I recently bought a tri-plex. The metal steps/deck for the third floor fire egress are pretty rusty, starting to have some holes. Structurally it seems okay but I would like to investigate replacing. My dad used to build metal fire escapes and could help fabricate a new one but I'm thinking wood would be easier/cheaper to work with. Fire escapes are not allowed to be made from wood but what makes something a fire escape vs a regular small deck and stairs?
|
|
|
Deck vs Fire escape
- Thread starter woot
- Start date
Interesting. Googled this.
I have no professional experience with that part of code. I suspect most of the difference between a deck and fire escape is whether it is required. If you could tear it off and legally rent the unit, your argument makes sense. If this is the required second exit, I doubt wood would be allowed. Now, things don't always make sense. I wouldnt be surprised if you have an exit from a unit, that automatically makes it subject to rules for a fire escape. If you have two exits already, you might be able to have a wood deck without stairs as that's not an exit it's outdoor space.
I'm thinking wood deck with stairs. I get that rules don't always make sense but many houses have wood decks or front porches. I'm wondering if maybe they don't follow the same code? the metal fire escape steps are definitely not as wide as normal steps. My thoughts are that maybe if the wood replacement meets the deck code could I call it a rear deck and not a fire escape?
Given that you are renting this for profit, I would pay for an official opinion and drawings. Rentals have a habit of burning. You don't want to be on the receiving end of a lawsuit where your insurance company walks away as you chose your own path.
Are there two separate exits from that suite without using the stairs? If no, I doubt you have a way to use wood.
What may fly in a single family home may not in a multi tenant rental.
If it was me, I would consider repairing what is there vs opening a can of worms with any replacement and code updates. Even if I had to buy the replacement metal in bulk...
If it was me, I would consider repairing what is there vs opening a can of worms with any replacement and code updates. Even if I had to buy the replacement metal in bulk...
The fire escape is to ensure there is a secondary exit in case the primary is blocked by fire.
In the unlikely event of a fire on both sides….your fire escape route will burn because it’s made of wood…metal won’t. Not great to run through, but better than structurally compromised wooden structure.
Our 6 plex had 2 exits within the structure.
I would HIGHLY recommend getting a professional opinion on this as you don’t want to mess with Fire Life Safety aspects of your property.
In the unlikely event of a fire on both sides….your fire escape route will burn because it’s made of wood…metal won’t. Not great to run through, but better than structurally compromised wooden structure.
Our 6 plex had 2 exits within the structure.
I would HIGHLY recommend getting a professional opinion on this as you don’t want to mess with Fire Life Safety aspects of your property.
I've seen metal I-beams twisted from heat and looking like pretzels. Heavy wood beams char but don't create a domino effect.
IMO metal looks hard and industrial, ominously saying "You might burn to death" Wood is friendly looking.
A normal triplex fire escape isn't going to have heavy wood beams and probably won't have i-beams. This is price point stuff with the least possible material.
I wonder what the survival time is. If your house is on fire you don't need an escape that survives two hours. High rise fire codes call for two hours for fire related emergency wiring. If it isn't out by then you've lost it.
Steel is only going to get like that if it reaches a temperature of something like 600 C and in a building-fire situation, that's only going to happen if it is completely engulfed for sufficient time (depending on thickness of the steel and whether insulation so-called "fireproofing" has been applied and not blown off). If that's the situation then the structure is useless as a fire escape anyhow. It's too late. And, the steel itself cannot burn and contribute to the fire.
Wood can take some time to get going, but eventually it will contribute to the fire. "Heavy" wood beams will take longer to get going but "heavy" steel structures will take longer to reach their weakening temperature, too. Residential buildings aren't built "heavy", they're built "as cheaply as possible to get by!"
Priller
Well-known member
Totally not apropos to the thread, but large wooden beams can significantly outperform equivalent structural steel in fires, as they only burn so fast, and actually can take quite a long time to lose capacity, even at very high temperatures. But significant hardwood members have gotten quite expensive, are bigger, and are much more difficult to design for and construct than steel, so rarely get used.
Nothing to do with fire escapes, though. 4x4 and 2x4 construction will burn like matchsticks. Doesn't stop half of the triplexes in Hamilton having their fire escapes built out of wood, though...
Nothing to do with fire escapes, though. 4x4 and 2x4 construction will burn like matchsticks. Doesn't stop half of the triplexes in Hamilton having their fire escapes built out of wood, though...
Yes, keyword LARGE beams. Not going to find much of that nowadays.
New housing developments under construction are notorious for the whole thing going up in flames if a fire starts somewhere after framing is done but before the bricks and drywall have gone in.
New housing developments under construction are notorious for the whole thing going up in flames if a fire starts somewhere after framing is done but before the bricks and drywall have gone in.
Old barns take a lot longer to burn than old houses , and yes its LARGE beams. Steel beams collapse into them selves , wood has been tested to last almost twice as long
Ontario has finally allowed constuction of wood buildings over 3 stories , using "mass timber " , which is a newer Canadian product , used for years in Europe . Its changing how we build .
Ontario has finally allowed constuction of wood buildings over 3 stories , using "mass timber " , which is a newer Canadian product , used for years in Europe . Its changing how we build .
Yeah. I wouldn't touch those. Mass timber is now allowed up to 12 storeys (soon to be 18). I'm not concerned about fire but water on the other hand :/. Water causes enough issues in a concrete tower, I can only imagine the dumpster fire that will be a mass timber building in a few years with the leaky facades we build.
Don’t tell anybody , I’m making good money selling this product .
Sent from my iPhone using GTAMotorcycle.com mobile app
JTR
Well-known member
Get a quote from a welder to replace the worst rusty portions. It may not be as bad as you might think. It's not too difficult for a skilled guy and he might see the job as easy quick side cash. Then after the repairs are done you can easily wire brush the rest and put on a fresh coat of paint to blend it all in. This is bound to be far less expensive than tearing down the whole thing and building with wood from scratch. If your dad has the tools(welding machine mainly), then this route is a no brainer. You don't need a whole new fire escape, just remove rust, spot repair, and paint.
|
|
|
|
|