BUILDING OWNERS - SERVICE RELATED ISSUES FOR FIRE ALARM SYSTEMS

BUILDING OWNERS - SERVICE RELATED ISSUES FOR FIRE ALARM SYSTEMS Owners have numerous responsibilities as it pertains to the maintenance and operation of a building s fire safety equipment. The liabilities and risk to building occupants is extreme if a fire alarm system does not work properly or at all. If a system is not properly tested and maintained in accordance with local codes and standards and does not operate correctly during a real fire condition, then injuries such as smoke inhalation and even death in some extreme situations could occur to occupants. If a monitoring station is not alerted to dispatch the local fire services, or proper zoning and device identification is not preserved in the fire alarm system, then the fire department may not be directed to the fire area and a delay in response from either situation could also prove to be harmful or fatal. With all that being said I would like to elaborate on the following key areas that will address these concerns: The Codes and Standards Your responsibilities Maintenance Requirements Permit Requirements The National and Provincial & s contain provisions that deal with the safety of persons in buildings in the event of a fire and the protection of buildings from the effects of fire. The Safety Codes Act : Legislation which adopts the Codes. The Code establishes minimum standards for buildings at time of original construction and also applies to the building when undergoing alteration, change of use, or being demolished. The establishes minimum standards for the on-going maintenance and use of the fire safety and fire protection features incorporated in buildings. It also contains the The Fire Protection and Prevention Act There are some differences in the various codes across Canada as some provinces look for CFAA certified technicians while others have their own tickets or qualifications, but the bottom line is that anyone working on a fire alarm system must be fully trained in all aspects of the system and certified to work on fire alarm systems. This is imperative and is the first key aspect for an Owner to ensure that their fire protection systems are being properly taken care of. The is split into three Divisions A, B and C Division A: Compliance, Objectives and Functional Statements Division B: Acceptable Solutions Division C: Administration Provisions The Division B (Acceptable Solutions) is further split up as follows: Part 1 - General Part 2 - Fire Safety Part 3 Fire Safety for Industrial and Commercial Uses Part 4 - Flammable & Combustible Liquids 1

Part 5 - Hazardous Materials, Processes & Operations Part 6 - Fire Protection Equipment Part 7, Testing and Maintenance of Fire Emergency Systems in High s Part 8 Demolition Part 9 Retrofit Division B outlines the exact requirements for proper check, inspect and test requirements of the building s fire protection equipment, which are also contained in a building s Fire Safety Plan. Subsection 2.8 of the Fire Code outlines the details of what is required in a fire safety plan. It includes emergency procedures, appointment and organization of supervisory staff, proper training, required documentation, fire drills, fire hazards, the maintenance of a building s facilities and alternative measures if building systems are taken off line. This is a document that must be kept up to date according to code requirements. Subsection 2.8.2.4 states: The fire safety plan shall be reviewed as often as necessary, but at intervals not greater than 12, to ensure that it takes account of changes in the use and other characteristics of the building. The following pages demonstrate what a typical Maintenance and Procedures for Fire Protection Systems section of a fire safety plan might look like in any building in Ontario. It includes the requirements and Section of the that outlines the required checks, inspects and tests of the various systems, the frequency and who is responsible to perform this maintenance. 2

Maintenance and Procedures for Fire Protection Systems IT WILL BE THE RESPONSIBILITY OF THE OPERATIONS MANAGER TO ENSURE PERFORMANCE OF THE FOLLOWING REQUIRED CHECKS, TESTS, AND INSPECTIONS. IT WILL BE THE DUTY OF THE OPERATIONS MANAGER TO PERFORM CERTAIN CHECKS, TESTS, AND INSPECTIONS, AND TO HAVE A CONTRACTOR PERFORM OTHERS. THE FIRE CODE REQUIRES THAT RECORDS OF ALL TESTS AND CORRECTIVE MEASURES ARE RETAINED FOR A PERIOD OF TWO YEARS ON SITE AND AVAILABLE UPON THE FIRE DEPARTMENT REQUESTS. This list has been prepared for purposes of convenience only. For accurate reference the fire code is to be consulted. DEFINITIONS FOR KEY WORDS ARE AS FOLLOWS; CHECK - Means the visual observation to ensure the device or system is in place and is not obviously damaged or obstructed. TEST - Means operation of the device or system to ensure that it will perform in accordance with its intended operation or function. INSPECT - Means physical examination to determine that the device or system will apparently perform in accordance with its intended function. REFER TO AUDIT OF BUILDING RESOURCES TO IDENTIFY APPLICABLE ITEMS BELOW. Fire Alarm 1. Check fire alarm A/C power lamp and trouble light 6.3.2.1. Daily Superintendent 2. Check trouble conditions 6.3.2.1. Daily Superintendent 3. Check central alarm control panel 3.2.2.2. Daily Superintendent 4. Check all fire alarm components 6.3.2.1. Monthly Superintendent 5. Test fire alarm system 6.3.2.1. Monthly Superintendent 6. Test in accordance with ULC requirements 6.3.2.1. Yearly Contractor Emergency Lighting Systems 1. Check security of panel covers and ensure annunciator lamps are operational 6.7.1.1. Weekly Superintendent 2. Inspect and test emergency lighting system 2.7.3.3. Monthly Superintendent 3. Inspect and test emergency lighting system 2.7.3.3. Annually Contractor 3

