{"data":{"id":"us-nyc/n.y.c.-admin.-code-bc-1027","jurisdiction":"us-nyc","citation":"N.Y.C. Admin. Code § BC 1027","heading":"Section BC 1027: Exterior Exit Stairways and Ramps","body":"1027.1 Exterior exit stairways and ramps.\n\nExterior exit stairways and ramps serving as an element of a required means of egress shall comply with this section.\n\n1027.2 Use in a means of egress.\n\nExterior exit stairways shall not be used as an element of a required means of egress for Group I-2 occupancies. For all occupancies other than Group I-2, exterior exit stairways and ramps shall be permitted as an element of a required means of egress for buildings not exceeding six stories above grade plane or that are not high-rise buildings.\n\n1027.3 Open side.\n\nExterior exit stairways and ramps serving as an element of a required means of egress shall be open on not less than one side, except for required structural columns, beams, handrails and guards. An open side shall have not less than 35 square feet (3.3 m\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t2\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t) of aggregate open area adjacent to each floor level and the level of each intermediate landing. The required open area shall be located not less than 42 inches (1066.8 mm) above the adjacent floor or landing level.\n\n1027.4 Adjoining open areas.\n\nThe open areas adjoining exterior exit stairways or ramps shall be either yards, courts or public ways; the remaining sides are permitted to be enclosed by the exterior walls of the building.\n\n1027.5 Location.\n\nExterior exit stairways and ramps shall have a minimum fire separation distance of 10 feet (3048 mm) measured at right angles from the exterior edge of the stairway or ramps, including landings, to:\n\n1. Adjacent lot lines.\n\n2. Other portions of the building.\n\n3. Other buildings on the same lot unless the adjacent building exterior walls and openings are protected in accordance with Section 705 based on fire separation distance.\n\nFor the purposes of this section, other portions of the building shall be treated as separate buildings.\n\nException: Noncombustible stoops and ramps not exceeding one story above grade plane located at the street wall and terminating at the street are permitted to be located within 10 feet (3048 mm) of adjacent lot lines or buildings on the same lot when serving:\n\n1. Group R-2 occupancies in buildings of noncombustible construction not exceeding four stories in height and a total of four dwelling units.\n\n2. Group R-3 occupancies.\n\n1027.6 Exterior exit stairway and ramp protection.\n\nExterior exit stairways and ramps shall be separated from the interior of the building as required in Section 1023.2. Openings shall be limited to those necessary for egress from normally occupied spaces. Where a vertical plane projecting from the edge of an exterior exit stairway or ramp and landings is exposed by other parts of the building at an angle of less than 180 degrees (3.14 rad), the exterior wall shall be rated in accordance with Section 1023.7.\n\nExceptions:\n\n1. In all occupancies other than Group R-1 or R-2, separation from the interior of the building is not required in buildings that are not more than two stories above grade plane where a level of exit discharge serving such occupancies is the first story above grade plane.\n\n2. Separation from the interior of the building is not required where the exterior exit stairway or ramp is served by an exterior exit ramp or balcony that connects two remote exterior exit stairways or other approved exits, with a perimeter that is not less than 50 percent open. To be considered open, the opening shall be not less than 50 percent of the height of the enclosing wall, with the top of the openings not less than 7 feet (2133.6 mm) above the top of the balcony.\n\n3. Separation from the open-ended corridor of the building is not required for exterior exit stairways or ramps, provided that Items 3.1 through 3.5 are met.\n\n3.1. The building, including open-ended corridors, and stairways and ramps, shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2.\n\n3.2. The open-ended corridors comply with Section 1020.\n\n3.3. The open-ended corridors are connected on each end to an exterior exit stairway or ramp complying with Section 1027.\n\n3.4. The exterior walls and openings adjacent to the exterior exit stairway or ramp comply with Section 1023.7.\n\n3.5. At any location in an open-ended corridor where a change of direction exceeding 45 degrees (0.79 rad) occurs, a clear opening of not less than 35 square feet (3.3 m\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t2\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t) or an exterior stairway or ramp shall be provided. Where clear openings are provided, they shall be located so as to minimize the accumulation of smoke or toxic gases.\n\n1027.7 Fire towers.\n\nFire towers may be used as exits in lieu of interior stairs provided they comply with all of the requirements for stairways as per Section 1011, except as modified below.\n\n1027.7.1 Enclosure.\n\nThe enclosing walls of fire towers shall be of noncombustible materials or assemblies having a fire-resistance rating of at least 4 hours. Such walls shall be without openings, except for doors serving as means of egress.\n\n1027.7.2 Access.\n\nAt each story served by a fire tower, access to the stairways of such fire tower shall be provided through outside balconies or fireproof vestibules. Such balconies or vestibules shall be at least 44 inches (1117.6 mm) in width and shall have unpierced floors of noncombustible materials and shall be provided with substantial guard railings at least 4 feet (1220 mm) high, without any openings greater than 5 inches (127 mm) in width.\n\n1027.7.3 Balconies and vestibules.\n\nSuch balconies or vestibules of fire towers shall be level with the floors of the structure and the platforms of the stairs connected by such balconies. Such balconies or vestibules shall be separated from the structure and the stairs by self-closing swinging doors with a 1 1/2-hour fire protection rating, capable of being opened from both sides without the use of a key or other unlocking device.\n\nBalconies or vestibules of fire towers shall open on a street or yard, or on a court open vertically to the sky for its full height, having a minimum net area of 105 square feet (9.7 m\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t2\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t) and a minimum dimension of 7 feet (2133.6 mm). The opening from the vestibule to the street, yard or court shall have a minimum area of 18 square feet (1.7 m\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t2\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\t\t) and a minimum dimension of 30 inches (762 mm). It shall be unlawful to leave openings in the court walls surrounding an interior fire tower, other than the openings from the vestibules, within 15 feet (4572 mm) of the balcony, except that self-closing windows with a 3/4-hour fire protection rating may be used if such windows are at least 10 feet (3048 mm) from the balcony, provided that the area of the court is at least 12 feet by 24 feet (3657.6 mm by 7315.2 mm).\n\n1027.7.4 Termination.\n\nFire towers shall terminate at grade level and shall exit directly to the street independently of corridors serving other stairways, except when the fire tower terminates in the ground floor corridor outside of the inner vestibule and within 10 feet (3048 mm) of the building line.","path":["New York City Administrative Code","Title 28","Chapter 7: New York City Building Code"],"source_url":"https://files.amlegal.com/pdffiles/NewYorkCity/Admin/XML.zip","current_through":"Local Law 2026/135 (enacted August 31, 2026)","vintage":"","retrieved_at":"2026-09-06T02:48:57Z","sha256":"a02477c03bb598e234e5c459bec290ca1dc74ba0c528ddec0469b2c2067f22a8","source_id":"us-nyc","stale":false,"prev":"us-nyc/n.y.c.-admin.-code-bc-1026","next":"us-nyc/n.y.c.-admin.-code-bc-1028"},"notice":"GroundRules: Original legal text. Not legal advice."}