Why fire escape inspections & repairs deserve your immediate attention - by Joe DiPompeo

Fire escapes have long stood as symbols of safety, especially in densely built environments like New York City. Designed to offer a secondary means of egress during emergencies, these structures are critical to tenant safety and regulatory compliance. But while they are vital, they are often neglected — visually fading into the background of urban facades and forgotten in routine building maintenance.

This lack of attention is precisely why jurisdictions across the region — including the State of New Jersey — are implementing stricter fire escape inspection requirements. In some cases, fire escape inspections and certifications are already mandated by state or local codes. For property owners, managers, and real estate professionals, these evolving regulations should serve as both a warning and a roadmap.

Fire Escapes: Out of Sight, Out of Mind

Many fire escapes in New York and New Jersey date back several decades, often installed during initial construction or retrofitted in the early 20^th century. Exposed to the elements year-round, these metal structures are vulnerable to corrosion, loose connections, and compromised anchorage points. Despite these risks, fire escapes are frequently overlooked in capital planning, largely because they are used so infrequently.

The false sense of security that fire escapes “will work when needed” is dangerous. Years of deferred maintenance can lead to significant structural deficiencies — and in an emergency, failure is not an option.

The New Jersey Mandate: A Wake-Up Call

New Jersey has taken a proactive stance by requiring regular fire escape inspections through legislation such as N.J.A.C. 5:10-6.6, which mandates that all fire escapes be inspected and certified every five years by a qualified professional. The regulation also requires documentation of all inspections and repairs, along with photographic evidence of compliance. Property owners must retain these records and present them to code enforcement officials upon request.

This requirement isn’t just about compliance — it’s about liability. A failed fire escape during an emergency could result in catastrophic consequences, both human and financial. With its legislation, New Jersey is prioritizing life safety and reinforcing accountability.

In contrast, New York — while progressive with initiatives like Local Law 11 (FISP - Façade Inspection Safety Program) — does not currently mandate periodic fire escape inspections at the city or state level. This gap leaves many buildings and their occupants vulnerable.

Why Inspections and Repairs Should Be Non-Negotiable

From a structural engineering perspective, fire escapes deserve the same level of attention as balconies, parapets, and other load-bearing exterior elements. Common areas of concern include:

• Corrosion and Rust: Especially at connection points between metal and masonry. Rust can expand and crack surrounding masonry, weakening the entire structure.

• Loose or Missing Fasteners: Bolts, anchors, and welds can degrade over time, especially in aging systems that predate modern anchoring methods.

• Paint Deterioration: Peeling paint exposes metal to moisture and accelerates corrosion.

• Improper Repairs: Unpermitted or unqualified fixes may fail during an emergency and often do not meet code.

• Load Testing: Though rarely performed, load testing is essential to verify that the fire escape can support the necessary live loads during evacuation.

A licensed professional engineer should evaluate these conditions and prepare a detailed inspection report with repair recommendations. Repairs should be designed by a licensed professional engineer and executed by experienced contractors. This ensures that structural integrity is restored in full compliance with applicable codes and industry standards.

Liability, Insurance, and Risk

Beyond safety, the financial and legal implications of neglected fire escapes are significant. If a fire escape fails and results in injury or death, building owners may be held personally and financially liable. Insurance carriers may also reject claims if there’s evidence of deferred maintenance or a lack of inspection.

In today’s litigious environment, skipping inspections is not just risky, it’s reckless.

Proactive maintenance and engineering oversight protect lives, safeguard your property investment, and shield you from costly liability claims.

Best Practices for New York Owners and Managers

Even though New York City doesn’t currently mandate fire escape inspections, the trend in building safety enforcement makes it clear: regulation is coming. Property owners and managers should act now rather than wait for mandates. Here’s how:

1. Schedule Routine Inspections: Every five years at minimum — or more frequently if deterioration is observed.

2. Hire Qualified Professionals: Use licensed structural engineers with experience in exterior restoration and local code compliance.

3. Maintain Thorough Records: Keep inspection reports, photos, repair logs, and engineer certifications on file and ready for review.

4. Coordinate with Façade Inspections: Align your fire escape inspections with NYC Local Law 11 cycles if applicable.

5. Budget Proactively: Allocate funds for fire escape repair and maintenance in your capital improvement planning.

Don’t Wait for the Code to Catch Up

Just because fire escapes aren’t part of your regular maintenance program doesn’t mean they should be ignored.

Whether your jurisdiction mandates fire escape inspections today or not, the message is clear: inspect, document, and repair before disaster strikes.

New Jersey’s approach should be seen as a best practice for the tri-state area — a call to action rather than a compliance checkbox.

Joe DiPompeo, PE is president of Structural Workshop, LLC, Mountain Lakes, N.J.