FIRE PROTECTION AND LIFE SAFETY:

PROPERTY CONDITIONS ASSESSMENT CONCERNS

Jill Wellens, P.E.

Steven Unger, P.E.

Introduction

Network of Fire Protection Engineers

Supported Globally

Licensed in All 50 States

Decades of Combined Experience

Competitive Rates

Superior Customer Service

Property Conditions Assessment:

Fire Protection and Life Safety Features

Means of Egress
- Exit Access (travel distances, signage, lighting, etc.)
- Exits (enclosures, remoteness, opening protection, etc.)
- Exit Discharge (level, passageways, public way, etc.)

Fire Resistance Rated (FRR) Protection: PASSIVE

- Structural Fire Resistance
- FRR Separations: Exterior (Building) and Interior (Floor, Occupancy,
Corridor, Tenant, Elevator Lobby, Hazardous)

Fire Protection Systems: ACTIVE

-

Manual Fire Extinguishers

Smoke Control Systems
Fire Alarm and Voice Communication Systems
Smoke and Carbon Monoxide Detection
Fire Sprinkler and Standpipe Systems
Special Fire Suppression Systems

Building and Fire Codes

Building Codes
- Most Adopt IBC with Local Amendments
- References Applicable NFPA Codes

Fire Codes
-

Some Adopt IFC with Local Amendments

Some Adopt NFPA 1, Uniform Fire Code
Some Adopt NFPA 101, Life Safety Code
Some Adopt Combination of the Above Codes
References Applicable NFPA Codes

Local Amendments
- County Amendments
- City Amendments

Property Conditions Assessment:

Fire Protection and Life Safety Features

Means of Egress
- Exit Access (travel distances, signage, lighting, etc.)
- Exits (enclosures, remoteness, opening protection, etc.)
- Exit Discharge (level, passageways, public way, etc.)

Fire Resistance Rated (FRR) Protection: PASSIVE

- Structural Fire Resistance
- FRR Separations: Exterior (Building) and Interior (Floor, Occupancy,
Corridor, Tenant, Elevator Lobby, Hazardous)

Fire Protection Systems: ACTIVE

-

Manual Fire Extinguishers

Smoke Control Systems
Fire Alarm and Voice Communication Systems
Smoke and Carbon Monoxide Detection
Fire Sprinkler and Standpipe Systems
Special Fire Suppression Systems

Common Means of Egress Deficiencies

Inadequate Corridor Opening Protection

Inadequately Marked Exit Access

Inadequate Illumination of Egress Paths

Inadequate Stair Identification Signage

Inadequate/Damaged Stair Opening Protection

Non-Essential Installations in the Exits

Missing Travel Interruption Gates

Obstructed Clear Width

Obstructed or Inadequate Area of Refuge

Non-Compliant, Non-Fire Rated, Exit Passageways

Means of Egress: Non-Essential Items in Stairs

Non-Essential Items in Exit Stairs

Can Restrict Exit Width and/or Headroom

Difficult to Identify Date of Installation

Typically not Permitted Under Applicable Code at Installation

May be Option to Enclose in FRR Construction

Means of Egress: Luminous Egress Path Markings

Newly (2009) added to the ICC Codes

Applies to High-rise Buildings

Occupancies: A, B, E, I, M, and R-1

(per IBC requirements)

Vertical and Horizontal Exit Enclosures

Photo-luminescent or Self-illuminating

Approximately
Some

$0.35/ft2 for retrofit

jurisdictions require retroactive

installation in existing buildings

Property Conditions Assessment:

Fire Protection and Life Safety Features

Means of Egress
- Exit Access (travel distances, signage, lighting, etc.)
- Exits (enclosures, remoteness, opening protection, etc.)
- Exit Discharge (level, passageways, public way, etc.)

Fire Resistance Rated (FRR) Protection: PASSIVE

- Structural Fire Resistance
- FRR Separations: Exterior (Building) and Interior (Floor, Occupancy,
Corridor, Tenant, Elevator Lobby, Hazardous)

Fire Protection Systems: ACTIVE

-

Manual Fire Extinguishers

Smoke Control Systems
Fire Alarm and Voice Communication Systems
Smoke and Carbon Monoxide Detection
Fire Sprinkler and Standpipe Systems
Special Fire Suppression Systems

Passive Fire Protection: Deficiencies

Damaged/Missing/Obstructed Fire Dampers

Damaged/Obstructed/Not Properly Closing/Latching Fire Doors

Inadequate Penetration Protection

Inadequate Draftstopping

Opening protectives not inspected/tested/maintained in

accordance with NFPA

Passive Fire Protection: Deficiencies

Property Conditions Assessment:

Fire Protection and Life Safety Features

Means of Egress
- Exit Access (travel distances, signage, lighting, etc.)
- Exits (enclosures, remoteness, opening protection, etc.)
- Exit Discharge (level, passageways, public way, etc.)

