Author Archives: Mike Hemmes

A fire in a multi-story apartment building in New York City can quickly lead to a tragic outcome. With injury, loss of personal possessions, displacement, and death that can occur from a serious fire, it pays to be proactive with your fire protection steps. Consider the over 300 firefighters that battled a large NYC apartment building fire that caused 21 people to suffer injuries (including 16 firefighters). While this top-floor fire which broke out in Jackson Heights, Queens, didn’t cause any serious injuries, it did displace around 240 people (90 families) and 150 apartments, according to fire officials

In another Bronx high-rise fire in NYC, the outcome wasn’t so fortunate with 17 individuals being killed — a serious wake-up call to ensure you have the proper fire protection measures in your own building. So, how can you take fire protection and prevention seriously?

How Can You Ensure Strong Fire Protection in Your Multi-Story NYC Apartment?

When it comes to high-rise and multi-story apartment buildings in New York City, it’s so important that both building owners and tenants put serious thought into fire protection systems. These buildings pose a much bigger challenge for tenants to exit the building during a fire due to their multiple floors. Therefore, to protect residents of multi-story or high-rise apartment buildings, there should be fire safety measures and protection systems in place, including:

1. Smoke Detectors

There should be a smoke detector in every bedroom of your home and one within 15 feet of each bedroom. The law requires smoke detectors to be permanently connected or hard-wired to the electrical system of the building. Older building residents will have separate smoke detectors connected to the walls and ceilings. You’ll want to check that they’re properly operating and that the batteries are still good on a regular basis.

2. Emergency Exits

It’s important that you know where all the emergency exits in your building are and how to get to them. For building residents with mobility problems, they’ll need an exit strategy to get out of the building in the event that the elevators are out of service. NYC fire safety regulations require a posted escape plan for all common areas and apartment doors.

Ensure you can use your fire escape safely. Fire escapes aren’t a place for you to go out and get fresh air or dry your clothes. They’re actually your escape route if there’s a fire and you cannot exit through your building. So, you should keep them clear at all times. If you’re the building or landlord, it’s required by Local Law 11 that you have fire escapes inspected every five years in buildings that are six stories high or higher.

3. Fire Resistant Stairwell

Residents should never use elevators during a fire. They should safely evacuate the building using the stairs. High-rise buildings should have fire-resistant stairwells since they resist fire and allow occupants to exit the building safely using the stairs.

4. Voice Communication

Evacuating a multi-story apartment building goes much smoother when a voice communication system is installed. Voice communication systems help direct occupants where to go and what to do in an emergency like a fire to keep them safe.

5. Self-Closing Doors

All buildings with three or more apartments are required to have self-closing doors. If the doors operate properly, they’ll work like barriers and cut oxygen off to stop the fire from spreading. But, if they aren’t properly maintained, they’ll cause a serious issue, which is what occurred in the Bronx high-rise fire mentioned above. To know if the doors are working correctly, push them open, and they should swing back and close on their own. They’ll click and latch.

6. Fire Sprinklers

New York City multi-story buildings should have a building-wise sprinkler system in them. In 1999, following two fatal fires, New York City enacted a law requiring new residential buildings and existing ones undergoing extensive renovations to have sprinkler systems installed.

7. “Non-Combustible” Materials

The types of materials a building is made of can make a huge difference in whether or not the building is safe to shelter in or if residents should flee. There are a couple of materials used in building construction — “combustible vs. “non-combustible.” According to NYC’s fire preparedness guide, “combustible” buildings are those that have structures constructed from wood or other materials that are flammable by themselves. If your apartment building is constructed with combustible materials, it’s best to exit the building as fast as possible during a fire.

Buildings constructed with “non-combustible” materials means its materials are made from brick, concrete, or steel that won’t burn and will likely stay structurally sound. In these buildings, you might be safer sheltering in your apartment. Your apartment building should have this information posted on a fire safety guide in the building lobby.

The best thing you can do is always practice safety. You should:

Never block doors or windows with heavy furniture
Keep kitchen air ducts free of grease
Eliminate possible fire hazards by not accumulating trash around the building or in the apartment
Don’t store flammable materials in your apartment

Let your building superintendent know of all potential fire hazards. Call your local fire department or other authorities if no action is taken.