Water Supplies for Fire Fighting 1. Check fire pump area temperature during freezing weather 2. Inspect valves controlling fire protection water supply 6.6.3.2. Daily Superintendent 6.6.1.2. Weekly Superintendent 3. Operate and inspect fire pump 6.6.3.3.&4. Weekly Superintendent 4. Test fire pump at full rated capacity 6.6.3.5. Annually Contractor 5. Inspect all fire hydrants 6.6.5.1. Annually Contractor 6. Ensure all fire hydrants have water flow 6.6.5.6 Annually Contractor 7. All fire hydrants shall be maintained free of ice and snow 6.6.4.2 As needed Superintendent Sprinklers frequency Done by 1. Check that sprinkler control valves have not been tampered with, and are open 2. Test the sprinkler alarm using the alarm test valve 3. Test sprinkler supervisory transmitters and water flow devices 4. Test gate valve supervisory switches and other sprinkler and fire protection system supervisory aids 5. Check exposed sprinkler system piping, hangers, and heads 6. Test sprinkler heads that they are free from corrosion, damage, dust, grease, paint or whitewash 7. Remove plugs or caps on Fire Dept. pumper connections and inspect for rust or obstructions 6.5.3.1. Weekly Superintendent 6.5.5.2. Monthly Superintendent 6.5.5.7. Every 2 6.5.5.7. Every 6 Contractor Contractor 6.5.3.2. Annually Contractor 6.5.3.5 Annually Contractor 6.5.4.4. Annually Contractor 8. Ensure plugs and caps are wrench tight 6.5.4.4 Monthly Superintendent 9. Test wet pipe sprinkler systems by flowing water through the Inspector's test connection 10. Test public water supply flow, using main drain valve on all sprinkler systems 6.5.5.3. Annually Contractor 6.5.5.5. Annually Contractor 11. Inspect auxiliary drains to prevent freezing 6.5.4.1. As Required Superintendent 4

Standpipe and Hose Systems 1. Inspect hose cabinets to ensure equipment in place and usable 2. Inspect hose valves for tightness to ensure no leaks 3. Remove and re-rack hose and replace any worn gaskets 4. Remove caps from pumper connections and inspect for wear, rust, or obstructions 5. Hydrostatically test standpipe systems that have been modified or extended 6.4.2.1. Monthly Superintendent 6.4.2.4. Annually Contractor 6.4.2.5. Annually Contractor 6.4.2.6. Annually Contractor 6.4.3.1. As required Contractor Portable Fire Extinguishers 1. Inspect all portable units 6.2.7.2. Monthly Superintendent 2. Perform maintenance inspection 6.2.7.1. Annually Contractor 3. Hydrostatically test water type extinguishers 6.2.7.1. Every 5 years Contractor 4. Empty stored pressure type extinguishers and refill 6.2.7.1. Every 6 years Contractor 5. Hydrostatically test dry chemical extinguishers 6.2.7.1. Every 12 years 6. Promptly recharge extinguisher after use or as indicated by inspection or maintenance Contractor 6.2.7.1./6. As required Contractor Elevators Test key-operated switches to ensure: a. It renders the emergency stop switch in all cars inoperative 7.2.2.1. Every 3 b. The car is returned to ground floor and held 7.2.2.1 Every 3 c. Allows elevator to operate independently of the other cars 7.2.2.1 Every 3 d. It over-rides all floor call buttons 7.2.2.1 Every 3 e. Renders door protective devices inoperative 7.2.2.1 Every 3 f. That once the emergency switch is activated the elevator door will remain open only when an OPEN button or switch is pressed otherwise the door will automatically close. 7.2.2.1 Every 3 Superintendent Superintendent Superintendent Superintendent Superintendent Superintendent 5

