CODES

ADOPTS WITH AMENDMENTS:

International Property Maintenance Code 2018 (IPMC 2018)

Heads up: There are no suggested sections in this chapter.
Heads up: There are no amended sections in this chapter.
The provisions of this chapter shall govern the minimum conditions and standards for fire safety relating to structures and exterior premises, including fire safety facilities and equipment to be provided.
The owner of the premises shall provide and maintain such fire safety facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises that do not comply with the requirements of this chapter.
A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Means of egress shall comply with the Fire Code of New York State.
The required width of aisles in accordance with the Fire Code of New York State shall be unobstructed.
Means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort, except where the door hardware conforms to that permitted by the Building Code of New York State.
Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are permitted to be placed over emergency escape and rescue openings provided that the minimum net clear opening size complies with the code that was in effect at the time of construction and such devices shall be releasable or removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and rescue opening.
The provisions of this chapter shall govern maintenance of the materials, systems and assemblies used for structural fire resistance and fire-resistance-rated construction separation of adjacent spaces to safeguard against the spread of fire and smoke within a building and the spread of fire to or from buildings.
Where any components are not maintained and do not function as intended or do not have the fire resistance required by the code under which the building was constructed or altered, such components or portions thereof shall be deemed unsafe conditions in accordance with Section 108 of the Fire Code of New York State. Components or portions thereof determined to be unsafe shall be repaired or replaced to conform to that code under which the building was constructed or altered. Where the condition of components is such that any building, structure or portion thereof presents an imminent danger to the occupants of the building, structure or portion thereof, the fire code official shall act in accordance with Section 109 of the Fire Code of New York State.
The required fire-resistance rating of fire-resistance-rated construction, including walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire-resistive coatings and sprayed fire-resistant materials applied to structural members and joint systems, shall be maintained. Such elements shall be visually inspected annually by the owner and repaired, restored or replaced where damaged, altered, breached or penetrated. Records of inspections and repairs shall be maintained. Where concealed, such elements shall not be required to be visually inspected by the owner unless the concealed space is accessible by the removal or movement of a panel, access door, ceiling tile or entry to the space. Openings made therein for the passage of pipes, electrical conduit, wires, ducts, air transfer and any other reason shall be protected with approved methods capable of resisting the passage of smoke and fire. Openings through fire-resistance-rated assemblies shall be protected by self- or automatic-closing doors of approved construction meeting the fire protection requirements for the assembly.
Required fire blocking and draft stopping in combustible concealed spaces shall be maintained to provide continuity and integrity of the construction.
Required smoke barriers and smoke partitions shall be maintained to prevent the passage of smoke. Openings protected with approved smoke barrier doors or smoke dampers shall be maintained in accordance with NFPA 105.
Required fire walls, fire barriers and fire partitions shall be maintained to prevent the passage of fire. Openings protected with approved doors or fire dampers shall be maintained in accordance with NFPA 80.
Opening protectives shall be maintained in an operative condition in accordance with NFPA 80. The application of field-applied labels associated with the maintenance of opening protectives shall follow the requirements of the approved third-party certification organization accredited for listing the opening protective. Fire doors and smoke barrier doors shall not be blocked or obstructed, or otherwise made inoperable. Fusible links shall be replaced whenever fused or damaged. Fire door assemblies shall not be modified.

Where required by the building official, a sign shall be permanently displayed on or near each fire door in letters not less than 1 inch (25 mm) high to read as follows:

  1. For doors designed to be kept normally open: FIRE DOOR — DO NOT BLOCK.
  2. For doors designed to be kept normally closed: FIRE DOOR — KEEP CLOSED.
Hold-open devices and automatic door closers shall be maintained. During the period that such a device is out of service for repairs, the door it operates shall remain in the closed position.
Swinging fire doors shall close from the full-open position and latch automatically. The door closer shall exert enough force to close and latch the door from any partially open position.
The hanging and displaying of salable goods and other decorative materials from acoustical ceiling systems that are part of a fire-resistance-rated horizontal assembly shall be prohibited.
Horizontal and vertical sliding and rolling fire doors shall be inspected and tested annually to confirm operation and full closure. Records of inspections and testing shall be maintained.
Interior vertical shafts, including stairways, elevator hoistways and service and utility shafts, which connect two or more stories of a building shall be enclosed or protected as required in Chapter 11 of the Fire Code of New York State. New floor openings in existing buildings shall comply with the Building Code of New York State.
Where openings are required to be protected, opening protectives shall be maintained self-closing or automatic-closing by smoke detection. Existing fusible-link-type automatic door-closing devices shall be replaced if the fusible link rating exceeds 135°F (57°C).
Fire detection, alarm and extinguishing systems, mechanical smoke exhaust systems, and smoke and heat vents shall be maintained in accordance with the Fire Code of New York State in an operative condition at all times, and shall be replaced or repaired where defective.
Fire protection systems shall be maintained in accordance with the original installation standards for that system. Required systems shall be extended, altered or augmented as necessary to maintain and continue protection where the building is altered or enlarged. Alterations to fire protection systems shall be done in accordance with applicable standards.
Fire protection systems required by this code, the Fire Code of New York State or the Building Code of New York State shall be installed, repaired, operated, tested and maintained in accordance with this code. A fire protection system for which a design option, exception or reduction to the provisions of this code, the Fire Code of New York State or the Building Code of New York State has been granted shall be considered to be a required system.

