Shining bright light on city's Local Law 26.

In the post-9/11 world, building safety and evacuation is not just a precaution--it's the law. With the passage of Local Law 26/04, New York City office buildings taller than 75 feet will be required to install photoluminescent low location exit path marking (LLEPM) as the result of revisions to building codes in the wake of both 9/11 and the 2003 blackout.

It is essential that building managers and owners review and comply fully with the Department of Building's final technical and performance standards (released this month) for all photo-luminescent markings installation. While time is of the essence to complete installation before July 1, 2006, taking the time to build a comprehensive approach and select the right materials will be critical to success.

Over the next few months, building managers and owners will be besieged by photoluminescent product manufacturers, distributors and installers hawking their wares. Most, if not all, of these companies will be unknown to those making the decision and it's quite likely that some will be less than knowledgeable or reputable. This is a crucial concern because no single photoluminescent product or installation method will perform in every application.

In the three years our firm has been doing turnkey photoluminescent installations, we've seen what happens when the wrong product or process is used. And we'll bet that in New York City, far too many installations will fail--mostly due to the hasty selection of low-performing products and untested contractors whose materials fall off the wall or peel off the floor because of poor installation. Thousands if not millions of dollars will be wasted.

As the company selected by the Pentagon to be the sole photoluminescent contractor for 9/11 reconstruction, allow us to shed some light on some important things you should consider in planning a successful LLEPM installation that is in compliance with Local Law 26:

1. Product selection: Photoluminescent products come in many forms, including vinyl, polyester, laminates, acrylics, polycarbonates, paints and powder coatings, and each has distinct advantages and disadvantages. You will want to partner with an experienced contractor who is knowledgeable about all these options, but not wed to one particular product, and thus is free to select the correct material for your particular applications. Questions that need to be considered include: How long do you want the installation to last? Will the product be durable for the application in your stairwell (floor and wall)? How will it be attached? Will it wear well if applied on the floor? What will happen when the products are subjected to chemical cleaners and abrasives?

2. Stairwell Construction: Customer requirements will, to a large extent, be determined by the construction of the stairwell. Are the walls painted? Smooth or textured? Poured concrete, CMU block, wallboard, wood, or plaster? What about the floors and stairs? Are they bare concrete, steel, or both? If they are concrete, have they been sealed? Has carpeting or vinyl/rubber matting been applied on the stairs?

3. Surface Preparation: No matter what product is selected, surface preparation is essential. Depending upon your photo luminescent product selection and application, proper preparation could determine success or failure. Some factors that need to be considered include cleanliness, profile, and compatibility with the adhesive to be used. There are others--do you know what they are?

4. Installation: LLEPM products are secured with adhesives or metal fasteners (e.g. screws) and each has its own issues. Long-lasting, durable systems require powerful adhesives, but many high-performing adhesives can emit volatile organic compounds (VOCs) that can be an irritant and potential health hazard when used in unventilated spaces such as stairwells. Make sure you are satisfied that your contractor does not use these types of adhesives or, if they plan to do so, that they are experienced working with such chemicals and have taken proper precautions. With metal fasteners, appearance, noise, and cost of installation are factors that should be considered.

5. Ambient Lighting: A photo luminescent LLEPM system requires ambient lighting to be effective. Both the type of light and the intensity dictate how well any photoluminescent product you install will perform. Demand a scientific light survey from your LLEPM contractor as part of their service to validate that your stairwell has adequate light.

6. Installation experience: Installation labor will account for 60-70 percent of the cost of each LLEPM project, and will likely determine how long the product lasts. Unfortunately, there are few contractors who have any meaningful installation experience, including the logistics of the operation. This lack of experience can end up creating numerous headaches and costing you more money. Quality contractors should be able to provide you with a comprehensive plan for how the job will be handled, as well as a fixed price. A key question to ask a potential contractor: What guarantees or warranties of performance do you offer?

7. Quality Control: Building managers and owners are going to make a significant investment in a LLEPM system and deserve a quality job, so you should be sure you're getting your money's worth. You should know how long the contractor has been in business, get referrals, ensure they are ISO certified, and run a credit check. Perhaps most important, ask what kind of quality control process they follow for each job.

In the end, selecting a qualified contractor with product and engineering expertise as well as a comprehensive approach to project management is the safest and most cost-efficient choice for meeting the requirements of Local Law 26.

RICHARD J. MARTIN,

AFTERGLOW TECHNOLOGIES