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Apartment Owners Network Fire Safety in Existing Apartment Blocks
18th July 2017
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Introduction Kevin Hollingsworth BSc (Hons) MSCSI MRICS Cert CII
Chartered Building Surveyor/Chartered Project Management Director of Omega Surveying Services Currently 3 Surveyors and 1 support staff Member of SCSI; Largest professional body for Construction, Land and Property Surveyors nationwide with over 4,000 members
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Contents Review of the Historic Compliance Regime
Current Compliance Regime Problems commonly found Proposed solution to government
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Historic Certificates of Compliance (Self Certification)
The problem currently evident throughout the country is directly related to the inadequacy of the former regulatory system. The Building Control Act 1990, which came into effect in 1992, This replaced the previous Bye law regulations which operated in eight urban areas of the country. The Building Control Regulations 1991 implemented a system that relied heavily on self compliance by owners, designers and builders with limited independent oversight by inadequately resourced local authority building control staff. The conveyancing process often required a certificate (opinion) of compliance with the certification based often on a visual inspection.
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Historic Certificates of Compliance (Self Certification)
Apply for Statutory Approvals (Planning Permission / Fire Safety Certificate / Disability Access Certificate) No further involvement from Local Authority Builder builds the building Little or no professional supervision (conditions of engagement) Certificate of Compliance issues based on “Visual Inspection” by the Architect/Engineer/Surveyor
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FIRE SAFETY CERTIFICATE
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FIRE SAFETY CERTIFICATE
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CERTIFICATE OF COMPLIANCE AT COMPLETON OF WORKS
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CERTIFICATE OF COMPLIANCE AT COMPLETON OF WORKS
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Building Control Amendment Regulations
Apply for Statutory Approvals (Planning Permission/Fire Certificate/Disability Access Certificate) New role call “Assigned Certifier” to manage process Responsible for ensuring all certificate from Designers and Contractors are collected Lodges design information and completed certs to the local authority
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New Building Control Amendment Regulations
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60 Minute Fire Resistance Around Each Property
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Penetrations through the walls – Floors/Ceilings
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Penetrations through the walls – Floors/Ceilings
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Penetrations through the walls – Floors/Ceilings
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Penetrations through the walls – Floors/Ceilings
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Exposed and Unprotected Steel
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Exposed and Unprotected Steel
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Exposed and Unprotected Steel
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Breaches in Floors
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Breaches in Floors
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Breaches in Floors
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Breaches in Floors
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Breaches in Floors
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Gap to Floor Slab
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Gap to Floor Slab
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Gap to Floor Slab
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Services Entry into Apartment
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Services Entry into Apartment
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Protected Corridor – Time to Escape (30mins)
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Protected Corridor – Time to Escape (30mins)
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Protected Corridor – Time to Escape (30mins)
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Protected Corridor – Time to Escape (30mins)
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Protected Corridor – Time to Escape (30mins)
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Protected Corridor – Time to Escape (30mins)
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Protected Corridor – Time to Escape (30mins)
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Transfer of Smoke in Cavities
Requirement to prevent transfer of smoke through cavity wall Option A: Installation of cavity barriers at all 60min floor and wall locations Option B Closing of cavity at all options (Windows and Vents) Approved Fire Safety Certificate (FSC) will state which strategy/option was to be undertaken
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Cavity Barriers
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Option A - Cavity Barriers
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Option A - Cavity Barriers
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Option A - Cavity Barriers
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Option A - Disruptive Works
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Option B – Close all Openings to Cavities
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Option B – Close all Openings to Cavities
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Option B – Close all Openings to Cavities
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Option B – Close all Openings to Cavities
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Option B – Close all Openings to Cavities
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Penetrations through the walls - Boiler
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Penetrations through the walls - Ducting
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Breaches in Service Shafts
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Breaches in Service Shafts
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Basements
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Separation of Duplex Units
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Separation of Duplex Units
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Fire Alarm Approved Fire Safety Certificate (FSC) will state which standard of Fire Alarm is required. Always to be in compliance with IS3218 (1989 or 2013) Generally: Smoke Detection in common area Smoke detection in service shafts Smoke detection in apartments (varying) To achieve 75 db at the bedhead
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Emergency Lighting to Common Areas
Always to be in compliance with IS3217 (1989 or 2013) Generally: Lighting to provide 1 lux throughout Emergency directional signage at all changes of direction
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Implications of doing nothing
Without adequate fire stopping in place fire could spread easily from apartment to apartment throughout the development. Section 18(2) of the Fire Services Act, 1981 & 2003 States: - “It shall be the duty of every person having control over premises to which this section applies to – (d) ensure, as far as is reasonably practicable, the safety of persons on the premises in the event of an outbreak of fire whether such outbreak has occurred or not.”
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Recommendations to Government
Submitted in March 2017 Receipt Acknowledged in March 2017 No further response
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Recommendations to Government
High level study of at risk buildings Set up an emergency fund to deal with most serious and urgent defects Set up a long term long facility for building owners to enable them to repair all of the their issues. Establish a working group to refine the details of the above recommendations Establish the CIRI register of competent contractors on a statutory footing to protect consumers in the future against recurring defects.
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Thank you Q&A
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