Local Fire Protection Standards Compliance

New York City, the NFPA, and local jurisdictions have standards that must be met when it comes to fire protection and prevention. Multi-story building owners need to work with a fire protection professional to have their fire extinguisher, sprinkler, and alarm systems tested and inspected as frequently as local code and NFPA standards require.

When you neglect to properly maintain your fire protection systems, you could end up with a violation or, even worse, an improperly functioning fire protection system that may fail when you need it the most. You can keep your fire protection systems functional with regular inspections.

Call On the NYC Fire Protection Professionals

JAM Service Company provides fire protection services for all types of residential and commercial buildings from one story to 35 and up. We service many clients ranging from property managers to homeowners to high-rise residential developers. Contact us today to learn more about the different types of NYC fire protection services we offer.

With New York City home to over 8 million residents and close to a million buildings, public safety is of the utmost concern. This is given the population density. The Department of Buildings (DOB) ensures that NYC’s many skyscrapers and apartment buildings follow all safety regulations and laws. Fire safety is of particular concern. Residents need to be able to quickly and safely evacuate a building in an emergency. Unfortunately, building managers and tenants aren’t always the best about adhering to these regulations. Violations during fire safety inspections are common. Here is a look at the most common fire code violations businesses and apartment complexes receive in NYC.

Improper Use of Extension Cords

One of the most common and dangerous fire code violations is the improper use of extension cords. At the same time, extension cords are convenient and may not seem like a safety hazard. Misusing them can be extremely dangerous. The fact is that extension cords should be temporary. But people often use this as a permanent power delivery source in many homes and businesses. Unfortunately, using power cords for months or years significantly increases the likelihood that they will fail and start a fire. The safest option is to add more outlets if there are additional areas in your home/business that need power.

Improper Safety Signage

Improper safety signage is one of the more fire code violations. Safety signage is critical in ensuring residents/tenants can quickly and safely exit a building in the event of an emergency. Unfortunately, it is not uncommon for emergency exit signs to be poorly maintained. For instance, not being lit properly or even blocked. To ensure the quick and safe evacuation of buildings, NYC requires commercial buildings to have illuminated. They also need to have unblocked exit signs with battery backup power that can provide illumination for 90 minutes during power outages. You should check the batteries monthly and need to be certified annually to pass fire inspections.

Faulty Smoke Detectors

An extremely common (yet easy to fix) fire code violation is faulty smoke detectors. While it is obvious when something is wrong with a smoke detector as it will start chirping, replacing the battery can seem like a hassle. You may also be tempted to remove it to stop the chirping. However, this is extremely dangerous. If your smoke detector starts chirping, you must replace the battery immediately. You should also make sure that you replace the batteries in all of your smoke detectors annually. You should replace your smoke detectors every ten years.

Blocked/Locked Emergency Exits

To ensure occupants can evacuate a building as quickly as possible during an emergency, you must unblock all doors and exits 100% of the time. Leaving merchandise in front of a door could prove hazardous in a fire. You have to clear all emergency exit doors and pathways and exit doors and windows should not require a tool or key to open from the inside.

Blocked Fire Department Connections and Valves

If a fire breaks out, time is of the essence. The fire department will need to be able to quickly access water connections and valves so that they can prevent as much damage as possible. Unfortunately, one of the most common fire code violations in NYC is blocked exterior fire department connections (FDC). No business equipment, pallets, or dumpsters block your exterior FDC to ensure the fire department can effectively do its job. You should also ensure that there is a clear path at all times between the FDC and where the fire department will stage its operations.

Missing Fire Extinguishers

Fire extinguishers can play a critical role in putting out small fires before they have a chance to spread and engulf a building. Unfortunately, maintaining fire extinguishers is a task that often gets neglected, and missing, damaged, or partially used fire extinguishers are a common violation found during fire safety infections. To avoid fines as violations, you should have your fire extinguishers inspected and serviced annually, and you should replace fire extinguishers immediately after use.

Broken Fire Alarms

A fire safety device that people often neglect in buildings is fire alarm pull stations and other fire protection systems. To avoid a violation during a fire safety inspection, you must have these systems inspected and tested regularly as required by the fire code. You need to test all fire alarms and their components annually by a licensed technician. Ensure you keep a written log of these inspections as required by the fire code.

