facility risk management

David F. Kent and Gerry MullockMarsh SEMF

Facility Risk Management

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Objectives

Gain an understanding of the regulatory framework relating to facilities risk management, e.g. Objectives of the BCA

Highlight property protection issues that can occur during typical fire service fire scene management

Gain an understanding of performance based design and its potential impact upon property protection

Address risk management issues relating to facilities– owning and occupying facilities– planning for refurbishment or new facilities

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Session

Asset Management

Liability Management

Planning and design considerations for building stock and structures refurbishment or new construction

Summary/Conclusion

Maintenance of Maintenance of Essential Health and Essential Health and Safety FeaturesSafety Features

SCIENTISTS ENGINEERS MANAGERS & FACILITATORS

The following items of equipment have been normally maintained

under the standard facilities maintenance contract until May

2004.

Clause I1.1 Safety Measures

Measures to be maintained

BCA provisions for determining standard of performance

Nature and frequency of maintenance

Table I1.1 Structural fire protection and compartmentation

Wall wetting sprinklers (including doors and windows required in conjunction with wall-wetting sprinkler systems)

Clause C3.4 of Vol One of the BCA . C3.4, C3.8, C3.11, D1.7, D1.8, G3.8

As prescribed by AS 1851.3 where installed as part of the sprinkler system; or six monthly inspections for compliance, damage or deterioration and water supply availability where installed as part of another system.

Fire doors (including sliding fire doors, warning systems) including self-closing, automatic closing and latching mechanisms

Clause C2.12, C2.13, C3.4-3.8, C3.10, C3.11, D1.7, D1.8, D1.12 & Specification C3.4 and AS/NZS 1905.1

Monthly as prescribed in AS 1851.7 check operation of handles, closers and electronic strikes

Smoke doors and associated self-closing automatic closing and latching mechanisms

Clause D2.6 & Specification C3.4

Monthly as prescribed in AS 1851.7 check operation of handles closers and electronic strikes





Table I1.5 Fire-fighting service and equipment

Fire hydrant system (including on-site pump set and fire service booster connection)

Clause E1.3 and AS 2419.1

6-monthly where a pump set is not installed. Weekly if a pump set is installed

Fire hose reel system Clause E1.4 and AS 2419.2

6 monthly as prescribed in AS 1851.2

Sprinkler systems Clause E1.5, G3.8 and H1.2 and AS 2419.3

Weekly as prescribed in AS 1851.3

Portable fire extinguishers

Clause E1.6 and AS 2419.11

6 monthly as prescribed in AS 1851.1





Table I1.2 Means of egress

Nil

Table I1.3 Signs

Signs concerning use of lifts in the event of fire

Clause E3.3 Annual inspections to ensure that the warning sign is in place and legible. Part of annual inspection only

Table I1.4 Emergency lighting

Emergency lighting Clauses E4.2 and E4.4, and AS/NZS 2293.1

Six monthly visual inspections as prescribed in AS/NZS 2293.2.




Table I1.6 Air-handling systems

Smoke hazard management:

Automatic air pressurisation systems for fire isolated exits

AS/NZS 1668.1 or as approved by the relevant authority

As prescribed in AS 1851.6 Frequency routines modified for Level 1 - six monthly Appendix B 10.

Zone Smoke control system

AS/NZS 1668.1 or as approved by the relevant authority

As prescribed in AS 1851.6 Frequency routines modified for Level 1 - six monthly Appendix B 10.

Table I1.7 Automatic fire detection and alarm systems

Smoke and heat Detection system

Clause 4 of Specification E2.2a

Weekly if not monitored as prescribed in AS 1851.8, or monthly if monitored as prescribed in AS 1851.8.





Table I1.8 Occupant warning system

Emergency warning and intercommunication systems

Clause E4.9 and Specification E2.2a of Vol One of the BCA and AS 2220 part 1 and 2

Monthly as prescribed in AS 1851.10. (Schedule 4 specifies 3-monthly to AS 1851.10,but this is not allowed in the standard)

Building Occupant Warning system

Clause 8 of Specification E1.5 Clause 6 of Specification E2.2a

Monthly as prescribed in AS 1851.8.

Table I1.9 Lifts

Nil

Table I1.10 Emergency standby power systems

Nil



Measures to be maintained BCA provisions for determining standard of performance


Table I1.11 Building clearance and fire appliance access

Nil

Table I1.12 Other Measures

Nil

Table I1.13 Building use and application

Nil

Clause I1.2 Mechanical ventilation and hot water, warm water and cooling water systems

Mechanical ventilation and hot water, warm water and cooling water systems in a building other than a system only serving a single occupancy unit in a Class 2 or 3 building or Class 4 part

AS/NZS 3666.2 As prescribed in AS 3666.7

The following items of equipment have not normally been maintained under the standard facilities maintenance

contracts up to May 2004 but are now required to be maintained.






