Make sure you understand Local Law 26 compliance.

One topic that is of great interest to landlords, property managers and building managers in New York City is the New York Local Law 26 (LL26) & Reference Standard 6-1 (RS 6-1). This law requires that all commercial high-rise buildings taller than 75 feet retrofit their emergency evacuation stairwells with high-intensity photoluminescent markings and signs. This new law will impact an estimated 1,800 commercial properties in New York City.

Two issues complicate this matter. Although Local Law 26 legislation was voted on in the summer of 2004, the law was not put into effect until July of 2005. This shortened time frame for compliance is increasing the angst of landlords, property managers and buildings managers as they are bombarded by a multitude of options. Also the law requires that only products approved by the Department of Buildings' Materials Equipment Acceptance Division ("MEA") may be installed. As the product requirements were also just recently approved, the question that comes to mind is whether there will be enough product readily available to fulfill the LL26 requirements.

In New York City where 100 year old buildings stand adjacent to one year old buildings, landlords, property managers and building managers have a huge task ahead of them in getting their buildings up to code. As they adhere to the provisions of the law they may face some unexpected challenges if the following criteria are not considered: selection of adhesives, abrasion resistance, stairwell construction, surface preparation, product durability, the use of MEA approved products, installation experience and quality control. The entire stairwell must be evaluated prior to installation and the building "traffic" should also be taken into account. After the installation and the submission of an affidavit of completion, building owners and managers must maintain certification by keeping a logbook that will be subject to inspection on an annual basis.

In the weeks and months ahead, as the deadline approaches, building owners will be hearing more about Local Law 26 compliance and will be under increasing pressure to comply with these new regulations. To service this need, American Building Maintenance Co. of New York, a unit of ABM Industries Incorporated (NYSE" ABM), formed an alliance with the nation's leading manufacturer, supplier, installation team and project management company to perform the services necessary to assure complete property compliance. This group, named the Compliance Alliance, brings together a "best in class" alliance of some of the nation's leading companies: ABM Industries, GE Supply, RPM (Retail Project Managers), Brite Flight and Jessup Manufacturing. The solution provides all of the planning, distribution, inventory management, material fulfillment and certification necessary tO insure that building owners comply with the new building codes spelled out in Local Law 26's Reference Standard 6-1 (RS 6-1). While working with a full service solution provider like the Compliance Alliance will minimize stress in dealing with this complex issue, ABM also offers the following tips for all commercial property owners still considering their options on the law.

Project Management: Quality contractors should be able to provide a comprehensive plan on how the job will be managed, a time frame for completion and a fixed price for costs. Make sure that you read your contract thoroughly and be aware of potential additional hidden costs if a complete building audit is not performed prior to the actual installation.

Installation: Labor will account for approximately 60 to 70 percent of the cost of an installation and is key in determining how long the product lasts. Make sure that the installers are certified in installing MEA approved products and can choose the appropriate products and adhesion for your specific stairwells.

Type of Construction: The material the stairwell is made of will determine the final product requirements. Different products are suitable for different environments.

Surface Preparation: No matter what product is selected, surface preparation is essential. Factors that need to be considered include the cleanliness of the stairwell, the structure of the stairwells and exits and the compatibility of the specific adhesive to be used in the installation. Poor surface preparation can result in an improper installation.

Product Characteristics: Photoluminescent products come in many forms and each has distinct advantages and disadvantages. Partner with an experienced contractor who is knowledgeable and can select the appropriate materials for your particular applications.

Lighting Levels: A photoluminescent system requires ambient lighting to be effective. Both the type of light and the intensity dictate how well any photoluminescent product will perform.

Adhesive Hazards: Some long-lasting, durable photoluminescent systems are secured with powerful adhesives that can emit volatile organic compounds. This can result in potential health hazards when used in unventilated spaces.

Contractor Reputation: Complying with the law will require a significant investment. Building Managers and Owners should understand the law and be knowledgeable about their provider options. Knowing how long a contractor has been in business, getting referrals, ensuring ISO certification and ensuring their quality control process are all important steps to be considered.

Ultimately, all owners of commercial properties in New York City of 75 feet or taller must comply with the new law. ABM believes that this "Best in Class" approach to all facets of Local Law 26 is the most efficient way to guarantee complete compliance with the law and ensure optimal safety for your tenants in the case of an emergency. The Compliance Alliance team offers New York City commercial building owners a variety of advantages, including "real-time" web-based tracking of compliance progress, fully warranted materials, more than 360 combined years of business experience from the most recognized companies and brand names in the industry and uniformed, highly trained installers who have undergone complete pre-employment background checks. The alliance also guarantees the use of only MEA-approved products, an experienced product management team and distribution network, expert site preparation and installation,, and the ability to perform this complex work within the condensed timeframe.