Improper Sprinkler Systems

Unless you are the original tenant of a new building, there have likely been several businesses that had used your space before you arrived. However, what you may not know is that different types of businesses require different sprinkler systems. It is your duty to ensure that your sprinkler system meets your commodity classification. If you opened a business in a previously used space, it is critical that you have your sprinkler system inspected and retrofitted (if necessary). This is to make sure your business meets the fire code.

Hanging Items From Sprinkler Systems

If your building’s sprinkler system has exposed piping, you may see these pipes as a convenient place to hang clothing or holiday decorations. However, not only is this a fire code violation, but it can also be extremely hazardous. Hanging anything from your sprinkler system could accidentally activate the system, causing costly water damage to the building.

Not Keeping Sufficient Records

Every time you have your building’s fire protection system serviced, maintained, and/or inspected, the company that performs the work will provide you with written records. It is important that you keep these records as evidence that you have had your system serviced and inspected as required by the fire code. Not having proper records on hand during an inspection is a common reason for receiving a violation. Fortunately, if you use the same fire protection company every time, you can easily obtain new copies of your records if necessary. Should you lose them, you must ensure you always have a copy of your service records on hand.

Ensuring that your building is up to the fire code is not only essential in preventing fines and violations. Still, it is also critical to ensure the safety of your employees/tenants. If you own/manage a building in NYC, please contact us for more advice on ensuring your building meets fire safety regulations.

People always desire to feel safe in the structures they live in. These buildings not only have to be secure, but also efficient and reliable. When you think about the cost that goes into safeguarding housing in New York City, you require all three parameters to work in your favor. Plumbing codes are an essential part of the three pillars. They ensure you get fresh water necessary for your sustenance and hygiene, as well as sanitary sewage disposal. The problem is that with so many ways to get things done, some may end up clashing with each other.

To verify all building owners and contractors are on the same page, a uniform set of rules has to be established for all to follow. These rules, in the form of the New York City Plumbing Codes, change regularly. Thus, we need to understand what the changes are. This way, you will ascertain your building or construction project is up to code.

What Are Plumbing Codes?

Plumbing codes are specifically worded rules by authorities. The purpose is to ensure contractors design and install the correct plumbing for particular buildings and enable city inspectors to know what to look for. That said, when installing plumbing systems, plumbing codes confirm that a standard exists and has to be adhered to.

These standards may differ for residential, commercial, or municipal buildings, yet they verify that occupants are protected from chemical, fire, or other hazards affecting the plumbing system. New York’s Plumbing Codes are informed by the International Plumbing Code.

Why Changes Are Necessary

Changes are mandated by the construction codes themselves, as can be found in the first section of Chapter 6 of the construction codes, aptly named the New York City Plumbing Code. It states that the commissioner in charge shall submit proposed changes to the regulations every three years. These adjustments are to align with the proposals in the International Plumbing Code’s latest edition.

Note that standards do not remain static, and this necessitates the development of new safety features to protect residents. The changes in standards help to deal with issues that may arise. Besides, when considering new additions to the law, such as the Americans with Disabilities Act, they need to suit people abled differently.

The materials popularly used for construction a few years ago may not be the best for building houses today. This calls for periodic reviews to determine whether to incorporate them into new constructions or do away with them and develop new ones.

What Are Some Changes to The Plumbing Code

The regulations that came into force in November 2022 have quite a few changes compared to those that came into force in 2020. It’s best to classify these changes as we explain each. Here’s a quick look.

Changes to Jurisdiction

Section PC 202 contains the general definition of terms found in the regulations. The descriptions given to building drain and building sewer received new wording in part. The changes put the two facilities under different jurisdictions. Typically, building drains fall under the New York Department of Buildings’ purview, while sewers fall under the Department of Environmental Protection.

Improvements to The Indirect Wastes Section

Improvements have occurred in the wording of various clauses of PC Section 802. For example, 802.1.1 states that each well of a sink with multiple compartments should discharge independently to a common waste receptor. Further, changes to the waste receptors section 802.3 mean such cannot be installed in concealed areas.

It also implies some areas are prohibited from having waste receptors, and these include;

Plenums
Crawl spaces
Interstitial spaces below floors and above ceilings
Attics

This is a slight change from the previous regulations that called for the installation of waste receptors in ventilated spaces.