Building elements, required to satisfy fire resistance levels

Section C D1.12

Annual inspection for damage, deterioration, or unauthorised alteration.

Materials and assemblies required to have fire hazard properties

Section C and Specifications C1.1 and C1.10.


Elements required to be non-combustible, provide fire protection, compartmentation or separation

Clause C2.5 to C2.14, C3.3, C3.11 D1.7, D1.8 E1.3 G3.4







Fire shutters Clauses C3.4, C3.5, D1.7, D1.8 &Specification C3.4 or AS 1905.2 as appropriate

Annual inspection for damage or deterioration or unauthorised alteration.

Solid core doors including self-closing, automatic closing and latching mechanisms

Clause C3.11 Annual inspection for damage or deterioration and check operation of closers, handles and electronic strikes

Fire protection at service penetrations through elements required to be fire resisting with respect to integrity or insulation, or have a resistance to the incipient spread of fire )

Clauses C3.12, C3.13, C3.15, C3.9 and Specification C3.15

Annual inspection for damage, deterioration, or unauthorised alteration; (check integrity of joints and junctions; and check that any additional penetrations have been adequately fire stopped.)






Fire windows (including windows that are automatic or permanently fixed in position)

Clauses C3.4, C3.8, C3.11, D1.7, D1.8 & Specification C3.4


Fire protection associated with construction joints, spaces and the like in a between building elements required to be fire resisting with respect to integrity and insulation

Clause C3.16 Annual inspection for damage, deterioration, or unauthorised alteration.

Proscenium walls (including proscenium curtains)

Specification H 1.3 Annual inspections for damage, deterioration, or unauthorised alteration.






Paths of travel to and discharge from exits

Clause D1.6 Three monthly inspections to ensure there are no obstructions and no alterations have been made.

Discharge from exits (including paths of travel from open spaces to public roads)

Clauses D1.7, D1.9 to D1.11, D2.12, G4.3, G4.6, G4.7

Three monthly inspections to ensure that doors are operable and are clear of obstructions.

Exits including Fire isolated stairways, ramps and passage ways including handrails, balustrades and stair treads

Clauses D2.2, D2.3, D2.8 to D2.11, D2.13, D2.16, D2.17

Three monthly inspections to ensure there are no obstructions and no alterations have been made.






Discharge from exits (including paths of travel from open spaces to public roads)

Clauses D1.7, D1.9 to D1.11, D2.12, G4.3, G4.6, G4.7

Three monthly inspections to ensure that doors are operable and are clear of obstructions.

Exits including Fire isolated stairways, ramps and passage ways including handrails, balustrades and stair treads

Clauses D2.2, D2.3, D2.8 to D2.11, D2.13, D2.16, D2.17

Three monthly inspections to ensure there are no obstructions and no alterations have been made.

Smoke lobbies in fire-isolated exits

D1.7, D2.6 Annual inspection to ensure there are no obstructions and no alterations have been made.






Open access ramps or balconies for fire isolated exits

D2.19 to D 2.23 Annual inspection to ensure there are no obstructions and no alterations have been made.

Doors (other than fire or smoke doors) in a required exit, forming part of a required exit or in a path of travel to a required exit, and associated self closing, automatic closing and latching mechanisms

Clause D1.6, D2.19 to D2.21, D2.23

Three monthly inspections to ensure that the latches are operable and will open without the use of a key in an emergency.




Table I1.3 Signs

Exit signs (including directional signs)

Clauses D1.12 E4.5, E4.6 and E4.8 and AS/NZS 2293.2

Six monthly inspections to confirm operation, avoidance of obstruction. Undertake procedures as prescribed in AS/NZS 2293.2 (previously 6 monthly)

Signs concerning use of lifts in the event of fire

Clause E3.3 Annual inspections to ensure that the warning sign is in place and legible.

Warning signs and alarms on sliding fire doors and doors to non-required stairways, ramps escalators

Clause C3.6 Annual inspection to confirm operation, avoidance of obstruction and that signs are in place and legible. For flashing luminaries and visual alarms, undertake procedures as prescribed in AS/NZS 2293.2.






Table I1.3 Signs

Signs, intercommunication systems, or alarm systems on doors of fire-isolated exits stating that re-entry to a storey is available

Clause D2.22 Annual inspection to ensure signs are in place and legible

Signs alerting people that operation of doors must not be impaired

Clause D2.23 Annual inspection to ensure signs are in place and legible

Signs required on doors in alpine areas, alerting people that they open inwards

Clause G4.3 Annual inspection to ensure signs are in place and legible

Fire order signs required in alpine areas.

