Presented by Edgar Furtado & David Vella

FIREPLACE & FLUE REPLACEMENTS1359 WHITE OAKS BLVD., OAKVILLE

Background…

• Vertically venting fireplaces are not common in high-rise construction

• The Reserve Fund included allowances to service fireplaces to maintain performance

• An investigation of the fireplaces was initiated with the RFS to refine long term planning, define eventual replacement and funding needs

• Replacement was not expected to be required in the immediate future

Your building…

• Top 10 floors of building have gas fireplaces

• there are about 100 units with fireplaces

• Individual flues rise from each fireplace unit up to the roof (There are 100 flues above roof level)

• The flues are concealed within wall cavities (except flue caps at Roof) and not readily accessible for inspection

• Fireplace flues are galvanized steel pipe (B-vent)

The Way it is currently built…

• Codes require suites to have rated fire separation between each and every suite

• Separations are achieved by the floors, walls, doors, etc.

• Because of flues, lower suites “pass through” upper level suites (within vertical chases) to reach the roof.

• each flue must have a rated partition separating it from each and every other flue to prevent fire transfer between suites

Recent Inspections

• an investigation of a sample of units was conducted to identify the current physical condition and start planning for long term operating needs.

• Inspection included camera inspections of flue interiors and test openings through walls

– Pipes have only minor to moderate corrosion

– no perforations noted

– Minor widening of joints at pipe couplings

– No evidence to indicate gases are leaking from flues

– Pipes are in ok shape

Findings (Camera inspections of flues interiors)…

Findings (Test Openings)…

– Some flue pipes do not have adequate clearance to fire separations

– should have 2” clearance from partitions.

Note: At floor level above this photo location, there will be inadequate clearance from flue to drywall partition

Fire separations are not continuous (violating code)

Note: Gypsum board partitions have been cut to fit around flue pipes during original construction

Note: joints between gypsum board sheets are not taped

Findings (Test Openings)…

Service penetrations (gas lines) through partitions are not fire/smoke sealed…

What is should look like….

Findings (Test Openings)…

Summary of Findings…

• The fireplace boxes & flues remain in a serviceable condition.

• If separation problems were absent, the flues could continue to operate for up to 15 years with periodic servicing/repairs

• Replacement is required to address fire-partition concerns relating to construction (not a result of age or the condition of the fireplace units)

Don’t Panic…

• The condition has existed for 30 years without operational problems of the fireplaces

• The risk to safety is low. The concern relates to the spread of fire not from the fireplaces but from inside one suite to the next (i.e. a fire has to occur for the problem to become real)

• Fire separations at lower levels are not impacted

• If there is a fire – follow the same evacuation procedures as before

Why action is needed…

• Even though conditions have existed since construction, retroactive compliance to repair fire separations is required by fire codes

• To repair separations to an adequate condition

• The local Fire Marshall could mandate immediate repair once they become aware of the problem – HCC 61 forced to rush to repairs

What has been done so far…

• The Board is acting prudently to assess options, costs and plan for replacement

• The Board is developing a plan of action before revealing the concern to local authorities

• Working with legal counsel, consultants & service providers to assess options, costs and feasibility to replace the units and repair separations.

Replacement options

• Vertically Vented (B-vent type) flues

• Direct Vent Systems

• Electric Fireplaces

• Abandonment (for information purposes only)

B-Vent System Direct Vent System

Vertically Vented (B-vent) System• Replaces like with like

• Chases opened, flues removed and replaced, fire separations replaced, fireboxes replaced

• Lowest initial cost replacement option

• Fireplaces will project further into suites to permit construction of compliant fire separations

Direct Vent System

• Chases opened, flues removed, fire separations repaired, new direct vent fireplace units installed

• Complications to extend flues/vents to exterior walls

• Requires integration with window systems or ducting across suites to exterior walls

• More disruptive and costly repairs to suite interiors

• Higher cost than B-vent option

Electric Fireplace Systems

• To address fire safety issues, chases still need to be opened to remove flues and repair fire separations

• New electric fireplace units installed

• Existing outlets have aluminum wiring. Master electrician has made recommendations to provide new dedicated service for electric fireplaces

• Complications arise, providing dedicated electrical service will be disruptive to suite interiors and costly to repair

• Higher cost than B-vent option

Abandonment / Decommission

• To address fire safety issues, chases still need to be opened to remove flues and repair fire separations

• Costs to abandon/decommission are about 60% of replacement value

• Legally the Corporation cannot remove suite specific amenities without consent

Closing…

• Need for Immediate replacement was not predicted preventing the ability to plan for replacement in future

• Conditions mandating the need for replacement are concealed and unknown until recent investigations

• Action is required now that the conditions are known