Fire escape vs. sprinkler system

Not necessarily. By code, the building must have two exits per floor. One can be the main stairs, and the other can be the fire escape. Adding sprinklers can allow you to eliminate the fire escape. The only time this will likely be evaluated is if/when you do file a renovation. The DOB plan examiner will likely require one or the other. If you move in and don’t do a renovation that needs to be filed, then it will most likely never come up.

dazednconfused2

in Fire 11 years and 3 months ago

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berniceshola | 11 years and 3 months ago

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Reposting a question with some clarifications for all the hugely helpful architects and code experts out there: the situation: a three-story (cellar, garden level, parlor, 2nd floor) attached limestone. There is an original 2-story extension in the rear, and a 20x50ft yard. Built in 1905 as a 1-family, currently listed in ACRIS as “3 family” in HPD’s site as “2-story 3 A units”, in BISweb as “CO Walkup Apartments.” There is no iCard in HPD. There is no C of O, and it is currently used as a three family. The building has no sprinklers and no fire escape, and never has. None of these things have turned up as issues during previous sales of the building. Are sprinklers, or a fire escape, or both, required? What is the rough cost of a sprinkler vs. a fire escape? Pros and cons? Would a sprinkler system have to be in every room, or only hallways? Could a fire escape be incorporated into a steel deck on the roof of the rear extension? thanks in advance!

dazednconfused2 | 11 years and 3 months ago

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Whether or not you’ll need sprinklers depends entirely upon what you are doing to the building. If HPD says 3 units, then most likely that’s what the DOB will use. Assuming you’re on a street less than 38 feet curb to curb, changing from three family to a one family or two will not require sprinklers if you can prove you’re returning the building to its original state. Otherwise it would. Keeping the existing configuration or adding more families should not. I say “should” because you never really know with the DOB. A steel deck can be part of the fire escape system, but it will still need to comply with fire escape requirements, like a drop down ladder from the deck to grade, even if you have stairs. Sprinklers would have to be in every room. Costs are generally estimated at $10k or more per floor, much more than a fire escape, especially if you’re already planning the steel deck. Hope this is helpful. Jim Hill, RA, LEED AP Urban Pioneering Architecture

berniceshola | 11 years and 3 months ago

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thanks Jim. So are you saying that if it is kept as a three-family, either a sprinkler or a fire escape is legally required?