Clause G 4.9 Annual inspection to ensure signs are in place and legible.





Table I1.4 Emergency lighting

Emergency lighting Clauses E4.2 and E4.4, and AS/NZS 2293.1

Three/six monthly visual inspections to ensure operation, power availability and avoidance from obstruction. Undertake procedures as prescribed in AS/NZS 2293.2. 2 (previously 6 monthly)

Artificial lighting required to assist occupant movement and egress

Clauses F4.4, H1.7,and AS 1680.0

Three monthly inspections to ensure lighting levels are still achieved and not affected by obstructions.





Table I1.5 Fire-fighting service and equipment

Fire control centres (or rooms)

Specification E1.8 Annual inspection to ensure compliance of construction and contents with BCA.

Special hazards fire-fighting systems and equipment

Clause E1.10 As prescribed in AS 1851.12 or AS 1851.16 as applicable.


Smoke hazard management: systems

Clause E2.2

Automatic smoke exhaust system

Specification E2.2b or as approved by the relevant authority

As prescribed in AS 1851.6. Frequencies modified for Level 1 – 6 monthly

Automatic smoke and heat vents


As prescribed in AS 1851.6. Frequencies modified for Level 1 – 6 monthly






Air handling systems that do not form part of smoke hazard management system and which may unduly contribute to the spread of smoke

Specifications E2.2c and G3.8 and AS 2665

As prescribed in AS 1851.6

Miscellaneous air handling systems covered by Sections 5 & 11 of AS 1668.1 serving more than 1 fire compartment

Specifications E2.2b and C2.3 as applicable, or as approved by the relevant authority


Other air handling systems








Carpark mechanical ventilation system

Clause F4.11 & AS 1668.2

Frequency as nominated by supplier on label attached to equipment in accordance with AS 1668.2, Appendix B7

Atrium smoke control system

Specification G3.8 and AS 1668.1


Table I1.7 Automatic fire detection and alarm systems

Self contained smoke and heat (thermal) alarm system


Monthly inspection to test operation. Replace battery or units as necessary.

Atrium fire detection and alarm system


Weekly if not monitored as prescribed in AS 1851.8, or monthly if monitored as prescribed in AS 1851.8.





Table I1.8 Occupant warning system

Nil

Table I1.9 Lifts

Stretcher facility Clause E3.2 Annual inspections to ensure compliance with BCA requirements.

Emergency Lifts Clause E 3.4 and AS 1735.2

Periodic inspection in accordance with manufacturer’s recommendations (not more than one year intervals).

Passenger lift fire service controls

Clause E3.7 Periodic inspection to ensure compliance with BCA requirements (not more than one year intervals).





Table I1.10 Emergency standby power systems

Stand-by power systems

Clause E3.4 Clause G3.8 and Specification G3.8

Six monthly testing to ensure auxiliary power is operable.

Table I1.11 Building clearance and fire appliance access

Access for fire appliances

Clauses C2.3, C2.4 Annual inspection to ensure that unobstructed access to buildings and fire fighting facilities is maintained.

Clearances for large isolated buildings

Clauses C2.3, C2.4 Annual inspections to ensure clearances are maintained.





Table I1.12 Other Measures

Glazed assemblies

Clause B1.4, F1.13, AS 2047 and AS 1288

Annual inspection to ensure no changes and that replacement glass complies with safety requirements.

Balconies Part B1 Annual inspections to ensure that balconies are in place and check for damage and deterioration.

Balustrades Part B1 Clause D2.16

Annual inspections to ensure that balustrades are in place and check for damage and deterioration.

Refrigerated chambers, strong rooms and vaults

Clause G1.2 Three monthly inspections to ensure safety devices are in place and operable.

Bushfire protection measures

Part G5 .2 Annual inspection to ensure continuing compliance.





Table I1.13 Building use and application

Classification and use of Building

Clause A3.2 to A3.4 Annual inspections to ensure that the building is being used and occupied in accordance with its assigned classification.

Occupancy hazard Clauses E1.5, E1.6, E1.10

Annual inspection to ensure that occupancy hazards do not exceed approved levels.

