Fire Exit Question

[Nick Gromicko]

Dale:

Forget about code officials and fire departments. They have no duty to advise your client. You do. This has nothing to do with "approving" or "passing" anything. The AHJ may say the building needs 4 pink exits and a purple fire pole for all we know.

You are paid to observe and report. So the question is what should you report given what you've observed?

Here is the thinking behind InterNACHI's ComSop. As an inspector for a buyer who might be changing the use of the property, and as an inspector who can't test the sprinkler system... you are stuck with 2 unknowns:

1 Occupancy

and

2. Sprinkler functionality.

InterNACHI's ComSop explains that you can never determine either and so you don't have to.

Now then, given that you can never predict future occupancy or sprinkler fuctionality (variables)... our equation removes these variables and replaces them with high occupancy and no functioning sprinklers as constants.

The equation then simplifies to www.nachi.org/comsop.htm 6.5.12.V., which does not rely on knowing either occupancy or sprinkler functionality.

Simply report that you DID observe the presence of 2 exits or 1 exit with a maximum travel distance of 75 feet... or that you DID NOT observe the presence of 2 exits or 1 exit with a maximum travel distance of 75 feet. There is no ambiguity.

www.nachi.org/comsop.htm makes everything simple... it is the commercial inspector's equivalent of the nuclear physics industry's unified field theory.

[Dale Duffy]

An Investor I have done many inspections for emailed me this question yesterday, I looked at the NFPA website and did not see the answer doing a quick search, maybe somebody here might know.

This is an office building with 6 suites, two stories, but none of the suites are two stories.

I didn't inspect anything Nick, the man emailed me, an investor I know...so I told him I did not know the answer right away, I had an inspection to go too.

So I posted the question here, figuring someone might know a rough answer, because you really need to see the building to get the jest of his question, I told him to watch the message board for the answer--:)..I had to go too an inspection, he got quite a kick out of the various answers.

Anyway, he cannot change the way it was originally designed by an architect without sending revised plans to the city for re-approval.

[Bob Elliott]

It's great to have an SOP , however we need to have more knowledge of commercial systems .

I had a hard time trying to find an answer to if doors need to be self closing in high rises? Which ones?

Then you need to define High rise.

[Gerry Pallotta]

Dale
From the Ontario fire code.I don't know how different it is from yours. But I hope it helps a bit.

[Nick Gromicko]

Sorry Dale, I'm a horrible reader, only scan. Slow. My kids say that I like to curl up next to the fireplace with a good paragraph.

[Justin Watts]

Hi Dale,
As for exiting and egress required.... the International Building Code (IBC) may be of better assistance, exiting requirements also pertain to the "OCCUPANCY CLASSIFICATION" of the building and use. For instance a business retail occupancy with 50 or less occupancy rating, may only require one exit. While a occupancy with greater than 50 may require two exits.

Assembly uses, such as banquet halls, movie theatres, etc. may require additional exits, sign requirements, etc. etc.

Check the Occupancy classification of the building, and it should assist you. Also, Building Codes are usually stringent on having Exits passing through other business units, i.e. because of the possibility of locked doors, etc.

Also, watch out for Doors and egress that may require panic hardware and Exiting signs...based on occupancy load, etc.

Hope this helps,
Justin
http://www.americandreamhomeinspection.net