When it comes to investments, fire suppression is the one we hope to never utilize. All too often it acts like a safety blanket, unseen yet always there, a hidden investment policy we hope never to have to cash in. With systems, we manage daily, such as heating, air conditioning, and lighting, a fault is often noticeable and easy to identify. But how do you quickly ascertain an issue with fire safety infrastructure?
RRO Regulatory Reform (Fire Safety) Order 2005
The introduction of the RRO Regulatory Reform (Fire Safety) Order 2005 took the responsibility for fire safety away from fire and rescue services and placed the obligation solely on the building owner or occupier.
To align, every commercial or industrial property must have a designated individual who is responsible for fire safety, and the onus is on them to make their premises compliant. Failing this, fines, prosecution, and even custodial sentences can be implemented.
Fire suppression systems
Fire suppression systems can generally be forgotten, trivialized, or taken for granted
Fire suppression systems can generally be forgotten, trivialized, or taken for granted when in reality they are the unsung hero of commercial, industrial and residential properties.
A recent study from the US National Fire Protection Association (NFPA), shows sprinklers were found to reduce civilian deaths by 89% and firefighter injuries by 60%, proving their ability to simultaneously control fires and protect property and commodities, all the while keeping members of the public safe.
Importance and maintenance of fire safety systems
Having worked in fire safety and compliance for over 35 years, I work to accurately advise building owners, occupiers, and property managers on their fire suppression infrastructure and the importance of care and maintenance every day.
Below are my top tips on how to approach fire safety and protect property, commodities, and building occupiers.
sprinkler servicing and maintenance guidelines
To increase awareness of fire safety compliance and ensure that all buildings meet industry-approved standards, RISC Authority 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.
Stay alert
When assessing and planning for fire safety, watch out for common pitfalls to make premises fully compliant
When assessing and planning for fire safety, watch out for common pitfalls to make 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.
Age of the sprinkler
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 still operate as intended in a fire condition 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.
Hazard Reviews
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 a major danger in the event of a fire.
Monitoring changes
When the purpose of space changes, so do its fire safety requirements
Especially relevant post-COVID with the development of hybrid buildings and flexible workspaces, it is important to monitor the change of use. When the purpose of 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.
Supplier criteria
The three most important questions when choosing a supplier:
- How punctual is the organization in the event of an issue? The supplier must offer 24/7 responses to rectify and resolve urgent issues and ensure that your premises are safe and secure.
- Is the supplier and contractor third-party accredited? Ensuring that a supplier and contractor are approved by an independent body like the Loss Prevention Certification Board (LPCB) is vital. This helps assure that all fire safety foundations such as fire doors, sprinklers, and other methods of fire suppression are suitably compliant and maintained and serviced by current safety standards.
- Does the supplier have a reliable reputation? It’s worth asking how long they have been running? Length of service and reputation of a supplier is a necessity. Although a more reputable supplier may charge higher costs upfront, the long-term benefits will prevail, and it guarantees no work to be redone in the future.
Fire Safety Compliance
It is vital to ensure premises are always fully compliant. Alongside adhering to commercial and industrial building insurance standards, well-implemented fire safety is vital for legal compliance, inspiring the confidence of occupiers and providing overall comfort and safety.
Stick with these useful suggestions and download the FPA’s Sprinkler System Service & Maintenance guide to safeguard your building and its occupants.