Emergency lighting in condominium stairwells

Emergency lighting is the set of lamps that switch on automatically when the ordinary power supply fails, so that people can find their way and reach the exits safely. On the stairs, in the entrance halls and along the building's escape routes these fixtures are an essential safety measure: in the dark, during a fire or a blackout, they make the difference. They must be present where needed, efficient and checked periodically.

Safety lighting and standby lighting

Technical rules distinguish several functions: safety lighting for escape, which makes routes and exits recognisable, anti-panic lighting of large areas, and the illuminated exit signage. The performance criteria, such as illuminance levels and autonomy times, are set by the UNI EN 1838 series and related standards. In practice, the lamps must activate immediately when the mains fail and provide enough autonomy to complete the evacuation.

Where to install it in the stairwell

The fixtures must be placed at points where the absence of light creates risk or disorientation.

• At each stair flight and landing.
• Near exit doors and changes of direction along the route.
• Close to fire-fighting equipment such as extinguishers and hydrants.
• Above or beside the emergency exits, with the illuminated signage.
• In technical rooms and blind passages without natural light.

Periodic checks

Emergency lighting systems must be checked regularly to confirm that the lamps switch on, that the batteries keep the declared autonomy and that the fittings are clean and undamaged. The UNI CEI 11222 standard sets the criteria for the periodic checks of these systems. Each check must be recorded in a register, which documents the diligence of the administration. Replacing exhausted batteries and lamps is ordinary maintenance.

Who pays the costs

The stairwell emergency lighting is a system serving the stairs, a common part. Its maintenance and check costs generally follow the criterion of Article 1124 of the Italian Civil Code, which allocates stair costs half by the thousandths (millesimi) of ownership and half by floor height. The criterion must be coordinated with what the by-laws and the tables in use in the building provide.

Liability and resolutions

The manager must ensure the safety of the common parts under Article 1130. A faulty or missing emergency system, discovered after an accident, may ground liability. Ordinary maintenance falls within the management powers; a new installation or replacement of the system is resolved by the owners' meeting with the majorities of Article 1136. Urgent works may be ordered by the manager under Article 1135.

Keeping track of checks

The register of checks and the maintenance schedule are easier to manage with dedicated software. With AmministraPro the manager schedules emergency-lighting checks, files the records and sets automatic reminders. The features for managing systems and deadlines are described in /funzioni, while the plans with their costs are on the /prezzi page.