5/00 - DON'T GET BURNED BY THE FIRE CODE!!

Property managers have noticed an increase in the number and severity of violations issued by the City. The most serious violations (and the easiest to avoid) are issued by the New York City Fire Department. Managers should refer to the "TOP TEN" list of violations in their buildings as follows:

Sand buckets missing, empty, or not hung on wall of boiler room.
Extinguishers missing, empty, expired, etc.
Permits (for fuel tanks, oil burners, etc.) expired and/or missing.
Egress/Emergency exits blocked or inaccessible.
Excess accumulation of rubbish and trash.
Missing or inadequate containers (elevator machine room, etc.)
Inadequate ventilation (heating plants).
Items stored within 18" of sprinkler heads (especially in retail areas).
Sprinkler/Standpipe not tested and serviced to code
Poor General Maintenance (oil on floor, rags, etc.)

The Fire Department will always look for an adequate fuel storage cabinet at facilities with large lawn areas, or other evidence of gas fired equipment. A red can labeled "GASOLINE" in and of itself is not acceptable as safe storage.

Fire Department violations impose penalties of up to $5,000.00 each. Since the lives and safety of people are involved, the City has no sympathy for owners and agents that are not in compliance. Managers should always have an eye open for these "life safety items" whenever they inspect their sites.

Heating season is officially over at the end of the month on May 31st. Owners and managers are no longer required to provide heat until October 1^st rolls around. Hot water however, must be provided every day of the year. May is an excellent time to service and vacuum clean your boilers. Many contractors offer reduced rates (early bird specials) during this otherwise slow time of year.

Stephen Elbaz, nyarm, serves as Secretary of NYARM and is President of Esquire Management Corporation - a full service management company in New York and New Jersey. Readers are encouraged to contact Stephen at (718) 623-2300 or fax (718) 623-2322 with real estate management questions, concerns, and helpful hints. Questions will be thoroughly researched and answered in this column.