UK building services organisations to enhance joint efforts for net zero and building safety

by Building ManagementConstructionSafety

BESA and CIBSE to focus on net zero and Building Safety Act

Two of the UK’s main building services engineering organisations, the Building Engineering Services Association (BESA) and the Chartered Institution of Building Services Engineers (CIBSE), have agreed to collaborate more closely on key initiatives.

These initiatives include advancing the push for net zero in the built environment and ensuring the delivery of the Building Safety Act, as reported by BESA.

The organisations have a longstanding history of collaboration but believe that the current demands for decarbonisation and healthcare improvements necessitate a more integrated approach.

CIBSE chief executive Ruth Carter stated: “Talking about collaboration is one thing – doing it quite another.”

She emphasised the importance of aligned supply chains and integrated design to meet increasing client demands and legislative requirements.

Joint projects and events to drive industry progress

BESA and CIBSE have outlined a series of joint projects aimed at advancing building services engineering for societal benefit.

They will support each other’s key events, including national conferences, seminars, and awards, while continuing their collaboration on technical guidance.

The focus will be on the Building Safety Act, indoor air quality (IAQ), retrofitting and refurbishment to promote decarbonisation, and the growth in heat networks.

Additionally, they will explore the implications of artificial intelligence (AI) for the industry.

David Frise, BESA’s chief executive officer, highlighted the necessity of a unified approach: “The sheer scale of the technical, legislative, and recruitment challenges now facing the industry calls for a properly concerted and joined-up approach on behalf of the whole sector.”

Celebrating new leadership and historical ties

David Frise also congratulated Fiona Cousins on her election as the new CIBSE President and welcomed her focus on “reimagining building performance.” He noted that this perspective is crucial for addressing embodied and operational carbon, as well as social and wellbeing issues linked to building quality.

BESA and CIBSE have a relationship dating back to the founding of BESA in 1904 by engineers who were members of the Institution of Heating and Ventilating Engineers, which later became CIBSE in 1976.

Historically, BESA represented engineering contractors, while CIBSE supported individual engineers, many of whom worked for contracting firms.

Joint training and awareness initiatives

The success of CIBSE’s Building Safety Act awareness training and BESA’s efforts to explain the operational details of the legislation has led to plans for joint sessions at upcoming events.

These include the BESA National Conference on October 17 and CIBSE’s Build2Perform Live event on November 13-14.

Both organisations have active IAQ groups and have produced guides to improve building ventilation standards.

This collaboration has enhanced training requirements and strengthened links to the healthcare sector, addressing the impact of poor air quality on respiratory and cardiovascular health.

BESA recently revamped its young engineers’ group, NextGen Network, to foster closer ties with CIBSE’s Young Engineers’ Network (YEN), giving emerging engineers a stronger collective voice.

BESA is also supporting this year’s CIBSE Young Engineers’ Awards and is a long-standing member of the CIBSE Patrons group, which supports recruitment and promotion of young engineers.

Asbestos under fire: What are the legacy risks of asbestos in building safety?

by Breaking NewsBuilding ManagementConstructionSafety

Chris Ivey, Director of UKATA, delves into the legacy risks of asbestos in building safety assessments and the vital need for comprehensive training

I was recently invited to dinner with my oldest friend from the dark days of school and among the other guests was his nephew, a doctor, who mentioned that he was moving into a flat with asbestos but had been told he could cover it up.

The sound of hooves could be heard for miles around as I climbed up onto my high horse and spent the next five minutes explaining the health risks, epidemiology of asbestos related illnesses and social impact associated with asbestos.

Sitting at the table with us were a town planner, two senior project managers and a surveyor, all of whom had completed degrees in the built environment but knew little or nothing of the problem.

It got me thinking, how is this sector of the construction industry protecting itself from asbestos?

A quick search of the internet found several stories about surveyors who had developed mesothelioma, a cancer of the lining of the lungs, as a result of inadvertently being exposed to asbestos.