Means of Egress 1. Inspect all doors in fire separations 2.2.3.4. Monthly Superintendent 2. Check all doors in fire separations to ensure they are closed 3. Maintain exit lights to ensure they are clear and lit 4. Maintain corridors to keep them free of obstructions 2.2.3.5. As required Superintendent 2.7.3.1. As required Superintendent 2.7.1.7. As required Superintendent 5. Ensure all corridors always clear 2.7.1.7 Daily Superintendent Fire Department Access 1. Ensure drives, yard and roadways designated as fire routes are clear and signposts are in good, readable order. 2.5.1.3. As required Superintendent Service Equipment, Ducting and Chimneys 1. Check hoods, filters and ducts subject to accumulation of combustible deposits, and clean as necessary 2. Inspect chimney flues and fluepipes. Clean as necessary 2.6.1.4. Weekly Superintendent 2.2.3.5. Annually Contractor 3. Inspect controls for air handling systems 7.2.3.1. Annually Contractor 4. Inspect all fire dampers and fire stop flaps 2.2.3.7. Annually Contractor 5. Inspect disconnect switch for mechanical air conditioning and ventilation 2.6.1.8. Annually Contractor Smoke Control 1. Maintain smoke control equipment in a manner to ensure satisfactory operation. 2. Inspect and test all equipment used in conjunction with smoke control measures and systems 3. Smoke alarms shall be maintained in operating condition by the owner. For this purpose, in rental dwelling units, the landlord shall be deemed to be the owner. 7.3.1.1. As required Contractor 7.3.1.1. As required by system designer 6.3.3.2. As required / Annually Contractor Owner / Landlord 6

Who is responsible? Division C of the states: Where a building or its contents must be tested for compliance with this code, the tests shall be carried out by the owner or the owner s agent within such reasonable time as the Chief Fire Official may determine Who is an owner? Division A of the states that an Owner: Means any person, firm or corporation having control over any portion of the building or property under construction and includes the persons in the building or property. THE C.F.A.A. The C.F.A.A. tries to help owners ensure that their systems are being serviced by properly qualified technicians and is involved in National Codes and Standards development as it relates to life safety systems. The C.F.A.A. s mission statement is To maximize the effectiveness and use of Fire Alarm Systems in the Protection of Life and Property in Canada. What C.F.A.A. does: Promote an Industry Code of Ethics CFAA Journal Published 4 times annually Website www.cfaa.ca Technician Registration Search Engine to ensure CFAA qualified technician Adhering strictly to the applicable Canadian Codes and Standards and Upholding the Principles and Integrity of CFAA at all times. The Fire Alarm Industry is governed by Codes and Standards and continuous training and improvement is essential for all qualified technicians. 7

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The following ULC Standards are referenced in the Codes and are the documents that outline the requirements for Installation (S524), and Testing (S536) and Verification (S537) of Fire Alarm Systems as follows: CAN/ULC-S524-01 Installation of Fire Alarm Systems CAN/ULC-S536-04 and Testing of Fire Alarm Systems 3.2.1 The verification inspections and tests required by this Standard shall be documented in a report similar to that shown in Appendix C, Fire Alarm System For and Test Procedures. DOCUMENT DOCUMENT DOCUMENT! Provide Full and Complete Reports - Not Just the devices! 9

Section 3 GENERAL REQUIREMENTS Section 4 PERIODIC INSPECTIONS AND TESTS DAILY AND MONTHLY Section 5 PERIODIC INSPECTIONS AND TESTS YEARLY APPENDIX A QUALIFIED PERSONNEL APPENDIX B ALTERNATIVE MEASURES FOR OCCUPANT FIRE SAFETY APPENDIX C DESCRIPTION OF FIRE ALARM SYSTEM FOR INSPECTION AND TEST PROCEDURES APPENDIX D MONTHLY FIRE ALARM SYSTEM TEST AND INSPECTION RECORD APPENDIX E ANNUAL FIRE ALARM SYSTEM TEST AND INSPECTION RECORD APPENDIX F BATTERY TESTS APPENDIX G TESTING OF HEAT DETECTORS APPENDIX H STATUS CHANGE CONFIRMATION (ALARM VERIFICATION FEATURE) Pay close attention to all interfacing devices and systems such as maglocks, elevator recall, fan control, equipment shutdown and any other ancillary equipment which must be included in annual maintenance. CAN/ULC-S537-04 Verification of Fire Alarm Systems Provide Full and Complete Reports - Not Just the devices! C1. FIRE ALARM SYSTEM VERIFICATION REPORT C2. DOCUMENTATION C3. FIELD DEVICE AND RELATED CIRCUITS TEST AND INSPECTION C4. DATA COMMUNICATION LINK TEST C5. CONTROL UNIT OR TRANSPONDER RECORD 10

