Fire Escape Repairs start with an evaluation and end in certification.

🏗 Step 1: Pre-Load Test Evaluation

👷 Hire a licensed professional (engineer, architect, or certified fire escape inspector) to evaluate the fire escape.
The professional will:

1. Inspect the fire escape and document all issues (major or minor).
2. Take photographs and videos of every problem area.
3. Create an action plan with detailed solutions.
   The action plan includes:
   - A report with photographs and repair recommendations.
   - A Zoom meeting to discuss problems and solutions with the vendor.

🚨Welding is not allowed for fire escape repairs in any state. Repairs must use bolts.

📃Step 2: Site Visit and Repair Plan

👨‍🔧The repair mechanic (vendor) visits the site to verify the issues identified in the pre-load test evaluation.

- The vendor may find additional problems not initially documented.

- The repair plan is updated to include all necessary fixes.

💰The vendor, engineer, and client agree on the final repair scope and cost.

👨‍🔧The vendor ensures logistics (power, water, parking, etc.) are in place for the repair work.

📸Step 3: Monitoring Work in Progress

The repair work is monitored to ensure compliance with standards especially proper rust removal*, bolting, priming, sealing and painting of connections.  *see below about EPA Lead Paint rules

Monitoring can be done through:

- Site visits by the engineer, architect, or inspector.
- Photos and videos sent by the vendor for review.

📝 A 15-year warranty is provided for structural repairs, extendable to 25 years with a corrosion protection plan.

🧑‍🎨Step 4: Painting the Fire Escape

⚠️Lead Paint Warning: Fire escapes built before 1978 likely have lead-based primer.

EPA guidelines must be followed for scraping and painting.

Painting can only begin after structural repairs are approved by the engineer or inspector.

Painting Process:

1. Use paintable silicone to seal joints and prevent water infiltration.
2. Apply primer and paint to all connections.
3. Paint lifespan: 5–10 years, depending on sun exposure and weather conditions.

📋Step 5: Certification of the Fire Escape

Certification Options

1. Load Testing:

- Required for older fire escapes (75–125 years) or those with partial repairs.

- Sandbags or water bags are used to simulate weight (e.g., 2,500 lbs for a 5x5 platform).

2. Other Evidence of Strength:

- If all bolts and connections are replaced, RESTORATION, load testing may not be required for 15–35 years.

3. Opinion Affidavit:

- An engineer can provide a certification without load testing, but the owner must sign a disclaimer of liability.

- This option is less common and carries higher risk.

Key Requirement: Fire escapes must be certified through load testing or other evidence of strength, as per National Code 1104.3

Mandatory Fire Escape Certification:

A Critical Factor in Risk Mitigation and Liability Exposure

The nation's exterior steel and wooden fire escapes, stairways, balconies, and bridges have long been overlooked, with many structures remaining untouched for decades. While roofs are typically replaced every 25-45 years, these critical life safety features are often neglected, posing significant risks to building occupants and insurance providers alike. This article aims to shed light on the urgent need for mandatory fire escape certification, load testing, and code compliance, and to discuss the liability exposure faced by insurance executives, risk managers, underwriters, and agents.

The Neglected Fire Escape Dilemma

Exterior fire escapes, stairways, balconies, and bridges are often assumed functional and included in life safety plans without verification of their structural integrity. This assumption is alarming, given the age and neglect of many of these structures. According to the National Fire Escape Association (NFEA), founded by Francisco Meneses, a Fire Escape Safety Educator and National Code Consultant, these structures can remain untouched for 75-125 years, far exceeding the lifespan of roofs.

Code Requirements and Certification Paths

The National Fire Protection Association (NFPA) 101, International Fire Code (IFC) 1104.16.5, and International Building Code (IBC) 100 all require regular inspections and maintenance of exterior fire escapes. However, compliance with these codes has been lacking, leaving insurance providers vulnerable to liability exposure.

Mandatory fire escape certification and load testing are essential steps in ensuring compliance with these codes and mitigating risk. Certification involves a thorough inspection of the structure by a qualified professional, who can then issue a certificate of compliance. Load testing, meanwhile, involves applying a controlled load to the structure to ensure it can safely support the weight of occupants during an emergency evacuation.

Liability Exposure for Insurance Providers

Insurance providers face significant liability exposure when exterior fire escapes fail due to neglect or lack of maintenance. In the event of a catastrophic failure, insurance companies could be held responsible for damages, injuries, or even deaths that result from an inadequate evacuation route.

Moreover, failure to require fire escape certification and load testing could be seen as negligence on the part of the insurance provider, further increasing liability exposure. To mitigate this risk, insurance executives, risk managers, underwriters, and agents should adopt a proactive approach to fire escape safety, mandating certification and load testing for all insured structures.

Mandatory fire escape certification and load testing are critical factors in risk mitigation and liability exposure for insurance providers. By adopting a proactive approach to fire escape safety, insurance executives, risk managers, underwriters, and agents can significantly reduce their liability exposure and protect the lives of building occupants.

For more information on fire escape safety, certification, and load testing, visit nationalfireescapeassociation.org and consider attending the NFEA's annual conference, where industry experts and code consultants gather to discuss best practices in fire escape safety.

Disclaimer: This article is intended for informational purposes only and should not be construed as legal advice. Always consult with a licensed attorney or insurance professional regarding your specific situation.