|
Save 25% on our special introductory offer.
Subscribe today for only $14.99 per year.
|
|
|
 |
|
Code Q&A
Emergency
Exit or Primary Egress?
A
sliding glass door could serve as a means of escape
by
Joe Belcher
|
Editor’s
Note: The issue of primary residential egress and what constitutes
an emergency exit has raised many questions—particularly when
involving the installation of storm shutters and impact-resistant
sliding glass doors. The question, Can a sliding glass door be used
for the egress from the single-family residence—can it be used
as an emergency exit?, recently came up on the IHPA online Discussion
Group and was addressed by the IHPA code consultant, Joe Belcher,
whose answer follows:
The number of questions
regarding the change I proposed to FBC §1005.4.5 (shown in its
entirety below) prompts me to provide the more detailed response.
Section 1005.4.5 was revised to read as follows:
“1005.4.5 Security and hurricane protection devices. Bars, grilles,
grates or similar security devices shall be permitted provided the
minimum size and operational constraints of such devices are in accordance
with §1005.4.2, §1005.4.3, and §1005.4.4. The temporary
installation or closure of storm shutters, panels and other approved
hurricane protection devices shall be permitted on emergency escape
and rescue openings in Group R occupancies during the threat of a
storm. Such devices shall not be required to comply with the operational
constraints of §1005.4.2, §1005.4.3 and §1005.4.4 while
such protection is provided, at least one means of escape from the
dwelling or dwelling unit shall be provided. The means of escape shall
be within the first floor of the dwelling or dwelling unit and shall
not be located within a garage. Occupants in any part of the dwelling
or dwelling unit shall be able to access the means of escape without
passing through a lockable door not under their control.” (FBC
Glitch Amendment, Effective June 30, 2003)
In approving the above language the Florida Building Commission (FBC)
had to decide which was the most probable threat during a hurricane:
fire trapping persons in a bedroom or debris breaking windows leading
to the failure of the entire structure. While both are possible and
are valid concerns, the debris damage is considered much more probable.
A number of questions have been raised regarding whether the means
of escape cited in the revised section is required to be a three-foot
door, to provide clear opening, to be a side hinged door, etc. The
answer to all these questions is, No. The door we are looking for
is an emergency escape door. Emergency escape is defined in Chapter
2:
MEANS OF ESCAPE. A way out of a building or structure that does not
conform to the strict definition of means of egress but does provide
an alternate way out. A means of escape consists of a door, stairway,
passage or hall providing a way of unobstructed travel to the outside
at street or ground level that is independent of and remotely located
from the means of egress. It may also consist of a passage through
an adjacent nonlockable space, independent of and remotely located
from the means of egress, to any approved exit.” (FBC §202)
Basically it is a way out that does not meet the strict definition
of means of egress. It does not have to be a three-foot door. While
the code prohibits travel through a bathroom or closet for a means
of egress (FBC §1001.1.3), if a home had a bathroom with a door
to the exterior, this would be an acceptable means of escape for the
purposes of this section. (This arrangement is common in pool-planned
homes.)
A sliding glass door could serve as a means of escape to satisfy this
section. In a wind-borne debris region, the sliding glass door would
have to be impact-resistant if serving as the means of escape and
the building is designed as an enclosed structure. If the building
is designed as a partially enclosed structure, the sliding glass door
used as the means of escape would not be required to be impact resistant.
These comments do not apply in the HVHZ defined by FBC Chapter 2 as
Dade and Broward Counties. Consider for a moment, if a horizontal
sliding window of the appropriate dimensions is acceptable as an emergency
escape and rescue opening, why would a sliding glass door at more
than twice the size be objectionable?
Finally, outside the HVHZ, solid doors are not required to be impact
resistant; only glazing is required to be protected in the wind-borne
debris regions where the building is designed as an enclosed building.
If the building is going to be occupied during a hurricane and shutters
are installed, the main door to the house is generally still functional.
If not, another means of escape is required.
EXIT THROUGH GARAGE?
Another question arises regarding the lockable door provisions and
the door not being in the control of the occupant. Any door within
a dwelling or dwelling unit, including the entry door, lockable bedroom
doors, lockable bathroom doors, etc. would be considered under the
control of the occupant.
The intention here was to address a situation such as a condo or apartment
complex that has an exterior door leading to a stairway or corridor
with units opening off the corridor. In some cases the front door
to the common area is lockable for security purposes. The section
would require the building occupants to be able to unlock such a door
to escape.
Finally, the section prohibits access to the means of escape through
a garage. There are a couple of reasons for this, the prime one being
the path of travel is from an area of lesser hazard or fire load through
an area of greater hazard or fire load. In addition, there is a greater
likelihood of personnel doors in garages being blocked than doors
within rooms in a house.
In closing, the modifications were intended to allow people to put
up protection during a hurricane without worrying about the emergency
escape and rescue openings provisions. It is a temporary measure for
use during a storm. Will there be cases in which people live in a
house with the shutters up and closed year around? I have no doubt
we will see that, but how may people want to live in a cave and how
far can we go to protect people from themselves? We also will have
people who shutter up and go North for the summer. In that case, the
house is vacant and there is no need for the emergency escape and
rescue openings.
| Joseph D. Belcher, CBO, is principal of JDB
Code Services, Inc., Orlando, FL; e-mail: jbelcher@cfl.rr.com;
(407) 282-6634; fax: (407) 823-7129. |
|
|
|
|
|
