Fire Escape Drop Ladder NYC + SHOE IMAGE (pdf)

In pre-war New York City, the most common type of fire escape was the drop ladder system. This design featured a series of horizontal platforms—one at each story—connected by ladders or stairs. The lowest platform was equipped with a drop ladder that could be released to extend to the ground, providing an emergency exit for occupants.

Key Features of Pre-War Drop Ladder Fire Escapes:

• Materials: Constructed primarily from wrought or cast iron, these fire escapes were durable and capable of withstanding the elements.
• Design: The drop ladder was typically held in a retracted position when not in use and could be released to drop down to street level during an emergency. This design prevented unauthorized access from the ground while ensuring accessibility when needed.
• Installation: These fire escapes were mounted on the exterior of buildings, often facing the street or alleyways, and were a common feature of tenement buildings constructed during the late 19th and early 20th centuries.

Over time, building codes evolved, and the use of exterior fire escapes, including drop ladders, became less common in favor of interior stairwells and other fire safety measures. However, many of these historic fire escapes remain a distinctive feature of New York City's architectural landscape.

Fire Escape Drop Ladder FDNY Rules and Regulations

In New York City, the design, installation, and maintenance of fire escape systems, including drop ladders, are governed by the New York City Building Code and the Fire Department of New York (FDNY) regulations. These codes ensure that fire escapes provide safe and reliable means of egress during emergencies.

Key Requirements for Fire Escape Drop Ladders:

1. Design and Construction

• Non-Combustible Materials: All components, including the drop ladder and the "shoe" at the bottom, must be constructed from non-combustible materials such as steel or wrought iron.
• Drop Ladder Mechanism: The ladder should be designed to be easily operable from the fire escape platform without the need for special tools. It must be capable of being deployed quickly and safely.
• Shoe (Bottom Part): The "shoe" is the bottom segment that makes contact with the ground. It must be securely attached to the ladder's stringers and designed to provide stable footing, preventing slipping or movement during use.

2. Dimensions and Specifications

• Width: The ladder must have a minimum clear width of 18 inches between stringers.
• Rung Spacing: Rungs should be uniformly spaced, not more than 12 inches apart, and designed with non-slip surfaces.
• Clearance: There should be at least 4 inches of clearance behind each rung to allow a secure foothold.

3. Installation

• Positioning: The drop ladder must be accessible from the fire escape balcony and should not be obstructed by architectural features or building elements.
• Guides and Supports: The ladder should slide smoothly within guides constructed of angle iron, typically 1½ inches by 1½ inches by ¼ inch, placed at least 21 inches apart.
• Operation: Counterbalance mechanisms are often used to ensure the ladder can be easily lowered by a person of average strength.

4. Maintenance

• Regular Inspections: Fire escapes must be inspected at least every five years by a qualified professional to ensure they are in good working condition.
• Repairs: Any defects identified during inspections must be repaired promptly to maintain safety standards.
• Obstruction-Free: The operation of the drop ladder must not be impeded by any obstructions, such as awnings, signage, or stored items.

5. Compliance with Codes

• New York City Building Code (Chapter 10 - Means of Egress): Outlines the requirements for exterior stairways and fire escapes, including dimensions, materials, and load capacities.
• FDNY Regulations: The FDNY may have additional requirements or interpretations, particularly regarding maintenance and emergency accessibility.

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New York Consolidated Laws, Multiple Dwelling Law (MDW) § 53: Fire-Escapes outlines the requirements for the installation, design, and maintenance of fire escapes in multiple dwellings to ensure occupant safety. Key provisions include:

1. Access: Fire escapes must be accessible from a living room or private hall within each apartment, excluding stair hall windows. Access should not be obstructed by fixtures or other impediments.
2. Location: Fire escapes can be installed on walls facing streets or yards, in specific types of courts, or in designated recesses, adhering to defined spatial requirements.
3. Projection and Height: Fire escapes must not project more than 4.5 feet into a public highway and should be at least 10 feet above any sidewalk directly below.
4. Construction: They should be constructed of open balconies and stairways made of iron or stone, capable of sustaining a load of at least 80 pounds per square foot. The use of old materials or cast iron is prohibited.
5. Drop Ladders: A drop ladder, 15 inches in width and of sufficient length to reach a safe landing place beneath, must be provided from the lowest balcony. The distance from the lowest balcony to the ground should not exceed 16 feet, with certain exceptions.
6. Maintenance: Owners are responsible for keeping fire escapes in good order and repair. Obstructions or encumbrances on fire escapes are prohibited, and violations may result in misdemeanor charges.

These regulations are designed to ensure that fire escapes provide a reliable means

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What is the “shoe” on a fire-escape ladder

In the context of a fire-escape drop ladder (or counter-balanced ladder or swing-down stair) the “shoe” is the bottom segment of the ladder mechanism that rests on or contacts the safe landing at ground level (or near‐ground) when deployed.

• The shoe ensures the ladder makes stable contact with the ground or landing so occupants can descend safely.
• If the shoe is missing, damaged, or not properly aligned, the ladder’s effectiveness is compromised.
• The “shoe” term is used in practical usage and sometimes referenced indirectly in code (as part of drop ladder reaching a safe landing). For example, under Multiple Dwelling Law § 53 (NY) the ladder must be of sufficient length to reach a safe landing.