Fire protection systems shall be inspected, maintained and tested in accordance with the following Fire Code of New York State requirements.

  1. Automatic sprinkler systems, see Section 903.5.
  2. Automatic fire-extinguishing systems protecting commercial cooking systems, see Section 904.12.5.
  3. Automatic water mist extinguishing systems, see Section 904.11.
  4. Carbon dioxide extinguishing systems, see Section 904.8.
  5. Carbon monoxide alarms and carbon monoxide detection systems, see Section 915.6.
  6. Clean-agent extinguishing systems, see Section 904.10.
  7. Dry-chemical extinguishing systems, see Section 904.6.
  8. Fire alarm and fire detection systems, see Section 907.8.
  9. Fire department connections, see Sections 912.4 and 912.7.
  10. Fire pumps, see Section 913.5.
  11. Foam extinguishing systems, see Section 904.7.
  12. Halon extinguishing systems, see Section 904.9.
  13. Single- and multiple-station smoke alarms, see Section 907.10.
  14. Smoke and heat vents and mechanical smoke removal systems, see Section 910.5.
  15. Smoke control systems, see Section 909.20.
  16. Wet-chemical extinguishing systems, see Section 904.5.

Fire protection systems shall be inspected, tested and maintained in accordance with the referenced standards listed in Table 704.2 and as required in this section.

TABLE 704.2

FIRE PROTECTION SYSTEM MAINTENANCE STANDARDS

SYSTEM STANDARD
Portable fire extinguishers NFPA 10
Carbon dioxide fire-extinguishing system NFPA 12
Halon 1301 fire-extinguishing systems NFPA 12A
Dry-chemical extinguishing systems NFPA 17
Wet-chemical extinguishing systems NFPA 17A
Water-based fire protection systems NFPA 25
Fire alarm systems NFPA 72
Smoke and heat vents NFPA 204
Water-mist systems NFPA 750
Clean-agent extinguishing systems NFPA 2001
Records shall be maintained of all system inspections, tests and maintenance required by the referenced standards.
Initial records shall include the: name of the installation contractor; type of components installed; manufacturer of the components; location and number of components installed per floor; and manufacturers' operation and maintenance instruction manuals. Such records shall be maintained for the life of the installation.
Where a required fire protection system is out of service, the fire department and the fire code official shall be notified immediately and, where required by the fire code official, either the building shall be evacuated or an approved fire watch shall be provided for all occupants left unprotected by the shutdown until the fire protection system has been returned to service. Where utilized, fire watches shall be provided with not less than one approved means for notification of the fire department and shall not have duties beyond performing constant patrols of the protected premises and keeping watch for fires. Actions shall be taken in accordance with Section 901 of the Fire Code of New York State to bring the systems back in service.
Where unplanned impairments of fire protection systems occur, appropriate emergency action shall be taken to minimize potential injury and damage. The impairment coordinator shall implement the steps outlined in Section 901.7.4 of the Fire Code of New York State.
It shall be unlawful for any person to remove, tamper with or otherwise disturb any fire hydrant, fire detection and alarm system, fire suppression system or other fire appliance required by this code except for the purposes of extinguishing fire, training, recharging or making necessary repairs.
Locks, gates, doors, barricades, chains, enclosures, signs, tags and seals that have been installed by or at the direction of the fire code official shall not be removed, unlocked, destroyed or tampered with in any manner.

The fire code official is authorized to permit the removal of existing occupant-use hose lines where all of the following apply:

  1. The installation is not required by the Fire Code of New York State or the Building Code of New York State.
  2. The hose line would not be utilized by trained personnel or the fire department.
  3. The remaining outlets are compatible with local fire department fittings.
For fire alarm systems required to be monitored by the Fire Code of New York State, notice shall be made to the fire code official whenever alarm monitoring services are terminated. Notice shall be made in writing by the provider of the monitoring service being terminated.
Where the fire department connection is not visible to approaching fire apparatus, the fire department connection shall be indicated by an approved sign mounted on the street front or on the side of the building. Such sign shall have the letters "FDC" not less than 6 inches (152 mm) high and words in letters not less than 2 inches (51 mm) high or an arrow to indicate the location. Such signs shall be subject to the approval of the fire code official.

Ready access to fire department connections shall be maintained at all times and without obstruction by fences, bushes, trees, walls or any other fixed or movable object. Access to fire department connections shall be approved by the fire chief.

