New high-rise construction required to install safety markings

The New York City Department of Buildings has expanded the role of Local Law 26 on photoluminescent egress path markings effective July 1. Local Law 26 requires buildings to install photoluminescent (glow in-the-dark) safety marking and signage in their stairwells. These markings help to guide occupants out of buildings safely in the case of an emergency, such as fire or a blackout. Before July 1, only commercial high-rise buildings were required to be equipped with photoluminescent safety markings. The Department of Buildings recently expanded this requirement to all new highrise buildings with the exception of residential high-rise buildings. The building code does not require residential high-rise buildings to have photoluminescent markings installed, while the occupants of all other high-rise buildings such as hospitals, hotels, museums and many more will benefit from their life-saving properties. One might ask why it is necessary to have another safety system installed when there are already lights with battery backups and exit signs. The FDNY vital statistics show that there have been over 28,000 structural fires and more than 2,000 incendiary fires in 2007 alone. Consider this, a room 14’ long x 14’ wide x 18’ high will be filled with smoke from a small fire within 30 seconds. The only available air will be a few feet from the floor. This is why it is so important for a city full of highrises to implement every possible measure to keep its population safe. In addition, photoluminescent markings are the only thing that you will see when you are trying to get out of a smoke-filled building. They are required to be installed on or near the ground for this reason. The building code also treats existing and new buildings differently. Whereas existing buildings have markings that are out of the way, new buildings have them front and center taking direct contact and wear from daily use. The addition of handrails and marking the entire edge of each step means that the installed markings will have to be durable enough to last. Otherwise reinstallation can cost owners and operators upwards of $1,200 per floor, not including removal and repairs. Beyond this, if the markings are improperly installed they can become a tripping hazard and a danger to occupants who prefer taking a healthy walk down the steps versus the elevator. The best way around this is for buyers to specify the products embedded inside the step. This option prevents wear and tear, leaves the steps flush and safe and keeps the materials away from an individual’s heel. As with most construction, the most important element is the contractor. During the rush of 2006 when 1,800 buildings were installed in 1 year it seemed that everyone was installing photoluminescent materials. This left many owners who selected one of the “fly by night” companies with less than satisfactory situations. Unfortunately, countless buildings were installed and left. During my company’s own rush period we were required to finish approximately 60 buildings in 45 days. Though it was a daunting task we accomplished it through the use of high-end materials, top-notch adhesives along with training and techniques from experienced European partners. Not before months of challenges did the entire industry learn what it takes to install inside New York City’s stairwells. Many companies, no longer able to deal with the scope of the problems, seemingly vanished overnight. The responsibility fell to the building owners and managers who actually had to live with the problem. We have helped countless building owners and operators correct their problems and gain Local Law 26 compliance. The NYC Department of Buildings still requires each building to inspect, correct and document the installation each year to make sure it is functional and working. We are grateful that we are able to facilitate the process from start to finish. Exit Systems is specialized in the installation of photoluminescent egress path markings. Our services include surveying and analysis, installation and maintenance. We also offer training classes for companies who wish to have their building staff install and maintain their egress system. Exit Systems has successfully installed and maintained some of the largest photoluminescent projects in New York City including SL Green and Brookfield Properties portfolios, NASDAQ, AMEX, Walter and Samuels portfolio, the Museum of Modern Art (MoMA), The Diamond Building and many more. Ali Khalfan is the president of Exit Systems, Irvington, N.J.