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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


  1. Apartment Owners Network Fire Safety in Existing Apartment Blocks 18 th July 2017

  2. 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

  3. Contents 1. Review of the Historic Compliance Regime 2. Current Compliance Regime 3. Problems commonly found 4. Proposed solution to government

  4. 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.

  5. 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

  6. FIRE SAFETY CERTIFICATE

  7. FIRE SAFETY CERTIFICATE

  8. CERTIFICATE OF COMPLIANCE AT COMPLETON OF WORKS

  9. CERTIFICATE OF COMPLIANCE AT COMPLETON OF WORKS

  10. 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

  11. New Building Control Amendment Regulations

  12. 60 Minute Fire Resistance Around Each Property

  13. Penetrations through the walls – Floors/Ceilings

  14. Penetrations through the walls – Floors/Ceilings

  15. Penetrations through the walls – Floors/Ceilings

  16. Penetrations through the walls – Floors/Ceilings

  17. Exposed and Unprotected Steel

  18. Exposed and Unprotected Steel

  19. Exposed and Unprotected Steel

  20. Breaches in Floors

  21. Breaches in Floors

  22. Breaches in Floors

  23. Breaches in Floors

  24. Breaches in Floors

  25. Gap to Floor Slab

  26. Gap to Floor Slab

  27. Gap to Floor Slab

  28. Services Entry into Apartment

  29. Services Entry into Apartment

  30. Protected Corridor – Time to Escape (30mins)

  31. Protected Corridor – Time to Escape (30mins)

  32. Protected Corridor – Time to Escape (30mins)

  33. Protected Corridor – Time to Escape (30mins)

  34. Protected Corridor – Time to Escape (30mins)

  35. Protected Corridor – Time to Escape (30mins)

  36. Protected Corridor – Time to Escape (30mins)

  37. 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

  38. Cavity Barriers

  39. Option A - Cavity Barriers

  40. Option A - Cavity Barriers

  41. Option A - Cavity Barriers

  42. Option A - Disruptive Works

  43. Option B – Close all Openings to Cavities

  44. Option B – Close all Openings to Cavities

  45. Option B – Close all Openings to Cavities

  46. Option B – Close all Openings to Cavities

  47. Option B – Close all Openings to Cavities

  48. Penetrations through the walls - Boiler

  49. Penetrations through the walls - Ducting

  50. Breaches in Service Shafts

  51. Breaches in Service Shafts

  52. Basements

  53. Separation of Duplex Units

  54. Separation of Duplex Units

  55. 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

  56. 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

  57. 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.”

  58. Recommendations to Government Submitted in March 2017 Receipt Acknowledged in March 2017 No further response

  59. 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.

  60. Thank you Q&A

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