Exception: Fences, where provided with an access gate equipped with a sign complying with the legend requirements of Section 912.5 of the Fire Code of New York State and a means of emergency operation. The gate and the means of emergency operation shall be approved by the fire chief and maintained operational at all times.

A working space of not less than 36 inches (914 mm) in width, 36 inches (914 mm) in depth and 78 inches (1981 mm) in height shall be provided and maintained in front of and to the sides of wall-mounted fire department connections and around the circumference of free-standing fire department connections.
Single- or multiple-station smoke alarms shall be installed and maintained in existing Group I-1 and R occupancies and in dwellings regulated by the Residential Code of New York State in accordance with Sections 704.6.1 through 704.6.3.

Existing Group I-1 and R occupancies and dwellings regulated by the Residential Code of New York State shall be provided with single-station smoke alarms in accordance with Sections 704.6.1.1 through 704.6.1.4. Interconnection and power sources shall be in accordance with Sections 704.6.2 and 704.6.3.

Exceptions:

  1. Where the code that was in effect at the time of construction required smoke alarms and smoke alarms complying with those requirements are already provided.
  2. Where smoke alarms have been installed in occupancies and dwellings that were not required to have them at the time of construction, additional smoke alarms shall not be required provided that the existing smoke alarms comply with requirements that were in effect at the time of installation.
  3. Where smoke detectors connected to a fire alarm system have been installed as a substitute for smoke alarms.
  4. Group R-2 occupancies used as dormitories, fraternities, sororities and similar student housing and meeting the requirements of Section 907.2.9.3 of Fire Code of New York State.

Single- or multiple-station smoke alarms shall be installed in all of the following locations in Group R-1:

  1. In sleeping areas.
  2. In every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit.
  3. In each story within the sleeping unit, including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

Single- or multiple-station smoke alarms shall be installed and maintained in Groups R-2, R-3, R-4, I-1, and in dwellings regulated by the Residential Code of New York State. regardless of occupant load at all of the following locations:

  1. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms.
  2. In each room used for sleeping purposes.
  3. In each story within a dwelling unit, including basements (excluding crawl spaces) and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

Smoke alarms shall not be installed in the following locations unless this would prevent placement of a smoke alarm in a location required by Section 704.6.1.1 or 704.6.1.2.

  1. Ionization smoke alarms shall not be installed less than 20 feet (6096 m) horizontally from a permanently installed cooking appliance.
  2. Ionization smoke alarms with an alarm-silencing switch shall not be installed less than 10 feet (3048 mm) horizontally from a permanently installed cooking appliance.
  3. Photoelectric smoke alarms shall not be installed less than 6 feet (1829 mm) horizontally from a permanently installed cooking appliance.
Smoke alarms shall be installed not less than 3 feet (914 mm) horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by Section 704.6.1.1 or 704.6.1.2.

Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed.

Exceptions:

  1. Interconnection is not required in buildings that are not undergoing alterations, repairs or construction of any kind.
  2. Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available that could provide access for interconnection without the removal of interior finishes.

Single-station smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms with integral strobes that are not equipped with battery backup shall be connected to an emergency electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for overcurrent protection.

Exceptions:

  1. Smoke alarms are permitted to be solely battery operated in existing buildings where construction is not taking place.
  2. Smoke alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source.
  3. Smoke alarms are permitted to be solely battery operated in existing areas of buildings undergoing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available that could provide access for building wiring without the removal of interior finishes.

Smoke detectors listed in accordance with UL 268 and provided as part of the building's fire alarm system shall be an acceptable alternative to single- and multiple-station smoke alarms and shall comply with the following:

  1. The fire alarm system shall comply with all applicable requirements in Section 907 of the Fire Code of New York State.
  2. Activation of a smoke detector in a dwelling or sleeping unit shall initiate alarm notification in the dwelling or sleeping unit in accordance with Section 907.5.2 of the Fire Code of New York State.
  3. Activation of a smoke detector in a dwelling or sleeping unit shall not activate alarm notification appliances outside of the dwelling or sleeping unit, provided that a supervisory signal is generated and monitored in accordance with Section 907.6.6 of the Fire Code of New York State.
Single- and multiple-station smoke alarms shall be tested and maintained in accordance with the manufacturer's instructions. Smoke alarms that do not function shall be replaced. Smoke alarms installed in one- and two-family dwellings shall be replaced not more than 10 years from the date of manufacture marked on the unit, or shall be replaced if the date of manufacture cannot be determined.
Carbon monoxide alarms and carbon monoxide detection systems shall be installed and maintained in accordance with Section 915 of the Fire Code of New York State.
Evacuation notices (firesafety notices) required by the Fire Code of New York State or the Residential Code of New York State shall be affixed in such a manner and location as required by the Fire Code of New York State or the Residential Code of New York State and shall be clearly visible, legible, and unobstructed.
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