Asbestos has a long history, but significantly for the UK, its use post war was almost ubiquitous.

Firstly, it is important to understand that asbestos is a naturally occurring mineral, which due to its fibrous composition makes it ideal to be worked into a myriad of products.

 It was also mined in many of what are now commonwealth countries, making it cheap and accessible to the UK as we rebuilt our cities, schools, factories, offices and homes after the war.

Flameproof, non-conducting, resistant to acid and alkali, resistant to heat up to 600-800 degrees and an excellent sound insulator, asbestos was the perfect material with which to re-build the UK’s infrastructure after 1945.

At our dinner, a lot of talk centred around the new Building Safety Act and the rush by building owners to ensure that their premises are up to standard.

 There has long been a need for fire risk assessments for premises, and not all of those conducted since the introduction of the Regulatory Reform (Fire Safety) Order have been up to scratch.

  If any good can come out of the tragedy of Grenfell it will be that building owners and those responsible for the safety of occupants are far more aware of the need for competent people to carry out their fire risk assessments.

Good assessors aren’t merely filling out generic forms, they are looking at the fabric and construction of buildings to provide a better understanding of how a fire might start or spread.

One way to prevent or slow the spread of a fire and therefore allow safe evacuation is through compartmentation.

 The objective of fire compartmentation is to prevent the spread of smoke, gases, and flames.

By subdividing the building with fire resisting construction, escape routes and high-risk or high-value areas are protected to ensure the safety of occupants and prevent extensive losses.

A suitable and sufficient fire risk assessment will typically involve a review of existing fire compartmentation measures through a sampling approach (walls, floors, voids, and shafts predominantly).

Sampling can indicate the presence of significant issues, such as locating or confirming the presence of fire dampers or establishing if existing measures meet the requirements of current guidance or other specific business resilience objectives.

If the building was constructed before 1999, what better way to provide protection from fire than by using a material that cannot be ignited and can withstand temperatures up to 800c, a material that can be mixed with others to provide flexible, malleable but strong products to provide or fireproof that compartmentation.

Asbestos containing materials, such as insulating boards, thermoplastic floor tiles, ropes, gaskets, etc were a perfect choice for compartmentation walls, ceilings and floors, and for filling gaps around service penetrations.

If a Fire Risk Assessor is therefore disturbing materials to ensure these fire breaks are in place, is it possible that they may be disturbing asbestos, and if so, are they placing themselves and occupiers at risk?

When the Control of Asbestos Regulations were introduced in 2012, they specifically included a requirement for employers to ensure that any employee liable to be exposed to asbestos must be given adequate information, instruction and training.

This is expanded on in the approved code of practice to the regulations (L143) and identifies fire alarm installers, architects, building surveyors and other such professionals as being required to attend “asbestos awareness” training, the only exception being where it can be demonstrated that work will only be carried out in or on premises free of ACMs.

Sadly, I have investigated too many incidents where work has been carried out in buildings where the operatives have been told that no asbestos was present, when in fact a survey had been misread or contained caveats unknown to the worker, and in most cases asbestos awareness training had not been attended.

The list of topics to be covered in asbestos awareness training set out in L143 is relatively short, however it seems ridiculous that you wouldn’t include guidance on how to interrogate an asbestos survey or register.

 This is mandatory for any asbestos awareness training course accredited by the UK Asbestos Training Association (UKATA).

As a child of the 70s asbestos has been an ever-present spectre at the feast, from the derelict garage at my family home demolished by hand by my grandfather, to the lagging on the pipes in my classroom at college, so when I got the opportunity to learn more about it, I jumped at it.

 Since then, I have been a passionate advocate for sharing that knowledge with everyone.

 Knowledge is power, and everyone deserves the power to protect themselves.

So if,  whilst carrying out your fire risk assessment, you are going to stick your head into a ceiling void, riser, undercroft or are going to disturb material installed before 1999, are you sure you know what you might find there, do you know what to check before you start work, do you have the knowledge to protect yourself?