Clause I1.2 Mechanical ventilation and hot water, warm water and cooling water systems

Mechanical ventilation and hot water, warm water and cooling water systems in a building other than a system only serving a single occupancy unit in a Class 2 or 3 building or Class 4 part

Clause F4.4 F4.11, F4.12. AS 16668.2, AS/NZS 3666.2

As prescribed in AS/NZS 3666.2




Part 7 of the Plumbing Regulations 2004 (Tasmania)

On-site waste water management systems

Relevant Performance Requirements of the (or a) Certificate of Accreditation issued under the Code

The Director of Building control has not specified those frequencies other than those specified in the relevant Certificate of Accreditation issued under the Tasmanian Plumbing Code

Testable Backflow Prevention Devices

Relevant Performance Requirements of the Code





Part 7 of the Plumbing Regulations 2004 (Tasmania)

Thermostatic mixing valves and tempering valves installed in early childhood centres, primary and secondary schools, hospitals and nursing homes, or similar facilities for people with disabilities, young people, elderly people or sick people.

Relevant Performance Requirements of the Code


Emergency Evacuation Procedures

Emergency Control organisation and procedures

AS 3745 and AS 4086 for Class 9a buildings

As prescribed in the Standard

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Asset Management

Str

eet

Building

Parkland

Street

Par

klan

d

Hydrant

Fire lane

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Legislative and Regulatory Compliance

Construction defined primarily by Building Code and Building Regulations but also impacted by legislation for OH&S, Dangerous Goods, Environment

Legislation and regulations are a manifestation of the community’s minimum standard

Legislation & regulations are primarily directed at the protection of the community at large

Occupancy or risk to the business is a matter for the organisation and stakeholders

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BUILDING CODE (BCA )

Life Safety of Occupants

Life Safety of Fire Fighters

Protection of Adjacent Properties

Minimum construction requirements for:

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Performance Regulation

“ 229 If a builder build a house for some one, and does not construct it properly, and the house which he built fall in and kill its owner, then that builder shall be put to death.

230. If it kill the son of the owner the son of that builder shall be put to death.

231. If it kill a slave of the owner, then he shall pay slave for slave to the owner of the house. ”

King Hammurabi of Babylonia 1955BC-1913BC

Source http://www.yale.edu

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Performance Based Design

Allows designers to use innovative solutions based upon design assumptions which may not be as robust as the empirical knowledge in “cookbook” building design

Tailored maintenance solutions & management which may not be sustainable

CONS

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Performance Based Design

Allows designers to use innovative design solutions instead of applying “cookbook” approach to building design

Allows designers to apply state of art knowledge to designs which may not be formalised in the prescriptive requirements

PROS

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Performance Design

Combustible insulation

Occupant Intervention

Fire Brigade Intervention

Smoke detection instead of sprinkler protection

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Performance Design

Combustible insulation

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FIRE SERVICE

Fire Service duties are:

Prevention of Fire

Suppression of Fire

Protection of Life

Protection of Property

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FIRE SERVICE

RECEO

Rescue - Persons

Exposures - Spread of fire to other structures

Containment - Restricting internal fire spread

Extinguishment - Suppression activities

Overhaul - Salvage operations and mopping up

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Smoke Management

ClearLayer

Objective is to maintain clear layer allowing occupants time for escape.

2.1metres

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Smoke Management

ClearLayer

Smoke production can exceed exhaust rate after a period of time.

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TYPICAL

Slip, trips and falls - Floor surfaces

Egress - Number and size of exits, Exit routes

EWIS, Emergency lighting

Emergency Planning – dynamic process/“foreseeable risk”

Life safety - Sleeping risks (hostels, dormitories etc.)

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Other exposures

Damage/Fire Spread to 3rd parties

– Normal operations

– Abnormal operation

Environmental

– Air quality

– Hazardous Materials (PCBs, Asbestos)

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Positive controls:

Induction of contractors and their staff (no induction = no access)

Pre-approved contractors processes

Change Management

Document control:

– Workers compensation/ Public liability

– Employee/contractor nomination

Planning and Design

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Start

Feasibility Study

Conceptual DesignDesign

Development

End

Design Documentation

Construction / Installation

Commissioning

Management in Use – Operation of the asset eg. event,

building, structure etc

Change of Use and/or

Refurbishment

Demolition

Project Cycle

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Decision Tree – Property Protection

Manage Threat Manage Exposures

Manage F ire Im pact

E lm inate Ignition Sources Keep Fuel Away From Ignition Sources

Prevent F ire Initia tion

F ire P rotection

OR

OR

OR

Includes:Electrical PowerFireArsonSmoking

Includes:SprinklersFire DetectionCompartmentation

Includes:Electrical PowerFireArsonSmoking

Includes:Evacuation SystemsSmoke Management

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Conclusion

Legislative compliance does not equal addressing operational/business risk

Specifications should address operational/business risk

Overseas standards should used when there is no Australia equivalent

Understand the demands placed upon Public Fire Protection

Maintain corporate knowledge of your buildings and systems

facility risk management

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