Fire suppression is the one investment we hope we never have to use. It’s easy to identify a fault with systems we manage on a day-to-day basis such as air conditioning, heating and lighting, but how do we know if there’s a problem with our fire-safety infrastructure?
The RRO Regulatory Reform (Fire Safety) Order 2005 took the responsibility for fire safety out of the hands of fire and rescue services and placed the onus solely on the building owner or occupier. Now, every commercial or industrial property must have an individual who is responsible for fire safety, and it is their responsibility to make their premises compliant. Failing to do so can result in fines, prosecution and even custodial sentences.
As the unseen hero of commercial, industrial and residential properties, where installed, fire suppression systems can often be taken for granted or neglected. In a recent study from the US National Fire Protection Association (NFPA), sprinklers were found to reduce civilian deaths by 89% and firefighter injuries by 60%, showing just how vital they are to control fires and not only protect property and commodities but also to keep the public safe.
With over 35 years’ experience working in fire safety and compliance, I advise building owners, occupiers and property managers on their fire-suppression infrastructure and the importance of care and maintenance every day. Here are my top tips for how to approach fire safety and protect property, commodities and building occupiers:
New sprinkler servicing and maintenance guidelines
To increase awareness of fire-safety compliance and ensure that all buildings meet industry approved standards, RISCAuthority and the Fire Protection Association (FPA) have teamed up to support those with limited experience or knowledge. Their new Sprinkler System Service & Maintenance guide gives building managers, owners and occupiers the confidence to manage this element of fire safety, with easy to follow guidance, templates and checklists.
Watch out!
When assessing and planning for fire safety, watch out for common pitfalls to make a premises fully compliant.
Ensure the product supplier, installer or servicing contractor is third-party accredited so that the fire-protection systems are fully compliant. It is a delicate balancing act between cost and compliance, but there is no guarantee the cheapest option meets national compliance standards if they are not accredited. A higher cost can mean an increased duty of care, better call-out times and emergency service.
Check the age of your sprinkler system, as the water storage should be drained and its condition assessed every 10 years. Failure to do so could result in the tank collapsing and perhaps flooding your premises if not checked regularly. Age is also important for the sprinkler heads themselves and these should be inspected and tested every 25 years. To ensure that they can in a fire condition still operate as intended and distribute water as they should, a sample selection is required to be removed from service and sent to an independent lab, like the FPA’s for Inspection and Testing.
Carry out regular ‘Hazard Reviews’ of fire-safety infrastructure. An expert will visually inspect the systems in place to ensure they meet the industry standard and advise of any updates that are required. From my experience, a Hazard Review is an essential way to reveal blind spots in fire safety and suppression systems. Over the years, I have discovered sprinklers that are not connected to system pipework and identified ill-fitting fire doors that are not fit for purpose on hazard-review inspections, all of which can pose major danger in the event of a fire.
Especially relevant post-Covid with the development of hybrid buildings and flexible workspaces, it is important to monitor change of use. When the purpose of a space changes, so do its fire-safety requirements. Sprinkler systems may have been originally designed and installed for one particular hazard, so if the use of that area or building changes, its risk classification may also become more onerous. For example, if a factory wanted to store products in a specific location rather than use the space solely for manufacturing as it has done previously, the new use of the space may render the current fire-safety systems unfit for purpose.
Three key questions when choosing a supplier
- What is the organisation’s response time in the event of a problem? It is essential the supplier offers 24/7 rapid call-outs to fix urgent issues and ensure that your premises are safe and secure.
- Is the supplier and contractor third-party accredited? Checking that a supplier and contractor is approved by an independent body like the Loss Prevention Certification Board (LPCB) is vital. This ensures all fire-safety infrastructure such as fire doors, sprinklers and other means of fire suppression are safe and compliant and serviced and maintained in accordance with current standards.
- What kind of reputation does the supplier have? How long have they been operating? Longevity and reputation of the supplier is paramount. Although a more reputable supplier may have a higher upfront cost, the long-term cost of getting poor or non-compliant work refitted will be substantially higher.
Making a premises fully compliant is vital. As well as ensuring commercial and industrial building insurance standards are met, effective fire safety is essential for legal compliance, building trust with occupiers and providing comfort and safety. Follow these handy tips and download the FPA’s Sprinkler System Service & Maintenance guide to help safeguard your building and its occupants.
For more information, go to www.johnsoncontrols.com
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