In condominiums and apartment complexes, securing evacuation routes in preparation for earthquakes and fires is essential. Especially in high-rise buildings, emergency ladders are critical safety equipment that protect residents' lives, with installation standards mandated by the Fire Service Act.
This article provides a comprehensive guide for property managers, covering everything from the types, installation standards, usage, and inspection obligations of emergency ladders to key points for communicating with residents.
4 Types of Emergency Ladders and Their Features
| Type | Features | Installation Location |
|---|---|---|
| Hatch-type Suspended Ladder | Stored beneath the balcony floor. The ladder deploys when the hatch is opened. The most common type in condominiums. | Under balcony floor |
| Fixed Ladder | Permanently mounted to the building. Available in always-ready and telescoping configurations. | Building exterior wall |
| Leaning Ladder | Retrieved in an emergency and leaned against the building for use. Effective when retrofitting is difficult. | Stored separately |
| Suspended Ladder | Hung from the balcony railing along the wall. Stored in a dedicated box. | Near the balcony |
Emergency Ladder Installation Standards under the Fire Service Act
Installation standards for emergency ladders are set forth in Article 25 of the Fire Service Act Enforcement Order. Condominiums and apartment buildings fall under building use category "Category 5 (b): Shared Housing," and installation is required on the second floor and above, or in basement floors.
Installation obligations vary depending on the building's use, occupant capacity, and number of floors. Emergency ladders may be installed on the sixth floor and above, but evacuation ropes and evacuation ramps have floor restrictions, so caution is required.
3 Cases Where Emergency Ladder Installation Is Exempted
Provided the primary structure is fire-resistant construction, installation may be exempted if any of the following conditions apply.
Case 1: Evacuation Stairway + Two-Direction Evacuation Secured
- Direct stairways qualify as evacuation stairways or special evacuation stairways
- Balcony evacuation is viable, or two-direction evacuation is available
- Interior finishes are quasi-non-combustible, or sprinklers are installed
- Compartmentalized by fire-resistant walls and floors
Case 2: Evacuation via Balcony Secured
- A balcony facing the open air is effectively installed for evacuation purposes
- A means of evacuation from the balcony to the ground is secured
Case 3: Direct Stairway + Occupant Capacity Under 30
- Each unit connects directly to a stairway, and openings are equipped with specified fire protection equipment
- The direct stairway qualifies as an evacuation stairway or special evacuation stairway
- Occupant capacity is fewer than 30 persons
How to Use a Hatch-Type Suspended Ladder | 4 Steps
Step 1: Open the Hatch
Release the child lock (chain or hook) before lifting the hatch. Forcing it open before releasing the lock risks pinching your fingers, so operate it calmly without rushing.
Step 2: Secure the Lid
Opening the hatch to 90 degrees will lock it automatically. Most models open both the upper and lower lids simultaneously. The ladder cannot be lowered unless the hatch is fully open, so make sure it is secured before proceeding.
Step 3: Lower the Ladder
Press the stopper button to lower the ladder. Always check that no one is on the floor below before lowering it. The ladder cannot be deployed if there are obstructions near it.
Step 4: Descend the Ladder
Grip the rungs with both hands and descend one step at a time. Important precautions:
- Wear sneakers (slippers, sandals, and bare feet are dangerous)
- Drop belongings to the floor below first (carrying a bag on your back can cause it to catch)
- Hold the ladder with both hands (descending with one hand is strictly prohibited)
5 Precautions When Using an Emergency Ladder
① Watch the Size of Your Belongings
The effective width of the opening accommodates roughly one person. Attempting to descend with large luggage not only risks getting stuck, but also creates a danger of losing balance and falling.
② Always Confirm Safety on the Floor Below
Before lowering the ladder, always verify that there are no people or obstructions on the floor below.
③ Secure Children with a Carrier or Rope
Infants and small children should be securely fastened with a baby carrier or rope before descending. Never attempt to descend the ladder while holding a child with one hand.
④ Do Not Rush When Opening the Lid
Forgetting the child lock and forcing the lid open can result in a finger injury.
⑤ Keep Work Gloves and Sneakers on Hand
Stainless steel ladders can become extremely hot in summer, posing a burn risk. Inform residents to keep work gloves and sneakers on the balcony at all times.
Emergency Ladder Inspection Obligations and Costs
Inspection Frequency
Under Article 17-3-3 of the Fire Service Act, fire protection equipment including emergency ladders must undergo regular inspections by a licensed fire protection equipment technician or certified fire protection equipment inspector.
- Equipment inspection: Once every 6 months
- Comprehensive inspection: Once per year
Estimated Inspection Costs
For equipment inspections covering fire extinguishers, fire alarms, and evacuation devices in apartment buildings and condominiums, the estimated cost is approximately ¥35,000. Since pricing methods vary by contractor, it is recommended to obtain quotes from multiple companies.
How to Verify That Inspections Are Being Conducted Properly
- Confirm that workers hold a valid license
- Confirm that inspections are carried out on all floors
- Confirm that the reported findings match the actual inspection results
4 Key Points to Communicate to Residents
- Do not place items around the ladder — This may prevent the ladder from being deployed in an emergency
- Check the opening width in advance — Know what size of belongings can fit through
- Be aware of high temperatures in summer — Residents are advised to keep work gloves and sneakers on hand
- Do not let children play on the lid — It differs in strength from standard concrete and vibrations carry to the floor below
Other Evacuation Devices Besides Emergency Ladders
| Device | Features | Eligible Floors |
|---|---|---|
| Slow Descender | A rope is attached to the body; the user descends at a controlled speed using their own weight | 2nd floor and above |
| Rescue Chute | Users slide down inside a fabric tube (vertical or diagonal type) | 2nd–10th floor |
| Evacuation Slide | Allows large numbers of people to evacuate in a short time | 2nd floor and above |
| Evacuation Ramp | Staircase-style with handrails. Allows evacuation in a stable posture. | Basement, 2nd–3rd floor |
| Evacuation Bridge | A bridge connecting to an adjacent building. Mutual prior consent is required. | Between adjacent buildings |
| Evacuation Rope | A knotted rope for descending. Requires arm strength. | 2nd floor only |
| Pole Slide | Users slide down a vertical pole. Speed is difficult to control. | 2nd floor only |
Summary
Emergency ladders are vital disaster preparedness equipment that protect the safety of condominium residents. It is the responsibility of landlords and management associations to properly understand the installation standards under the Fire Service Act, ensure regular inspections are carried out, and thoroughly communicate usage instructions to residents.
INA&Associates Co., Ltd. provides comprehensive rental management services, including the management of disaster prevention equipment. Please feel free to contact us with any questions regarding the installation or inspection of evacuation devices.
