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NJ Fire Escapes

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The following is reposted from FireEscapesNJ.com as a courtesy only for our clients.

Fire Escapes are outside the scope of a home inspection. Any report or comment is a courtesy only, no guarantees given or liability accepted. Consult a qualified contractor to evaluate all fire escapes and repair if needed before your closing.

NEW JERSEY FIRE ESCAPE CODE 1028.6

EXTERIOR EGRESS ALL EXIT DISCHARGE, EXTERIOR STAIRWAYS AND FIRE ESCAPES SHALL BE KEPT FREE OF SNOW AND ICE. 

ANY NEW JERSEY FIRE ESCAPE OR EXTERIOR STAIRWAY FOUND TO BE IN A STATE OF DETERIORATION OR DETERMINED TO BE UNSAFE BY THE FIRE OFFICIAL SHALL BE REPAIRED IMMEDIATELY.

DEPENDING UPON THE STRUCTURAL CONDITION, A LOAD TEST OF ANY FIRE ESCAPE SHALL BE CONDUCTED BEFORE THE ESCAPE IS RETURNED TO SERVICE IN ACCORDANCE WITH N.J.A.C.5.23, THE UNIFORM CONSTRUCTION CODE.

New Jersey: Section 103.4 Technical assistance. To determine the acceptability of technologies, processes, products, facilities, materials and uses attending the design, operation or use of a building or premises subject to inspection by the fire code official, the fire code official is authorized to require the owner or agent to provide, without charge to the jurisdiction, a technical opinion and report. The opinion and report shall be prepared by a qualified engineer, specialist, laboratory or fire safety specialty organization acceptable to the fire code official and shall analyze the fire safety properties of the design, operation or use of the building or premises and the facilities and appurtenances situated thereon, to recommend necessary changes. The fire code official is authorized to require documentation to be prepared by, and bear the stamp of, a registered design professional.

N.J.A.C 1031.6 Exterior egress. “All exit discharge, exterior stairways and fire escapes shall be kept free of snow and ice. Any fire escape or exterior stairway found to be in a state of deterioration or determined to be unsafe by the fire official shall be repaired immediately. Depending upon the structural condition, a load test of any fire escape shall be conducted before the escape is returned to service in accordance with the N.J.A.C. 5:23, the Uniform Construction Code”.

N.J.A.C 1031.1.1 Storage. “Combustible or flammable material shall not be placed, stored or kept in any portion of an exit, elevator car or hoist way, or at the bottom of a stairway, fire escape or other means of escape, unless such space is enclosed and protected as required by the construction code in effect at the time of first occupancy. Such storage shall be located so the presence or burning of the materials will not obstruct or render hazardous the means of egress.”N.J.A.C 102.1.1 Any dangerous or hazardous conditions that are outlined in 1 through 10 below shall be removed or remedied in accordance with the provisions of N.J.A.C. 5:70-2.10: 3.  Obstruction to or on fire escapes, stairs, passageways, doors or windows, liable to interfere with the egress of occupants or the operation of the fire department in case of fire; NJ Formal Technical Opinion-3 Fire Escapes  https://www.nj.gov/dca/divisions/codes/publications/pdf_fto/fto_3.pdf

Source: New Jersey Uniform Fire Code 2015 CLICK HERE FOR SOURCE DOCUMENT

§ 5:28-2.1 Lead-safe maintenance requirements

(a)  Each tenant-occupied residential building constructed before 1978 shall be subject to the requirements for lead-safe maintenance contained in this section. All such buildings shall undergo a combined inspection and risk assessment, and lead hazard control work in accordance with (b) below or shall comply with the requirements for standard treatments contained in (c) below. Following the performance of lead hazard control work or standard treatments, all buildings shall be subject to the requirements for on-going evaluation and maintenance contained in (d) below.For more of the NJ lead-safe requirements please visit this code at CLICK HERE FOR CODE

Send us photos of your fire escape by email: info@FireEscapesNJ.com

or click here to submit via an online form

NJAC 5:23-2.7, Ordinary Maintenancehttps://www.nj.gov/dca/divisions/codes/codreg/pdf_regs/njac_5_23_2.pdf 

(b)Ordinary maintenance shall not include any of the following: 

1.The cutting away of any wall, partition or portion thereof; 

2.The removal or cutting of any structural beam or bearing support; 

3.The removal or change of any required means of egress, or rearrangement of parts of a structure 

affecting the exitway requirements; 

4.Any work affecting structural or fire safety; 

5.Any work that will increase the nonconformity of any existing building or structure with the 

requirements of the regulations; 

6.Addition to, or alteration, replacement or relocation of: 

i.Any standpipe; 

ii.Water supply, sewer, drainage, gas, soil, waste, vent or similar piping; 

iii.Electrical wiring, except that the following shall be considered ordinary electrical maintenance: 

(1)Communications wiring in a Class 3 structure provided that the installation does not involve 

the alteration or penetration of a fire-rated assembly and is not in a hazardous location as 

defined in Chapter 5 of the electrical sub–code. 