Leeway For Chemical Waste Systems

The special wastes section PC 803 has received some changes. These comprise new subsections and tables, which now contain allowable stands for vent piping, vent pipe fittings, and chemical waste piping to conform to. These adjustments link with Chapter 7, which has the requirements for vent pipe installation and chemical waste.

Small Changes

Section 303 deals with fixtures, and the changes, particularly, have to do with sections 303.1 and 303.4. The former clarifies that all components should bear the manufacturer’s mark with reference to the standards. 303.4, on the other hand, reiterates that all equipment must undergo certification by a third party as manufacturers are prohibited from stating their compliance with the listed requirements.

PC Section 910.1 takes over from Section 907.1 on dealing with Vent Fixture trap distance. It also now deals with individual vents that need connecting to fixture drains of the traps or the trapped fixtures being vented at distances, not more than 16 ft.

This is an alteration from the previous length of 4 ft. Another descendant of Section 907.1 comes as 912.3, which now allows individual vents to be connected to the fixture drain of traps. The trapped fixture should be vented directly at distances of no more than 16 ft from the previous 4 ft.

There’s Only One Partner for You When It Comes to Building Maintenance Services

That’s us at JAM Service Company. We pride ourselves in providing building maintenance services for the residents of New York City and the five boroughs. Whether it’s plumbing, heating, or fire protection, we are pleased with our work; that’s why we have a reputation for trustworthiness, dedication, expertise, and honesty.

You are guaranteed superior work quality to anything you’ve ever witnessed, and we get the job done right every time the first time we get down to business. But that’s not all we have available for you. Whether it’s new construction services, preventive services, or maintenance and repair, we are the right people to handle any tasks you may have.

If you own a business or home in New York City, chances are you’ve encountered a Fire Department of New York (FDNY), the Department of Environmental Protection (DEP), or the Department of Buildings (DOB) violation. While the issuance of these violations is not uncommon, complying with the City’s laws and clearing those violations can be daunting.

Fortunately, there are clear steps you can take to fight and clear any violations issued by the FDNY, the DEP, and the DOB. This post outlines the different violations you may encounter at these three agencies and the steps you need to take to resolve the violations.

How to Resolve Violations Issued by FDNY

The New York City Fire Department issues violations for noncompliance with the New York City Fire Code and/or Fire Department rules. Violations can be found during a routine inspection of your building or home or issued based on complaints FDNY received about your business or residence.

There are three types of violations FDNY can issue, including FDNY summons, Criminal Court Summons, and Violation Orders/Vacate Orders. Below we have outlined the steps you can take to resolve each violation.

FDNY Summons

In the case of an FDNY summons, the department deemed your business or home to be in an unsafe condition. To resolve this violation, you must provide proof of any corrections within 35 days of the violation.

If you do not make the appropriate corrections and file the proof of correction within those 35 days, you must appear for a hearing at the Office of Administrative Trials and Hearings. At this hearing, you must present your proof of corrections.

Criminal Summons

To resolve an FDNY Criminal Court Summons, you are required to appear at the New York City Criminal Court-Summons as indicated in your violation letter. Failure to appear in Criminal Court may result in criminal penalties, a misdemeanor charge, or a warrant.

Violation Order and/or Vacate Order

In the case of a violation order and/or a vacate order, you will need to contact and provide evidence of any corrections to the FDNY unit specifically indicated on your order.

How to Resolve Violations Issued by DEP

You may receive a violation from New York City’s Department of Environmental Protection if you do not file an appropriate noise mitigation plan, have boiler registration issues, or have water and supply issues. While the DEP issues these violations, the Environmental Control Board is responsible for handling the resolution of these violations. Similar to FDNY violations, DEP violations can come in three different ways, including:

Three Day Notice

While this is not a true violation, this notice is confirmation from the DEP that your water service line is leaking or damaged. To resolve this notice, you must hire a contractor to fix the leak within three business days.

The DEP will issue a Ten-Day Notice if you fail to correct the issue and file proof of the correction within three days.

Ten Day Notice

You can expect to receive a Ten-Day Notice letter from the DEP if you didn’t mitigate the water service line issues outlined in the Three-Day Notice or if the water leak is considered an emergency. In the case of an emergency notice, the DEP team must turn off your water supply and can charge you up to a $1,000 shut-off fee. While you can file a report to have the DEP pay you this fee, you should be aware that you are responsible for the up-front cost.

