal ladders that go to the roof? Aren’t we now up to 3 means of egress? Who has to have access to that little roof ladder, everyone or just people without a fire escape or what?
Thanks all for the advise!
Joe
If you want you can file it under 1968 code you may be able to add on a new fire escape with commissioner’s consent which you will probably be able to obtain or file under old code and you will also be able to provide a fire escape instead.
You will however need to ensure that the fire escape is in front or an exit passageway thru the cellar will need to be provided.
The only restriction to new fire escapes is for builfdings built after 1968 or work being done under 2008 code.
Existing Fire Escapes are grandfathered in, but new ones are illegal.
If there are fewer than 4 families now, you are creating big real estate tax problems by converting to 4 family.
If it is existing, yes. If not, you cannot add one. There are other ways to do it. If you do not have an architect, give me a call to discuss further.