NYC / State Code Requirements for Drop Ladders & Fire Escapes

Key provisions

Here are the important code clauses:

• Under the State Multiple Residence Law (New York) § 133 (related to fire escapes) states:

“Every lowest balcony more than five feet above a safe landing beneath shall have a drop ladder fifteen inches in width and of sufficient length to reach such landing. … The lowest balcony shall not be more than fourteen feet above the ground or safe landing place beneath.”
So: if the lowest balcony is > 5 ft above safe landing, a drop ladder (15″ width min) must be installed; that balcony must not exceed ~14 ft above ground (safe landing).

• Under the NYC Rules: § 1 RCNY 15-10 (Fire‐Escapes, Fire Stairs and Fire Towers) includes:

“All fire-escapes, except party-wall balconies… shall have proper drop-ladders in guides from the lowest balcony of sufficient length to reach a safe landing place beneath.”
So NYC explicitly mandates for fire escapes (in multiple dwellings) a drop ladder guided from lowest balcony, unless a stair or other allowed alternative is in place.

• Under the NYC Fire Code / Means of Egress:
  § 1027.6.4 states:

“The operation of a fire escape ladder, including a drop ladder that is lowered vertically to the ground, or a counterbalanced stair ladder which swings to the ground, shall not be obstructed by awnings, stationary furniture, portable … parked cars, or other obstructions.”
Also: § 1027.7.4 reiterates similar for fire-escape ladders:
“Where construction work is being performed at a location adjoining a fire escape, provision shall be made for safe egress from the fire escape ladder.”

Specific Dimensions & Conditions

Here are some of the specific requirements relevant to the ladder/shoe/drop mechanism:

• The drop ladder must be sufficient length to reach a safe landing place beneath from the lowest balcony. (Multiple Dwelling Law § 133)
• The width minimum: 15 inches for a drop ladder when required. § 133(b) states “drop ladder fifteen inches in width
• The lowest balcony, when this drop ladder is required, must not exceed ~14 feet above the ground (or safe landing). (Again § 133(b)).
• For new or certain alterations, the lowest balcony should not be more than 18 ft above ground per the 2015 NY State Fire Code (Section 1104.16.6 Termination). The ladder must operate in guides (in many cases) unless properly counterbalanced. The “shoe” must reach the ground or landing. The guides help ensure controlled deployment. (Mentioned in MDC law and 1 RCNY).
• The shoe (contact with ground) must be on a safe landing — i.e., unobstructed, level, and ready for egress.
• Operation must not be obstructed by any building elements (awnings, furniture, AC units, parked cars) per Fire Code § 1027.6.4/1027.7.4.

 Application / Practical Considerations

• If you have a fire-escape balcony and the lowest balcony height above a safe landing is more than ~5 ft (state law) or up to ~14-18 ft (varies by code), you must have a drop ladder with sufficient reach to ground/landing.
• The ladder bottom (shoe) must rest on a stable area (safe landing) so evacuees can descend safely.
• The ladder must deploy (drop) freely; not jammed or blocked; the shoe must land securely. If it swings down (counterbalanced) the shoe must reach the landing and be stable.
• Maintenance is critical: The shoe, guides, ladder mechanisms must be maintained, free of rust, obstructions, and the drop ladder must be ready for use.
• Obstructions near the shoe (ground level) or along the ladder path (awnings, parked vehicles, stored items) are violations.
• For historic buildings / preservation zones, modifications (e.g., replacing a drop ladder with a swing stair, or vice versa) may require approval from the New York City Landmarks Preservation Commission and the New York City Department of Buildings.

Why this is important

• The drop ladder (with its shoe placement) provides the termination of the fire‐escape egress path to ground/landing — without it, the fire escape may dump evacuees into a dangerous drop.
• Ensuring the shoe lands on a safe landing maintains the continuity of egress.
• Many older NYC buildings rely on these external fire escapes; ensuring the ladder and shoe function properly is a life‐safety issue.

Owner/Landlord Responsibilities

• Ensure the drop ladder is present (when required), properly installed, anchored, and maintained.
• Ensure the landing under the shoe is safe, unobstructed, and readily accessible.
• Ensure no obstructions block the ladder’s deployment path (ground level and guides).
• Ensure inspections: Fire escapes must be examined periodically (e.g., every 5 years) for structural adequacy (State Fire Code § 1104.16.5.1) in NYC. For any modifications (e.g., replacing ladder with stair, changing materials) obtain permits and approvals.
• Maintain documentation of inspections, repairs, and safe operation.

 Summary

In short: if the fire-escape lowest balcony is above a certain height (e.g., more than ~5 ft above a safe landing) in a multiple-dwelling in NYC/NY State, then a drop ladder (width minimum ~15″) with guides (unless counterbalanced) must be installed, extending down so the shoe contacts a safe landing. The ladder must deploy freely, and the shoe must rest on a clear, stable landing. All this must be maintained, free of obstructions, and inspected periodically.

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