Cease and Desist Violation

Unlike the Three-Day and Ten-Day Notices, Cease and Desist violations issued by the DEP require immediate attention by a licensed master plumber. If you receive a Cease and Desist violation from the DEP, they have found your sewer system is defective or malfunctioning.

Contact a licensed master plumbing company like JAM Service Company for immediate help resolving this serious matter.

How to Resolve Violations Issued by DOB

The Department of Buildings issues several violations for failure to file inspection reports and resolve related issues. While these violations may include fines, you are not required to appear in court for most violation cases. However, be aware that serious violations may result in a Criminal Court summons by the FDNY.

DOB violations can include:

Boiler Violations

If you remove a boiler and do not replace it, you must file a Boiler Removal Notification within 30 days of the removal date. Failure to submit this form will result in a $50 per month fine.

Elevator Violations

The DOB can issue an elevator violation in two instances:

You have failed to file an elevator inspection report within 60 days from the inspection and test date.
You did not complete a Load and Speed Safety Test within five years from the month of final certificate issuance or the most recent CAT5 inspection.

To correct elevator violations, submit the inspection to the DOB and pay any related violation fines.

Façade Violations

If you have received a façade violation, you must work with a Professional Engineer or Registered Architect to correct any unsafe technical report statuses. The Professional Engineer or Registered Architect is required to submit an amended FISP technical report. Additionally, you may be required to pay any outstanding penalties, up to $1,000 per month.

You can view any violations linked to your business or home property issued by the Department of Buildings via the department’s Building Information System. Additionally, you can request detailed information for a small fee by contacting the DOB directly.

If you have received a violation from the FDNY, DEP, or DOB and need help understanding the resolution process, reach out to JAM today. With extensive experience helping clients resolve commercial and residential plumbing and fire violations, we can help you resolve any of these department violations.

If you own a building in New York City, you are subject to the inspection requirements outlined in Local Law 152. The periodic inspection law requires all building owners to hire master licensed plumbers to conduct inspections on the gas piping system within the building.

From applicability and inspection requirements to submitting your inspection certification, there’s a lot you should know about when your building is due for a Local Law 152 inspection and how to file the proper inspection reports.

This post outlines everything you need to know when your building becomes due for its Local Law 152 inspection, including answering the following questions:

What is Local Law 152 & does it apply to my building?
What are the Local Law 152 inspection requirements and when are they due?
How do I Submit Local Law 152 inspection certifications?
How do I find a licensed master plumber to conduct a Local Law 152 inspection?

Local Law 152 Background & Applicability

In 2016, the city of New York amended its local laws (administrative code) to require periodic inspections of gas piping systems. Local Law 152 (LL152) directs building owners to hire a master-licensed plumber, or their licensed and supervised staff, to conduct the inspections.

During each inspection, a plumber will inspect all exposed gas lines from the point of entry into the building up to individual tenant spaces. The aim of this inspection is to uncover any excessive atmospheric corrosion or deterioration due to dangerous conditions, illegal connections, and non-compliant installations.

While the law became effective on January 1, 2019, full implementation required the proposal and final adoption of rules made by The Department of Building Commissioner. These rules clarify the inspection timeline, submission process, filing requirements, and penalties for non-compliance with the law. Those rules were finalized and published in September 2019. We will outline timelines and filing requirements in the sections below.

However, there are a few exceptions to the rule’s applicability all building owners should know. All buildings in New York City must submit an LL152 inspection unless they are classified in the R-3 occupancy group. The R-3 classification includes buildings containing no more than two dwelling units used for shelter and sleeping accommodations for long-term occupancy (one month or more at a time).

Additionally, if your building does not contain gas piping, you are not required to conduct an LL152 inspection. However, you must submit certification from a registered design professional confirming your building does not contain a gas piping system.

If you do not have gas piping in your building, and your building resides within community districts 11, 12, 14, 15, and 17, you must submit certification of that determination no later than December 31, 2022, and no later than December 31 every four years.

Local Law 152 Inspection Requirements and Due Dates

If you have gas piping in your building, you must comply with LL152 requirements. While you are required to work with an expert plumber for your inspection, you should familiarize yourself with the inspection requirements.