C5.1 CONTROL UN IT OR TRANSPONDER TEST C5.2 VOICE COMMUNICATION TEST C5.3 REQUIRED SYSTEM RESPONSE TIMES C5.4 CONTROL UNIT OR TRANSPONDER INSPECTION C5.5 LARGE SCALE NETWORK SYSTEMS C5.6 POWER SUPPLY INSPECTION C5.7 EMERGENCY POWER SUPPLY TEST AND INSPECTION C5.8 ANNUNCIATOR AND REMOTE TROUBLE SIGNAL UNIT TEST AND INSPECTION C5.9 ANNUNCIATOR OR SEQUENCIAL DISPLAYS C5.10 REMOTE TROUBLE SIGNAL UNIT TEST AND INSPECTION C5.11 PRINTER TEST C5.12 ANCILLARY DEVICE CIRCUIT TEST C6. FIELD DEVICE RECORD C6.1 FIELD DEVICE TESTING LEGEND AND NOTES C6.2 INDIVIDUAL DEVICE RECORD C6.3 SIGNALLING DEVICE SOUND LEVEL MEASUREMENT A Verification Certificate is NOT a complete report AND must be in conformance with CAN/ULC-S537-04 Verification of Fire Alarm Systems. Is this ready for a Verification? Do you have all the necessary tools to do the work? 11

Do you have all the required test equipment such as a volt meter, ampere meter, decibel meter, anemometer, manometer, manufacturer approved testing smoke, a testing heat source, communication radios, hand tools, ladders, man lifts, safety equipment? If you don t have the equipment how can you do the tests? If the system is monitored, have the monitoring company and/or fire department been contacted? Original Fire alarm systems began with basic 120V circuits going out to several devices, but have developed over the years and now utilize low voltage systems, intelligent technology and interconnect with building systems. The future holds improved technology while the codes & standards attempt to stay current. The only way to keep up is to make ourselves as knowledgeable as possible in the latest technologies, codes and standards. PERMIT REGULATION Whenever a renovation or addition to a system is necessary, it requires the involvement of a Professional Engineer. As an example, in Alberta the ABC 2006 DIV C indicates: Section 2.4 Professional Design and Review Design the system Perform field reviews Perform Verification FIRE ALARM AND FIRE SUPPRESSION SYSTEM VERIFICATION AND TESTING CERTIFICATES Standata 06BCI001-R1: Design engineer will be Involved in the VI (CFAA certification only in Ontario not Engineer) Verification Certificate MODIFICATIONS TO EXISTING SYSTEMS For fire alarm systems installed prior to 1978, piece for piece replacement is permitted. Can incorporate newer technologies 3 wire system can be replaced with new addressable control panel. 12

ANALYSIS PROCEDURE Bells can be replaced with new audible devices (mixed signals ensuring minimum dba Sound levels) Principle of a repair is to have the system meet and function to the original requirements of the Code and Standards applicable at the time of construction. Professional involvement as required by the building code In order to properly analyze the task at hand a number of questions need to be answered. Is the alarm system in a safe and operable working condition? What year was the building constructed? What regulations or code originally applied to the building? Are upgrade guidelines being applied to the building? Have changes to the building affected the design or safety of the original system? Does the extent of the new code requirements ensure an acceptable degree of safety, as the level of life safety and building performance shall not be decreased. Do not be fooled by receiving a certificate of inspection on a system, as this is only a piece of paper and has no legal value - it only indicates that a system was working at the time of inspection. An Owner must ensure that the technician is properly trained and qualified on the system that they are working on, that the technician has all the proper tools to complete the testing, and a complete report is provided in accordance with ULC standards. Finally, the system must be left fully functional with no troubles. This is imperative in order to ensure that all systems are correctly operating as required to guarantee the safety of all building occupants. Prepared by: Rick Murray, C.E.T., L.E.L., EngL. BC BKM Engineering Services Inc. 13