Working in the field of Risk Management over the past twenty years and having conducted hundreds of site surveys of the properties of medium and large businesses, one aspect of risk management that always seems to need attention is the means of egress of employees and the public from buildings. The challenges change somewhat depending on the size of building and nature of operations being conducted in the building- but a significant percentage of the time they are not addressed appropriately.
Applicable Codes/Standards
Means of egress in the United States is established by building codes. In past years, the building codes that were in force differed substantially depending on the state and even local town/city. Only recently (in the past 10 years) have states consolidated and passed laws/ordinances adopting one code. For example, the State of Pennsylvania about ten years ago debated and adopted their Uniform Construction Code Act, which was the adoption of International Building Codes (IBC- which is published by the International Code Council, or ‘ICC’). It did not go into effect until 2004. Prior to that, it largely depended on what municipality (the “Authority having Jurisdiction” or AHJ) the building was located in as to whether there was even a code at all (my own personal residence- built in 1993- was ungoverned by any building code at the time and only during the sale of the property some things needed to be modified to be in compliance with existing building codes).
Also in past years, there were multiple building codes- depending on the region of the country. For example, the code most used and adopted by many states in the South was the Southern Building Code (SBC). The organizations that published these codes joined forces, forming the ICC, and began condensing the codes into the IBC and RBC (Residential Building Code). The first code went into effect in 2000. There have been three “updates” to these codes (this is done every three years).
One code that has been in place for over 80 years- and is the consensus “standard” for the life safety of building occupants- is the Life Safety Code®, also known as NFPA (National Fire Protection Association) Standard 101. The 2009 Edition is the most recent edition. This document used to be referred to as the Building Exits Code before the name was changed. It was adopted decades ago by the ICC, as well as other international building codes, as the “bible” of life safety.
NFPA 101 Life Safety Code® is unique among NFPA codes because it not only addresses new construction, but also existing construction. The primary emphasis is life safety, though many of it’s specific directives also protect the property itself (e.g. fire protection).
Means of Egress Defined
To protect the life of building occupants, NFPA 101 has two goals- to provide an environment that is safe from fire and other emergencies, and secondly- getting building occupants out of the building as safely and quickly as possible. From a “safe environment” perspective, much of the written code specifies the design of construction and fire protection (e.g. using building materials with a certain ability to resist flame).
The second goal of NFPA 101 is what most of us can have the most impact on- that being means of egress. Means of egress- in layman’s terms- is defined as the ability to exit the structure in the event of an emergency (e.g. fire). A means of egress (there are many in a typical building) includes 1) the path of travel to an exit 2) the exit, and 3) the exit discharge (to a safe area outside the building).
Primary “Practical” Issues
NFPA 101 Life Safety Code® is quite large and extensive. It has 43 chapters plus supplements and annexes. Each chapter contains its own provisions for means of egress, but there is one chapter in particular that addresses most of the provisions. This is Chapter 7, which contains the following sections:
7.1 General
7.2 Means of Egress Components
7.3 Capacity of Means of Egress
7.4 Number of Means of Egress
7.5 Arrangement of Means of Egress
7.6 Measurement of Travel Distance to Exits
7.7 Discharge from Exits
7.8 Illumination of Means of Egress
7.9 Emergency Lighting
7.10 Marking of Means of Egress
7.11 Special Provisions for Occupancies with High Hazard Contents
7.12 Mechanical Equipment Rooms, Boiler Rooms, and Furnace Room
This chapter alone comprises of 178 pages, and there are many issues that could be discussed here. For practicability, however, I will point out what I have found to be the most prevalent problem areas when considering means of egress- which often is also the most immediately controllable by risk management personnel (and actually building occupants themselves).
- One that is obvious (one might think)- but yet in 2011 is still not always complied with (i.e. rental properties in small towns)- is that there needs to be at least two exits provided for each smoke compartment. One means of egress from a building is simply not enough in the event it is unsafe (e.g. smoke).
- Designated emergency exits should be provided with panic hardware. They can not be locked in such a way that prevents them from being easily and quickly opened (e.g. chains with padlocks).
- Locations of fire exits should be marked with clearly visible signs (and they need to be visible at all times, which may require lighting).
- If there is the possibility that an area is dark should electricity fail, there should be an emergency lighting system for the egress path to the exit.
- For most occupancies, the minimal travel distance to an exit (or at least a separate “smoke compartment” in the building) is not more than 100 ft (31 m), though there are acceptions based on type of construction and whether the building is protected by a fire sprinkler system or even an automatic fire detection system. In some cases, the distance can be reduced to 75’ or even 50’ for certain situations/occupancies.
- Egress routes have to be wide to handle all the foot traffic that is fed into them. For example, generally there is a required width 44 in (112 cm)- or not less than the width of the exit door serving the area.
- Exits should always open outward.
- Obstructions in the walking path is a very common issue. Often a second means of egress is used only in the event of an emergency and thus the hallway leading to the exit is used as overflow storage. This of course defeats the purpose of that second means of egress and should be inspected often (plus it adds combustibles in the path).
- Walking surfaces in the means of egress should be resistant to slips/trips (e.g. rugs). When egressing in an emergency, falls by building occupants (i.e. in a panic situation) are not uncommon and could be the difference between life and death.
- Changes in a floor level must be addressed by using ramps or stairs where the elevation difference exceeds 21 in (53.5 cm).
- During a fire, most building occupants will suffer smoke inhalation before burns. Because of this, NFPA 101 requires compartmentation. This is achieved by corridors with self-closing doors. Often, these doors are propped open by door stops, etc. Inspections must be made that corridor doors are not propped open. In addition, if magnetic holdback devices (activated by the automatic fire alarm system) are used, they should be inspected and documented regularly by maintenance or safety staff to make sure they function properly.
- Professional Engineers (P.E.’s) determine how many exits and the distance, etc. of means of egress during building design. Often times, internal staff (e.g. maintenance staff) will make changes that do not require building permits. When this occurs, a professional engineer should be consulted to determine if the changes will effect the capacity of the means of egress to safely evacuate the maximum number of building occupants expected to use that means of egress.
- NFPA 101 requires evacuation signals to be both audible and visible (to accomodate disabilities).
- Emergency Planning – this aspect is critical. Management should develop and test emergency evacuation preparedness plans. Emergency evacuation plans should address “reasonably foreseeable emergency situations” (e.g. fire, extreme weather). Easy-to-read diagrams should be posted (you can not have enough diagrams!). It is recommended that emergency response personnel (the fire department) be invited into the building to inspect and coordinate plans with management. The plan should identify the roles and responsibilities of all staff in the event of an emergency, as well as provide regular training. Plans should be practiced regularly and whenever updates are incorporated. Emergency evacuation drills should be conducted periodically (quarterly or more often is recommended).
REFERENCES:
- NFPA 101 Life Safety Code®® Handbook, NFPA, 2009
- National Fire Protection Association (NFPA), Fire Protection Handbook. 20th ed. Quincy, MA: NFPA, 2008
- Engineering and Safety Service, ISO Services, Inc. Life Safety Code®, Report Number: LB-30-01, c. 2005
Jeff Hendershot is a Property Specialist with Westfield Group. You can connect with him at h. ttp://www.linkedin.com/in/jeffhendershot