Fire Resistance Rated (FRR) Protection: PASSIVE

- Structural Fire Resistance
- FRR Separations: Exterior (Building) and Interior (Floor, Occupancy,
Corridor, Tenant, Elevator Lobby, Hazardous)

Fire Protection Systems: ACTIVE

-

Manual Fire Extinguishers

Smoke Control Systems
Fire Alarm and Voice Communication Systems
Smoke and Carbon Monoxide Detection
Fire Sprinkler and Standpipe Systems
Special Fire Suppression Systems

Manual Fire Extinguishers and Fire Hoses

NFPA 10, Standard for Portable Fire Extinguishers:

-

Latest Edition: 2013

Previous Edition: 2010
Identifies Design and Coverage Requirements
Identifies Installation, Testing and Maintenance Requirements

NFPA 14, Standard for the Installation of Standpipe and Hose Systems
-

Latest Edition: 2016

Previous Edition: 2013
Identifies Design and Coverage Requirements
NFPA 25 for Inspection, Testing and Maintenance Requirements

Both Fire Extinguishers and Hoses are intended for Occupant Use

Fire Hoses Permitted to be Removed in Many Jurisdictions

Fire Hose Cabinet: Repurposed

Smoke Control Systems

NFPA 92, Standard for Smoke Control Systems:

-

Latest Edition: 2015

Previous Edition: 2012
Identifies Design Requirements
Identifies Inspection, Testing and Maintenance

Periodic Testing Requirements:

- Dedicated systems shall be tested at least semiannually
- Non-dedicated systems shall be tested at least annually

Minimum Measurements:
- Airflow quantities and pressure differences:
Across smoke barrier openings
At the air makeup supplies
At smoke exhaust equipment

Codes for Fire Alarm Systems

Building and Fire Codes:

-

Identify where fire alarm systems are required.

Identify what kind of fire alarm system is required.
Identify compliance with NFPA 72.
Identify additional system requirements.

NFPA 72, National Fire Alarm Code:

- Latest Edition: 2016
- Previous Edition: 2013
- Identifies Design, Installation, and Testing and Maintenance
Requirements

Additional Referenced NFPA Codes for Fire Alarm Systems:

- NFPA 70, National Electric Code
- NFPA 90A, Standard for Installation of Air Cond. & Ventilating
Systems
- NFPA 101, Life Safety Code
- NFPA 110, Standard on Emergency and Standby Power
Systems

Fire Alarm and Voice Communication Systems

Inspection: Visual Observation Only

System Operation Information: Based on Inspection

Reports and Conversation with Building Personnel

Visual Observation can not determine:

Component Functionality

Correct Sequence of Operation

Adequate Interconnection with

Auxiliary Systems

Correct Synchronization of
Visual Appliances

Wiring Supervision

Fire Alarm Systems Control Panels

General Types:

Conventional

Addressable

Means of Notification

Temporal Code (Horns)

Voice Communication (Speakers)

High Rise Buildings

Places of Assembly Use

Signal Transmission

Local Monitoring

Remote Monitoring

Fire Alarm Control Panels (FACP)

Items Visually Inspected at the FACP:

Type of FACP

Mode of Notification

Age of FACP

Condition/Status of FACP

Appropriate Listing for Use

Means for Signal Transmission System

Test/Inspection/Maintenance Procedures

Adequate Detection Above FACP

Adequate Separation of Fire Command Center

Environmental Exposure and Conditions

Fire Alarm Initiation Devices

Manual Activation:

Automatic

Manual Pull Stations

Activation:

Smoke Detection

Heat Detection

Sprinkler System Water Flow

Monitor Modules for System Interconnections

NFPA 72 Code Requirements: Initiation

Manual Pull Stations

-

Conspicuous, unobstructed and accessible

Located within 5 feet of each exit door (when required)
Travel distance to exit not exceed 200 feet (when required)
Operable element at 48 inches AFF

Smoke, Duct, and Heat Detection

- As required for guest rooms, common areas, elevator recall and
shunt trip, door closures, HVAC shut-down and damper closure,
smoke control system activation, and control unit protection.

Sprinkler System Supervision

- All valves required to be monitored
- Waterflow alarms report within 90 seconds
- Tamper switch activation within first two rotations

Monitor Modules for Other System Interconnections

Fire Alarm Initiation Devices: Deficiencies

(Visual Inspection Only)

Damaged/Missing/Recalled Initiation Devices

Disconnected/Not Properly Connected Initiation Devices

Inadequate Coverage

Non-Supervised Valves, Circuits, Etc.

