31B-164 a
Fire Escape Inspection
149 Elm Street
Northampton, MA
November 4, 2009
decide that fixed ladders do not provide adequate security for the upper floor apartments. In that
case, it is possible to install collapsible ladders which are better than the existing ladders.
In general,the Building Code requires that egress stairs be built as enclosed, fire-rated structures.
Fire escapes are not permitted in new construction,but as an existing condition they are generally
considered "grandfathered"by the Building Code. Fire escapes typically consist of galvanized
or painted steel stairs and platforms with railings. They may be built on existing buildings when
property restrictions,such as proximity to lot lines,etc.,make enclosed stairways impossible.
Ladders are not permitted as parts of fire escapes, as they are inherently dangerous,but are
typically allowed to continue in existing buildings:
You should discuss the details of the repairs with the Building Department when you apply for a
work permit,particularly whether installing a platform at the rear ladder or replacing the ladders
themselves would affect the grandfathered status,whether the ladders can be replaced with fire
escapes, and also whether the front ladder may be removed from service.
I hope that you find this satisfactory. Please let me know if you have any questions.
Respectfully Submitted,
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Ma's cbussetts Professional Engineer#37300 - STRUCTURAL
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Fire Escape Inspection
149 Elm Street
Northampton,MA
November 4, 2009
At the edge of the roof is a steel handrail which is bolted to the building siding. This handrail is
loose. It should have attachments that are more secure.
The low roof is approximately 12'-6" above grade. The lower ladder is a collapsible type which
has been left permanently open. The rungs and rails are made of aluminum channels. The rails
are roughly 9-Y2' apart,and the rungs are spaced at 12"centers. The rungs are oriented
perpendicular to the building wall,and there is noticeable flexibility at the top of the ladder. It is
set about one foot from the edge of the low roof,which is a very tight space to pass through. The
narrow width of the ladder also makes descent difficult.
The outer rail is set on a couple of concrete blocks at grade. The base of the ladder is obstructed
by some folding chairs which are stored there,as well as a ground-mounted air conditioning unit,
and it is necessary to step onto the top of this AC unit to get off of the ladder.
In all,the lower ladder slfould be replaced with a wider,fixed type. The base of the ladder
should be kept clear of obstacles.
REAR LADDER
On the northwest corner at the rear of the building is a single ladder serving the 2"d floor. Egress
is made from the apartment window onto a flat roof. At the edge of this roof is a steel pipe
guardrail. From this roof there is a step down of approximately 18"to a small shed roof covering
two entry doors. This roof is about 3'-6" deep and has a 6-in-12 pitch. The guardrail slopes
down and extends to a point roughly 5 feet above the edge of the shed roof,which is about 8"-6"
above grade. There is no infill in the railing construction.
This is a difficult means of egress. The combination of the relatively steep roof pitch and the fact
that it is necessary to crouch under the guardrail to gain access to the ladder is inherently
dangerous,especially in winter. In my opinion there should be a steel platform made with bar
grating that connects the upper, flat roof to the ladder.
The ladder is a collapsible type which has been left permanently open,and is of similar
construction to the east side ladder. There are no blocks to support the outer rail,and therefore
the ladder is severely racked,and therefore cannot be used. The bottom-most rung is broken.
The ladder is being used to carry several signal wires, such as cable TV,to the 2"d floor. This
ladder must be replaced. I suggest that a wider,fixed ladder be installed,instead of the narrow
collapsible type. A fixed ladder may be able to provide support for the proposed steel platform.
A different route should be found for wiring.
Although security does not appear to be a concern in the current ladder configuration,you may
• Page 2 of 3
.�-�. 3/6 - /.Y'
• RYAN S. HELLWIG, PE • STRUCTURAL ENGINEER •
November 4, 2009
Pat Haggerty-Rahn � of � c
Noho Partners, LLP H�w10 S.
-6-`�,�
P. O. Box 453 3 srRUCrURAI..
Northampton, MA 01061 No.373(10
14, *(QISTEgc` �`�4'
Re: Fire Escape Ladders
sSi' c ) r
149 Elm Street
Northampton, MA
The following is a report of my review of the above-mentioned structures. On November 3,
2009,1 personally made a visual inspection of the three steel fire escape ladders which are
located at the front, side and rear of this building.
FRONT LADDER
At the front of the building there is a steel ladder which provides egress from a 3rd floor porch
down to grade. This ladder appears to be a collapsible type which has been left open. The
bottom 8 feet of the ladder is missing. There is a large,healthy shrub planted directly underneath
the ladder.
Since there is only one 3"floor apartment,and since there is another ladder on the side of the
building serving the 3`d floor,this front ladder appears to be superfluous, and may not be
required.
EAST SIDE LADDER
At the east side of the building there is a series of two steel ladders which provide egress from a
3rd floor window down to grade, via a low roof over a bumpout in one 1s'floor apartment.
The 3rd floor window is approximately 10'-6" above this low roof. The pitch of the roof is
roughly 6 in 12. The ladder is a fixed steel type, with 1/z"by I W' rails 12" apart supporting %Z"
diameter rungs which are spaced at 12" centers. The bottom rung,however, is 24"above the low
roof surface. The upper section of the ladder is fixed to the building wall with two sets of steel
bars,one above and one below the 3"floor window. The ladder rungs are oriented parallel to the
building wall. These attachments to the building all appear to be structurally sound. An extra
rung should be added at the bottom,to make for an even spacing at the low roof.
The lower section of the rails are spliced with two bolts each into two different pieces of similar-
sized steel bar,which are bolted to the roof. The splice appears to be structurally sound.
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