(A)For the purposes of applying this provision, communications wiring shall mean any 

wiring covered by Chapter 8 of the electrical sub–code. Communications wiring shall also 

include data circuits between computers/information technology equipment, which may be 

classified as “communications circuits,” in accordance with Article 725 of the electrical 

subcode; or 

  1. Mechanical or other work affecting public health or general safety; or
  2. Any work undertaken for the purpose of lead abatement.
  3. Lead abatement work performed on a steel structure or other superstructure or in a commercial

building. 

The following items are ordinary maintenance and shall be treated as such by every enforcing agency. No 

permit for, inspections of, or notice to the enforcing agency of ordinary maintenance shall be required. This is 

not an all-inclusive listing of ordinary maintenance. 

1.Ordinary building maintenance shall include: 

i.Exterior and interior painting; 

ii.Installation, repair, or replacement of interior finishes of less than 25 percent of the wall area in a 

one- or two-family dwelling. This shall include plastering and drywall installation; 

xv.The installation of insulation, except foam plastic insulation, when installed adjacent to or not 

more than one and a half inches from an interior finish; 

xvi.The repair, replacement, or installation of exterior gutters and leaders; and 

xvii.The installation of a storable spa or hot tub that is provided with a lockable safety cover that 

complies with ASTM F1346. 

  • 5:28-2.1 Lead-safe maintenance requirements

(a)  Each tenant-occupied residential building constructed before 1978 shall be subject to the requirements for lead-safe maintenance contained in this section. All such buildings shall undergo a combined inspection and risk assessment, and lead hazard control work in accordance with (b) below or shall comply with the requirements for standard treatments contained in (c) below. Following the performance of lead hazard control work or standard treatments, all buildings shall be subject to the requirements for on-going evaluation and maintenance contained in (d) below. 

For more of the NJ lead-safe requirements please visit this code at https://advance.lexis.com/documentprint/documentprintclick/?pdmfid=1000516&crid=5f42598e-2a37-492b-aa4a-d7c906db8ead&ecomp=v3cfkkk&prid=f1a1af5c-8145-4e42-9c69-c24a3f1ee999  

SOURCE:  https://www.state.nj.us/dca/divisions/codes/codreg/ucc.html

New Jersey City Fire Code   

NATIONAL CODES:

IFC 2015 1104.16 Fire Escape PDF copy actual code

2012 IFC 1104.16.5.1 Fire escape stairs must be examined every 5 years, by design professional or others acceptable and inspection report must be submitted to the fire code official.

IBC 1001.3.3 All fire escapes shall be examined and/or tested and certified every five years by a design professional or others acceptable who will then submit an affidavit city official.

NFPA LIFE SAFETY CODE 101  7.2.8.6.2 The Authority Having Jurisdiction (AHJ) shall approve any fire escape by Load Test or other evidence of strength (Certification).

OSHA 1910.37 Exit routes must be maintained during construction, repairs, alterations or provide alternative egress with equivalent level of safety. (permit issued if egress is certified or with egress scaffolding) 

FIVE STEPS to Certify a Fire Escape:

  1. Schedule a pre load test evaluation by a design professional or others acceptable by City Official – AHJ (Authority Having Jurisdiction)
  2. Said professional will confirm with City Official if there are any other requirements other than load testing or other evidence of strength and if City Official wants to witness initial evaluation
  3. Submit evaluation report to owner/agent and a copy to the City Official as per code
  4. Issue certification, if passed, done by load test or other evidence of strength to City Official or, if failed, owner/agent and city official to confirm next steps (ex. engineer oversight, permits or other conditions)
  5. Please contact your local City Official (AHJ) with any questions about the above steps

Roof Maintenance

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Although homeowners aren’t necessarily expected to climb on their roofs every season as part of regular home maintenance, there are some conditions that should be monitored to prevent roof damage and to help you get the longest life out of your roof-covering materials.  Certain types of damage can lead to water and pest intrusion, structural deterioration, and the escape of costly energy. 

Weathering

Weathering Shingles

Hail and storm damage, known as weathering, can weaken a roof’s surface even if you haven’t lost any shingles/shakes/slates following a storm.  It’s the most common source of environmental damage for roofs.  Strong, sustained winds can cause uplift to the edges of shingles and shakes, which can weaken their points of attachment and allow rainwater and melting snow to reach the roof’s underlayment.  Wind can also send projectiles through the air, which can damage every surface of the home’s exterior, including the roof.  You should always inspect your roof after a heavy weather event, as far as it is practical to do so without taking any undue risks, to check whether you have lost any roof-covering materials, or if any parts look particularly weathered or damaged.  A small fix now could prevent costly repairs later.