Non-Compliant Mounting Heights

Fire Alarm Notification Appliances

Audible Notification:

Standard System: Horns or Bells

Voice Evacuation System: Speakers

Visible Notification:

Flashing Lights (Non ADA Compliant)

Strobes (Use Xenon Lights, ADA Compliant)

NFPA 72 Code Requirements: Notification

Audible Notification
- Public Mode:
15 dBA Above Average Ambient, and
5 dBA Above Maximum Sound Level, and
70 dBA Minimum, 120 dBA Maximum

- Sleeping Areas:
15 dBA Above Average Ambient, and
5 dBA Above Maximum Sound Level, and
75 dBA Minimum, 120 dBA Maximum

- Mounted at 90 AFF or 6 below ceiling, to top of device

Visual Notification
- Light Source: clear or nominal white, 1000 cd maximum
- Spacing in accordance with NFPA Tables
- Mounted at 80 AFF, to appliance lens

Performance-Based Alternatives

Fire Alarm Notification Appliances: Deficiencies

Damaged/Missing/Obstructed Notification Appliances

Disconnected/Not Properly Connected Notification Appliances

Non-Compliant Mounting Heights

Non-Compliant Audible (Voice) or Visual (Strobe) Notification

Inadequate Coverage

Interconnections: Fire Alarm System Output

HVAC Shut Down/Activate Smoke Dampers

Magnetically Releasing Held-Open Doors
Elevator Recall and Elevator Shunt Trip
Smoke Control System Activation
Electrical/Mechanical/Gas Shut Off/On
Unlock Exit Doors
Initiate Suppression System Releasing Sequence

General Operations and Maintenance Issues

Covered/Obstructed Initiation Devices

Covered/Obstructed Notification Appliances
Open Junction Boxes
Wire Splices and Wire Nuts
General Housekeeping

Cost Estimations: Factors Considered

Extent of Replacement
-

System Particulars
-

Panel Upgrade Only

Initiation Upgrade Only
Notification Upgrade Only
Complete System Upgrade

Addressable vs. Conventional

Temporal vs. Voice Evacuation
Existing System Spare Capacity
System Interconnections and Listings

Building Specifics
-

Tenant Use and Occupied Areas

Building Construction
Interior Finishes
Asbestos

Smoke and Carbon Monoxide Detection

Design Requirements included in:

-

Building Codes
Fire Codes
NFPA Standards
Local Ordinances

If requirements differ, most stringent utilized

Typically required for Group I and Group R, where:

- Attached Parking Garage
- Fuel-fired equipment

Many jurisdictions have recently adopted CO legislation

Codes for Fire Sprinkler Systems

Building and Fire Codes:

- Identify where fire suppression systems are required.
- Identify fire suppression system coverage requirements.
- Identify compliance with NFPA 13/13R.

NFPA 13, Standard for the Installation of Sprinkler Systems:

-

Latest Edition: 2016

Previous Edition: 2013
Identifies Design and Coverage Requirements
NFPA 25 for Inspection, Testing and Maintenance Requirements

NFPA 13R, Standard for the Installation of Sprinkler Systems in

Low-Rise Residential Occupancies
- Latest Edition: 2016
- Previous Edition: 2013
- Identifies Design, Installation, and Testing and Maintenance
Requirements

NFPA 25: Inspection, Testing, Maintenance

NFPA 25, Standard for the Inspection, Testing, and Maintenance of

Water-Based Fire Protection Systems:
- Latest Edition: 2014
- Previous Edition: 2011
- Identifies Inspection, Testing, and Maintenance (ITM) Requirements

NFPA 25: Inspection

NFPA 25: Testing

NFPA 25: Internal Investigation

NFPA 25: Obstruction Investigation

Common Suppression System Deficiencies

Damaged Sprinklers

Outdated Sprinklers

Outdated Pressure Gauges

Pipe/Fitting Corrosion/Pitting

Internal Inspections Overdue

Incomplete Coverage

Improper Pitch

Plastic Piping Concerns

Useful Life

NFPA 25: Visual Sprinkler Inspections

Loaded

Painted

Corroded

Bent Deflector

Wrong Orientation

Wrong Application or Install

Recalled

NFPA 25: Visual Piping Inspections

Make/Manufacture

Location

Corrosion

Pitting

Pipe Supports

Seismic Bracing

Pipe Pitch

Means for Bleeding Air

General Operations and Maintenance Issues

Covered Sprinklers
Capped Sprinklers
Routine Painting
Inadequate Clearance
Missing Ceiling Tiles
General Housekeeping

Cost Estimations: Factors Considered

Extent of Replacement
-

Sprinklers
Piping/Fittings
Valves
Pump Assemblies

System Particulars
- Available Water Supply
- Pressure Demands
- System Interconnections and Listings

Building Specifics
-

Tenant Use and Occupied Areas

Building Construction
Interior Finishes
Asbestos

Warehouses: Sprinkler System Considerations

Commodities & Plastics

Storage Arrangements
(Racks & Piles)
Encapsulation
Pallets and Pallet Storage
Aisles
Rack Considerations
- Flue Spaces
- In-Rack Sprinklers

Type of Sprinklers
Storage Height

Warehouses: Sprinklers and Heat Vents

Large Warehouses over 12,000 sf

Special Requirements
- ESFR Sprinklers
- CMSA Sprinklers
- Design Requirements

1 sf per 9,000 cf sprinklered

Maintenance
NFPA 204
- Inspection
- Operation

Summary

Fire protection systems are unique to other building

systems, as they are only operated during routine testing
and during emergency conditions.

Codes and code requirements vary significantly from

jurisdiction to jurisdiction.

Fire protection system assessments are based on visual

inspections only.

Extremely limited with what is visible during a nonintrusive inspection.

Required periodic ITM practices and results are very

important.

Questions