Smart Fire Protection for Domestic Buildings

Integrated fire precautions for better,

more cost effective building design for dwellings

For the Association of Building Engineers

27th March 2012

Overview

1. Introductions

2. Fire regulation compliance - crucial clauses

3. Design enhancing fire precautions

4. Cost effective fire precautions

5. The opportunities for Open Plan

6. Liability and insurance

7. Risk management

8. Facts about fire

9. The sprinkler solution

10. Professional installations

A bit about me

• Fire engineer for 13 years

• Part of BSI team setting standards in Fire Protection

• Involvement in professional technical committees

• Professional 10-year working partnership with former Chief Fire officer

• Chairman of Residential Sprinkler Associates (retired)

• Installer consultant on the BAFSA residential sprinkler technical committee

• Developing a revision of BS9251 with BSI working group

Design & Fire Protection

Making fire precautions integral to domestic building design has more advantages than you may think:-

• Greater freedom of building design eg. open plan layouts, staircases, atriums, mezzanines

• Greater flexibility for cost saving solutions eg. less compartmentation, fire doors, glazing requirements, escape routes.

• Interior considerations eg. fixtures, furnishings and fittings

• Insurance requirements and discounts

• Liability & risk management strategies eg. corporate manslaughter

Regulation compliance

Fire safety regulations affect every level of building design, making an integral, tailored strategy the most appropriate and cost effective. Part B, Fire Safety • Means of warning & escape • Internal fire spread (linings) • Internal fire spread (structure) • External fire spread • Access & facilities for fire service

Other applicable standards include BS EN 12845 (Fixed fire fighting systems – automatic sprinkler systems), BS 5839-6 (Fire detection and alarms) and BS9251 (Sprinkler systems for residential and domestic occupancies)

Crucial Clauses

More flexible regulations apply where sprinkler systems are installed and with the agreement of the AHJ :-

• Part B, 2.7b

- dwellings with more than one floor above 4.5m external ground level can have a sprinkler system instead of an additional and separate staircase.

- a sprinkler system may be used instead of partitioning off a stairway at first floor or higher level.

- a sprinkler system can be used instead of ‘separating the 3rd floor by fire resisting construction’

Continued....

Crucial Clauses

• Part B, section 5 - Sprinkler systems are required for dwellings more than 45m from

the road or with restricted access for fire appliances. • Part B, 8.14 - Apartment buildings over 30m above ground must be fitted with a

sprinkler system. (18 m in Scotland) • Part B, 13.17 - The boundary distance may be half that of an otherwise similar

but unsprinklered buildings. • Part B, 17.9 - Requirements for fire fighting shafts is reduced when fully

sprinklered.

Design Enhancing Fire Protection

Integral fire protection can mean greater design freedom and flair. Many design features are more viable or only possible with sprinklers, for example:

• Open plan apartments

• Atriums

• Open staircases

• Less compartmentalised corridors and lobby spaces

• Improved manoeuvrability in care homes

All these factors can add value to properties for homebuyers and improve the build quality developers are able to offer.

Opportunities for Open Plan

In September 2009, the NHBC published a report which states the benefit of sprinkler systems for open plan apartments. Based on BRE ‘scenario modelling’ for 1, 2 and 3 bedroom apartments :

• Open plan layouts with sprinkler systems can achieve a better level of safety compared with standard Approved Document B compliant designs - up to 6 times safer!

As such, sprinklers:

- Make desirable open plan designs cost effective for developers

- Cost effectively add value to open plan apartments for buyers through overall design and ‘built in’ safety.

1-Bed Apartment

2-Bed Apartment

3-Bed Apartment

Open Plan Safety

Cost Effective Open Plan Designs

• For 1, 2 and 3-bed apartments, a sprinklered open plan arrangement saves the need for compartmentalising an escape route with an internal wall and at least one door set – a saving of around £900

• This saving would normally cover the cost of the sprinkler system, costing from approx. £650 to £850 for 1, 2 and 3 bed apartments.

• The market value of an open plan apartments is likely to be increased by between at least £2000 and £5000.

• The net added value is then likely to be over £2000 per apartment. • Incorporating open plan living areas within 3-storey townhouses offers

similar added value . • 4-storey town houses must have sprinkler system or a second staircase as an

escape route. A full sprinkler system may cost £2200 but an external staircase would be approx. £6000 and internally £15000!

Hard Facts About Fire

• An average room can be untenable to life after just 2 minutes

• Flashover point occurs typically within 6 minutes

• Standard fire doors contain a fire for 20-30 minutes

• Average target time for fire service in urban areas is 8.5 minutes (from when the call is made and processed!)

• In more rural areas, fire service target times can only be little more than ‘damp down and clean up’

The Sprinkler Solution

Sprinklers save lives: no-one has ever died solely as the result of fire in a building where sprinklers are installed.

• Sprinklers suppress and contain a fire before it reaches flashover point.

• Sprinklers provide valuable minutes for evacuation and can remove the need to evacuate in some circumstances.

