Apartment Owners Network Fire Safety in Existing Apartment Blocks 18 th July 2017
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
Contents 1. Review of the Historic Compliance Regime 2. Current Compliance Regime 3. Problems commonly found 4. Proposed solution to government
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.
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
FIRE SAFETY CERTIFICATE
FIRE SAFETY CERTIFICATE
CERTIFICATE OF COMPLIANCE AT COMPLETON OF WORKS
CERTIFICATE OF COMPLIANCE AT COMPLETON OF WORKS
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
New Building Control Amendment Regulations
60 Minute Fire Resistance Around Each Property
Penetrations through the walls – Floors/Ceilings
Penetrations through the walls – Floors/Ceilings
Penetrations through the walls – Floors/Ceilings
Penetrations through the walls – Floors/Ceilings
Exposed and Unprotected Steel
Exposed and Unprotected Steel
Exposed and Unprotected Steel
Breaches in Floors
Breaches in Floors
Breaches in Floors
Breaches in Floors
Breaches in Floors
Gap to Floor Slab
Gap to Floor Slab
Gap to Floor Slab
Services Entry into Apartment
Services Entry into Apartment
Protected Corridor – Time to Escape (30mins)
Protected Corridor – Time to Escape (30mins)
Protected Corridor – Time to Escape (30mins)
Protected Corridor – Time to Escape (30mins)
Protected Corridor – Time to Escape (30mins)
Protected Corridor – Time to Escape (30mins)
Protected Corridor – Time to Escape (30mins)
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
Cavity Barriers
Option A - Cavity Barriers
Option A - Cavity Barriers
Option A - Cavity Barriers
Option A - Disruptive Works
Option B – Close all Openings to Cavities
Option B – Close all Openings to Cavities
Option B – Close all Openings to Cavities
Option B – Close all Openings to Cavities
Option B – Close all Openings to Cavities
Penetrations through the walls - Boiler
Penetrations through the walls - Ducting
Breaches in Service Shafts
Breaches in Service Shafts
Basements
Separation of Duplex Units
Separation of Duplex Units
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
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
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.”
Recommendations to Government Submitted in March 2017 Receipt Acknowledged in March 2017 No further response
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.
Thank you Q&A
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