Tree Damage

Tree Damage

Tree damage results from wind-blown tree branches scraping against shingles and from the impact of falling branches blown by the wind and/or because the nearby tree has dead branches that eventually break off and fall.  Branches that overhang the roof should always be cut back to avoid damage from both abrasion and impact, and to prevent the accumulation of leaf debris on the roof, its valleys, and in the gutters, which will interfere with proper drainage and lead to pooling of rainwater and snowmelt.  Of course, it’s especially important to make sure that tree limbs near the home’s roof and exterior are a safe distance away from utility and power lines.  Tree-trimming is a type of homeowner maintenance task that should be undertaken by qualified professionals, as it can lead to accidentally cutting off the service or power from an overhead line, being electrocuted by an energized line, being struck by an unsecured tree branch, falling off the roof or a ladder, and any number of similar mishaps that the homeowner is not trained to anticipate and avoid.

Animal Damage

Animal Damage

Squirrels and raccoons (and roof rats in coastal regions) will sometimes tear through shingles and roof sheathing when they’re searching for a protected area in which to build nests and raise their young. They often attack the roof’s eaves first, especially on homes that have suffered decay to the roof sheathing due to a lack of drip edges or from problems caused by ice damming, because decayed sheathing is softer and easier to tear through.  If you hear any activity of wildlife on your roof, check inside your attic for evidence of pest intrusion, such as damaged insulation, which pests may use for nesting material.  Darkened insulation generally indicates that excess air is blowing through some hole in the structure, leading the insulation to become darkened by dirt or moisture.

Biological Growth 

Algie

Algae, moss, and lichen are types of biological growth that may be found on asphalt shingles under certain conditions. Some professionals consider this growth destructive, while others consider it merely a cosmetic problem.  Asphalt shingles may become discolored by both algae and moss, which spread by releasing airborne spores.

Almost all biological growth on shingles is related to the long-term presence of excess moisture, which is why these problems are more common in areas with significant rainfall and high relative humidity.  But even in dry climates, roofs that are shaded most of the time can develop biological growth.

What we commonly call “algae” is actually not algae, but a type of bacteria capable of photosynthesis. Algae appear as dark streaks, which are actually the dark sheaths produced by the organisms to protect themselves from the ultraviolet radiation of the sun. When environmental conditions are right, the problem can spread quickly across a roof.

Algae can feed on mineral nutrients, such as the calcium carbonate in limestone used as asphalt shingle filler. Calcium carbonate also causes asphalt to retain moisture, which also promotes algae growth, so shingles with excessive filler may be more likely to suffer more algae growth.  The rate of filler consumption is slow enough that it’s not generally considered a serious problem.

Algae attach to the shingle by secreting a substance that bonds it tightly to the surface. Growth can be difficult to remove without damaging the roof. The best method is prevention. Algae stains can sometimes be lightened in color by using special cleaners.  Power-washing and heavy scrubbing may loosen or dislodge granules. Chemicals used for cleaning shingles may damage landscaping. Also, the cleaning process makes the roof wet and slippery, so such work should be performed by a qualified professional.

Moss

Moss is a greenish plant that can grow more thickly than algae. It attaches itself to the roof through a shallow root system that can be freed from shingles fairly easily with a brush.  Moss deteriorates shingles by holding moisture against them, but this is a slow process. Moss is mostly a cosmetic issue and, like algae, can create hazardous conditions for those who climb on the roof.

Lichens are composite organisms consisting of a fungus and a photosynthetic partner, such as green or blue-green algae. Lichens bond tightly to the roof, and when they’re removed from asphalt shingles, they may take granules with them. Damage from lichen removal can resemble blistering.

Tobacco-juicing

“Tobacco-juicing” is the brownish discoloration that appears on the surface of shingles, under certain weather conditions. It’s often temporary and may have a couple of different causes. After especially long periods of intensely sunny days, damp nights, and no rain, water-soluble compounds may leach out of the asphalt from the shingles and be deposited on the surface.  Tobacco-juicing may also appear under the same weather conditions if the air is especially polluted.  Tobacco-juicing won’t harm asphalt shingles, although it may run down the roof and stain siding. Although it’s more common in the West and Southwest, it can happen anywhere that weather conditions are right.  You can spray-wash or paint the exterior of the home to remove tobacco-juicing.

Your Optimal Home inspector should investigate signs of roof damage or deterioration before you call a roofing contractor.  That way, you’ll know exactly what types of problems should be addressed before you break out the checkbook for repairs.

Five Things Your Dryer is Trying to Tell You

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Here are the five things your dryer is letting you know it’s time to clean the dryer vent. BTW, according to the National Fire Protection Association, 5% of all house fire are caused by dryers and washing machine, and of the total — dryers accounts for 92%.

Dryer time takes longer and longer as time goes by

Your clothing and the exterior of the machine gets very hot

There is a burning smell

The vent cap is clogged or not opening and closing correctly

You can’t remember the last cleaning or more than a year has gone by

If you don’t have the tools, time, or inclination to do this yourself, we recommend you hire a qualified contractor to take care of this for you. There are many companies that specialize in dryer vent cleaning.

Dirty Dryer Duct

Wet Basement?

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The carry-off is disconnected from the underground drain, so it’s not directing water away from the foundation. The number one reason for a wet basement is poor drainage. Fix: Reconnect the carry-off to the underground drain.