• The fire service recommends sprinkler systems.

• Government policy makers are increasingly following Scotland’s lead and calling for sprinklers as a requirement in new build homes, schools, care homes, sheltered housing etc.

Sprinklers in practice

Myths and misconceptions • Burning toast could trigger them off.... Myth. Unlike smoke alarms, sprinklers

are heat and not smoke activated. They only activate when the ceiling temperature reaches a high, preset temperature.

• They can activate by accident... Myth. Sprinklers are heat activated so will only go off when the high preset temperature is reached.

• They flood the place when they go off.... Misconception. Only the sprinkler head over a fire will activate, not the whole system. A sprinkler will contain a fire by releasing 50 litres of water per minute of which around 80% will evaporate whereas the fire brigade use around 300 gallons per minute!

• The water damage will ruin the place... Misconception. Sprinkler heads activate in localised spaces and without them you may not have any contents or a building to worry about.

• Sprinklers look ugly and industrial and are unnecessary for residential developments... Misconception. Concealed domestic sprinklers are very discreet, they don’t go off by accident, they do minimise damage to property and they do prevent deaths from fire!

Sprinklers in practice

• Sprinkler heads are fitted to pipes connecting with mains water supply, water tanks or recycled and harvested water source.

• Unobtrusive sprinkler heads are fitted into ceilings and activated independently.

• Heads usually hold a fusable link which melts at a predetermined temperature activating that particular sprinkler head.

• Temperatures for activation are calculated on maximum ambient temperature plus 30˚c, usually 68 ˚c to 74 ˚c but can be set between 57 ˚c to 230 ˚c.

• Only the heads heated to the predetermined temperature will activate.

• Sprinkler systems are fitted with a flow switch which monitors water flow and triggers an audible alarm whenever a head has been activated.

Sprinklers In Practice – BS 9251

Sprinklers in practice

Installations are tailored to different building regulations, broadly falling into 3 categories: • Domestic systems – for private dwellings, including new builds, loft

conversions. (BS9251) Key considerations include, discreet flush fittings, maximum freedom for

open plan layouts, localised damage limitation • Residential systems – for properties with shared occupancy and access eg.

care homes, student accommodation, rented flats. (BS9251) Key considerations include risk assessment, evacuation and staffing,

escape routes, compartmentalisation, professional responsibilities, cost. • Commercial systems – for offices, shops and retail developments,

industrial and manufacturing units etc. (BSEN 12845) Key considerations include tough and durable installations, climatic

conditions, escape routes, layout, boundaries, insurance requirements.

Sprinklers in practice

• Rising costs for water and a shift towards more eco-friendly building design means water harvesting and recycling systems are becoming more widespread.

• Water harvesting systems are particularly beneficial to premises with high water uses, such as apartment developments, care homes and commercial installations.

• By harvesting rain water from roofs, roadways, paths and patios, substantial volumes can be reused for a variety of none potable applications – for free.

• Water harvesting systems make sprinkler systems even more financially viable and environmentally friendly.

Sprinklers in practice

• Like all fire precaution measures, sprinkler systems need to be maintained to ensure continued operational effectiveness and regulation compliance.

• For domestic installations, a developer can offer the added value of free servicing for first 12 months (included in installation) reverting to homeowner after this time for modest annual fee – warranty can be extended for up to 50 years.

• Ongoing servicing and maintenance contracts provide ongoing reassurance for home owners.

• New sprinkler systems with automated testing and remote monitoring (ATACs) offer complete peace of mind.

New Generation Sprinklers

Automated Testing And Control System (ATACS)

• Provides remote monitoring and control of essential operating functions using internet and mobile phone technology

• Features include - auto flow testing every 28 days; flow switch, pump activation and priority demand shut-off valve testing; alarm testing; mobile phone alerts; 24/7 monitoring and online test reports.

• Overcomes potential issues such as water being turned off, pump or valve failure through not being serviced, power supply failure and reduced water pressure.

New Generation Sprinklers

ATACS – key benefits for domestic installations

• Exclusively available at same price as standard sprinkler system installation from Nationwide Fire Sprinklers.

• Small, neat and discreet units.

• Added reassurance for multi dwelling developments where neighbour fires could be a concern, with each unit operating independently for minimal disruption.

• High tech, state of the art system to add value to property.

• Complete peace of mind for home-owners – when they’re at home or away.

Professional Installations

• Building regulations state that any installer of fire sprinkler systems should have third party accreditation such as FIRAS.

• FIRAS certification provides assurance that the fire sprinkler system installation will be carried out correctly, in accordance with industry standards and product manufacturer guidelines to provide the required fire protection rating for the building as intended by the specifiers.

• Without the appropriate accreditation, building control officers are empowered under section 0.14 of approved document B to refuse certification from an unqualified installer

• Unqualified installers may have unsatisfactory design, installation and quality control which may be why they cannot offer you the security of certification.

