ACMO Blog

Frequently Asked Questions about Sustainable Fire Code Compliance

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Fire Safety has always been an important topic for us. 2020 saw a significant increase in home fires and home fire fatalities. This makes this topic even more important than ever for property managers, corporations, and the board of directors! So how do you keep your buildings and your people safe? We've compiled some of our most asked questions and answered them to help you maintain sustainable Fire Code Compliance.

Who is Responsible?
We are all responsible for our own life's safety! But in the world of condominiums, there is required to be a defined line of responsibility for fire code compliance. This includes the checking and maintenance of life safety systems and fire safety planning. All residents, property managers, and board members should know what the condo corporation is responsible for versus what the contractors are responsible for versus what the unit owners are responsible for their building. You should be able to find fire safety responsibility information in the corporation's communications, the fine print of rules and responsibilities or in the declaration.

There are three primary areas of fire safety responsibility:

1. what each individual unit owner is responsible for
2. what the corporation has care and control over and is responsible for and
3. what responsibility is downloaded to your contractors for inspecting, testing, and maintaining your life safety systems

In principle, this seems easily defined. In reality, implementation is not always as clear and, in some cases, there may be a shared responsibility.

Ultimately, the responsibility is on the corporation to maintain Fire Code Compliance! To have rules, to communicate what owners are responsible for, to ensure regular inspections are completed and to maintain records. These responsibilities generally fall onto the property manager.

Evaluate your fire code compliance obligations, know your duties as a manager, train your staff on their responsibilities, know what your contractors are responsible for and what they are not, communicate residents’ responsibilities to them clearly, and remind them frequently.

What is Part 7 – Smoke Control?
Part 7 of the Ontario Fire Code refers to integrated checking, inspection, testing, notification, and maintenance of Fire Emergency Systems in High Rise buildings. Buildings over 18 metres (approx. 7 stories + up) require quarterly integrated operational testing of Emergency Voice Communication, Elevator (emergency operations) and Smoke Control Systems including Automatic doors, Dampers, Pressurization fans. This testing is typically outside the scope of service companies and requires an integrated test specialist. A test procedure must be developed and stamped by a professional engineer. Our service also includes the first quarterly test with the option to conduct ongoing quarterly tests. Training is available for the potential to transfer test supervision responsibility to staff.

What is the new S1001 – Integrated Testing of Fire and Life Safety Systems Requirement?
As the first UL-listed Integrated Systems Service Provider in Canada, we have been getting these questions a lot! Most jurisdictions across Canada are currently implementing ULC-S-1001-11 in the National Building and Fire Codes. What does that mean for building owners, developers, engineering firms, and property managers?

In the past, various components of your fire systems would have been tested individually. However, the ULC-S1001-11 now tests them as an entire unit. The new standard will test all systems together in an integrated fashion to ensure that all of the components are talking to the others and triggering the next stage.
We are receiving questions every day about these new standards and put together The 11 Most Frequently Asked Questions About ULC-S-1001-11 – for more information you can read them here.

How do you know where to find your building's compliance obligations?
It's all in your Fire Safety Plan (FSP)! Each area of your building and the systems to be maintained are outlined in your fire safety plan. The FSP is not always clearly understood, responsibilities have to be effectively assigned to staff and contractors and building-specific training is conducted to ensure the actions are completed and recorded properly. Residents must be informed of their obligations and should be informed of building fire safety features. The Ontario Fire Code also requires your fire safety plan to be reviewed a minimum of once per year and at intervals where updating is required.

What’s the bottom line?
This is about life safety! We are all continually learning and evolving to safeguard against the loss of property or worse, loss of life, from fire. This requires a comprehensive approach to Fire Safety, maintaining fire code compliance and being prepared for fire department inspections. An informed fire code compliance plan keeps your buildings and your people safe.

You are not expected to be Fire Code experts! You may need guidance; your experts are here to help. Compliance is achievable and sustainable, through good planning, training, and fire code reviews.

For over 25 years, FCS Fire Consulting Services has been a leading fire code consulting firm. We were the first UL Listed Integrated Testing Service Provider in Canada, we also specialize in Part 7 (smoke control) and Part 9 (retrofit) compliance, alternative solutions, building staff training and resolution of fire department inspection orders and notices of violation. FCS holds a Certificate of Authorization from Professional Engineers of Ontario (PEO).

We offer technical assessments, engineered plans and specifications and complete project administration services to facilitate a seamless process throughout fire alarm system installation. Our unique services provide building managers, owners, and condominium boards with a keen understanding of their responsibilities under the Fire Code for informed decision-making and compliance management. We are the Fire Code experts, and we can help!

Contact FCS Fire Consulting Services at admin@fcsfire.com or visit us at www.fcsfire.com