At each inspection, your licensed plumber will inspect all exposed gas lines from the point of entry into your building and up into individual tenant spaces. The process also includes the inspection of all building service meters, public spaces, corridors, mechanical and boiler rooms, and gas piping and gas utilization equipment.

LL152 inspections must be conducted once every four years on the following schedule:

Between January 1, 2022, and December 31, 2022, and every four years after that for buildings in community districts 4, 6, 8, 9, and 16 in all boroughs.
Between January 1, 2023, and December 31, 2023, and every four years after that for buildings in community districts 11, 12, 14, 15, and 17 in all boroughs.

If you are the owner of a building approved for occupancy after December 31, 2019, the City’s Department of Buildings requires you to inspect your gas piping system during the tenth year after issuing your building’s certificate of occupancy. After the initial inspection, the periodic inspections will follow the same inspection schedule as other buildings. The inspection schedule for 2024 and beyond has not yet been released.

How To Submit Local Law 152 Inspection Certification

1- Conducting the Inspection

The City’s Department of Buildings has outlined specific reporting and certification requirements that must be followed in order to comply with Local Law 152. The master licensed plumber or person conducting the inspection must submit an inspection report and certification of inspection to you and other building owners no later than 30 days after inspection.

The licensed plumber must include important information detailing the gas piping system in your building, including:

A list of conditions or areas requiring repairs, including where one or more parts of your gas piping system are worn and may cause issues with the safety or operationality of the system.
Any gas leaks
Any installations or connections that are not up to code
Any condition which constitutes a class A condition or imminently dangerous condition

Please note that the Department of Buildings may require additional information, and it’s best to check with us for any updates.

2- Submitting the Certification of Inspection

Following the inspection date, the building owner must submit the certification of inspection along with the filing fee to the Department of Buildings 60 days before the inspection due date. The certification of inspection should include the date of the inspection and any conditions requiring correction on behalf of the building owner as certified by the master licensed plumber.

Any certifications submitted more than 60 days after a building’s inspection date will fail to comply with LL152, and you will need to conduct a new inspection.

3- Submitting the Certification of Correction

If your master licensed plumber confirms your gas piping system requires corrections, you must correct any of the conditions and then file a certification of corrections to the DOB. The certification of the corrections must be submitted no later than 120 days after your building’s inspection date.

If one or more of the conditions your licensed master plumber has identified will take longer than 120 days to correct, you may request a 60-day extension. After this, you must submit the certification of corrections no later than 180 days from the building’s inspection date.

4- Record Keeping

As the building owner, you are required to maintain appropriate records of all inspection certifications, and any correction certifications for a period of ten years. The Department may request access to these records at any time.

Failing to Comply With LL152 Inspection Requirements

If you fail to submit an LL152 inspection certification by the deadline, you will be held liable for a civil penalty of $10,000 payable to the Department of Buildings. If you are charged a penalty, you are given the right to challenge the finding.

Find a Master Licensed Plumber to Perform Local Law 152 Inspections

One of the most important decisions you can make in complying with Local Law 152 is hiring the right person to complete your inspection. The Department of Buildings requires certain qualifications of the person performing and submitting the LL152 inspection, including:

The person must be a licensed master plumber; or
The person must work under the direction of a licensed master plumber and must have at least 5 years of working full-time under the direct supervision of a licensed master plumber.

In the case of hiring an individual working under the direction of a master licensed plumber, the person must have successfully completed no less than 7 hours of the following training program or course content:

Regulations on piping safety
Properties of natural gas
Combustible gas indicators and leak detection
Atmospheric corrosion inspection
Interior piping leak survey
Hands-on gas indicator instruction
Jurisdiction/non-jurisdictional piping connections
Purging gas piping into and out of service
Recognizing illegal connections and substandard conditions
Reporting and documenting inspections
Atmospheric corrosion and leak survey inspection procedure

Finding a master licensed plumber or a qualified individual who can inspect your building and help you comply with Local Law 152 doesn’t have to be a headache. At JAM Service Company, we have faithfully served our New York Metropolitan community for over 30 years. We are master licensed plumbers who can help you conduct your LL152 gas piping inspection and help you through any questions you may have about the certification process.