Nationwide Fire Sprinklers

• Is one of a select few installation companies in the industry with the appropriate qualifications to offer FIRAS accreditation.

• Provides full compliance with BS9251, BSEN 12845, NFPA13 and FM Global regulations regarding the installation of fire sprinklers.

• Has audited quality systems and practices to ISO 9001:2008 standards.

• Is a member of the Residential Sprinkler Association and the British Automatic Fire Sprinkler Association, The Fire Protection Association.

• Is the ONLY company that offers ATACS as standard.

Nationwide Fire Sprinklers

• Employs its own team of project managers, site supervisors and installation technicians for assured quality, technical know-how and specialist expertise.

• Ensures that every member of the company is trained in the business of fire management and sprinkler systems.

• Is at the leading edge of technical and technological innovation and sprinkler system developments with senior engineers advising on revisions to BSI standards.

• Works with independent industry experts to provide professional risk assessment and fire engineering services, guidance on all applicable building regulations, health and safety requirements

• Will liaise directly with contractors and site managers as required and provide project management for single and multi-build developments.

Nationwide Fire Sprinklers

• Specialists in domestic, residential and commercial fire sprinkler system installations across the UK and in Ireland, working with leading developers, local authorities and housing associations, including:

The future.....

• Wales has legislated for sprinklers in all new dwellings

• Scotland has legislated for sprinklers in all sheltered accommodation

• SFRS is closing remote retained fire stations in favour of mandatory sprinklers in all new dwellings and driving retro fit

• FRS services throughout the UK are now implementing the localism act and attempting enforcement of suppression in new developments.

• USA building codes now already coming into force for mandatory sprinklers in all new dwellings

• This is seen very much by CLG as a trial run for widening out legislation to the whole UK

• Building Regs part B to be re written for 2016 but government “not inclined” to amend for suppression

• UK widely expected to include mandatory sprinklers unless there are significant problems in Wales

In Summary

• Developer partnership specialists with extensive experience in sector

• Unique installation of industry leading ATACS system

• 24 hour support to customers/products

• Complete integration with customers throughout project lifecycle

• Scalable products that can be adapted to customers existing systems e.g. building management and fire alarms

• Industry leading company developing new technologies for the sprinkler and fire safety industries

WITNESS TESTING

The one regular problem we sprinkler contractors face is poor water supplies.

Correctly done, a good flow rate is easily achieved.

However a witnessed flow test should be sought.

There is an approved test method which any competent sprinkler engineer will use to prove the water supply can deliver the flow and pressure required.

You need to see that this test has been done

4-Storey Townhouses

Ground floor

First floor

4-Storey Townhouses

Second floor

Third floor

4-Storey Townhouses

TEST PROTOCOL A test rig is attached to the sprinkler test and drain point

The test point is opened to allow the pressure to drop towards the required pressure reading then a reading of the actual flow rate at the required pressure is taken

For example, the system stands at 4.0 bar. We need 98L/min @2.1 bar. We open the test valve until we read 2.1 bar on the gauge. If the flow rate is greater than 98L/min the installation will work. If the flow AND pressure cannot be met the installation cannot work as designed

THIRD PARTY ACCREDITATIONS

Sprinkler designs submitted to you which carry these logos in any combination will help give you some assurance of the competence of the contractor.

WHEN IT ALL GOES WRONG

Regrettably I do do get called by LABC’s and other AHJ’s in to look at installations done by “sprinkler contractors” who are usually operating outside of the normal trade associations as independent businesses.

In these we regularly come up against poor designs, inadequate sprinkler protection and worst of all lack of flow in the installations

Trade association warranties

Being in the AA doesn’t mean your car is roadworthy.

I am sorry to have to tell you that being a member of a trade association does not mean the design or installation has any certainty of being compliant .

The existing “training schemes” are inadequate and new businesses can set out after only 1.5 days training and purport to be a fully qualified installer.

Your ONLY certainty of competence is third party accreditation

New Houses Manchester

This site of 9 new houses had many problems and the whole installation was condemned and has been replaced

Rainwater pipe discharges onto fire pump!

One owner added insulation to try to stop it all freezing and losing his toilet (connected to the sprinkler system)

The builder attempted to protect the fire pump with a rabbit hutch

Anyone for rabbit!

A CARE HOME IN NORFOLK

We were called in to a care home in May 2010 to service and review an installation as the client “thought the sprinklers might not be quite right”.

We found an installation fed off a ¾” pipe to a 150 L header tank which gravity fed the two storey home. The effective head of

0.3 bar is not even enough to run a sprinkler which needs 0.5 bar! This was just one of many faults found.

The system cost over £10,000 to put right. The installer was an “independent” contractor (now in liquidation thankfully).

The property remains a death trap at this time and has been approved by building regulations.

Find out more

• Questions

• Presentation handouts

• More information available at www.nationwide-fire.co.uk

• Call Nationwide Fire Sprinklers for a free and no-obligation consultation on your fire precaution requirements.

Tel. 0800 028 9911

THANK YOU!