Hopefully the irony of putting yourself unnecessarily at risk conducting an assessment won’t be lost on you.

UKATA, a leading association, is dedicated to enhancing the quality and standards of asbestos training with the aim to shield workers and the public from the hazards of asbestos exposure.

The association collaborates closely with its members to guarantee that they have access to the latest information, training resources, and industry updates.

They provide a suite of support services to assist them in accomplishing their training objectives.

Their membership encompasses a diverse array of organisations involved in asbestos training, including training providers, asbestos removal contractors, consultants, and equipment suppliers.

UKATA is fervent about promoting safe and responsible working practices, committed to working with members and partners to realise a shared vision of protecting workers and the public from the hazards linked with asbestos exposure.

This article was originally published in the July 2024 issue of International Fire & Safety Journal. To read your FREE digital copy, click here.

Fire safety industry reflects on Grenfell tragedy 7 years later

by Breaking NewsBuilding ManagementConstructionSafety

“Our thoughts remain with the families and loved ones of the 72 people who lost their lives”, says London Fire Commissioner

Today marks seven years since the devastating Grenfell Fire, an event that profoundly affected London and changed many lives forever.

London Fire Commissioner Andy Roe commented: “Our thoughts remain with the families and loved ones of the 72 people who lost their lives, as well as the survivors, their families, and the Grenfell community.”

Roe emphasised the importance of listening to the Grenfell community, which has been essential for the brigade to learn from the tragedy.

He said: “This year, London Fire Brigade completed every recommendation directed specifically to us in the Phase 1 report.

“We have now introduced important new policies, new equipment, implemented improved training and better ways of working, particularly in how we respond to fires in high-rise buildings.”

BAFE and FireQual’s stance on fire safety

BAFE and FireQual have acknowledged the Grenfell Tower Fire on its seventh anniversary, paying respects to all those affected by the tragedy.

They stressed the industry’s responsibility to prevent such an event from happening again.

In 2023, changes began to take effect in fire safety legislation, particularly regarding Fire Risk Assessment requirements.

BAFE has been actively involved with the Fire Risk Assessor Competency Verification Project Board (FRA-CVPB), working on defining competency for Fire Risk Assessors.

BAFE’s ongoing collaboration with UKAS aims to ensure that any UKAS Accredited competency scheme will meet clear criteria to demonstrate the capability of organisations and their employees in delivering life safety work.

Stronger regulations are anticipated to align with these competency requirements.

Importance of regulated qualifications

FireQual supports the need for stronger evidence of competence within the fire safety industry.

Regulated qualifications are being developed to meet this requirement, as highlighted in competence-based documents such as the BSI Flex 8670 and their SKEB rubric.

Dr Justin Maltby-Smith, Group Managing Director of BAFE, stated: “Our Registered Organisations have already demonstrated the correct behaviours by being registered to appropriate BAFE competency Schemes.

The first major step is to mandate UKAS Accredited Third-Party Certification, regulate the industry and remove unsafe workers.”

BAFE’s campaign, “Don’t just specify, verify”, continues to champion UKAS Accredited Third-Party Certification to enhance the fire safety industry’s standards and ensure life safety.

Quelfire discusses changes in fire safety since Grenfell Tower fire

by Breaking NewsBuilding ManagementConstruction

“Many positive changes are taking place” since Grenfell Tower fire, says Quelfire

June 14th marks the seventh anniversary of the Grenfell Tower fire.

Quelfire has published an article focussing on themes such as the importance of responsibility and cultural change within the construction industry, encouraging all parties to stay ahead of government initiatives.

While there are still challenges within the built environment, many positive changes are taking place.

The Grenfell Tower fire revealed the urgent need for change within the UK’s government and construction industry.

In May 2018, Dame Judith Hackitt’s Independent Review of Building Regulations and Fire Safety found that the high-rise and complex building regulatory system was “not fit for purpose.” This led to 53 recommendations aimed at changing industry practices, culminating in the Building Safety Act 2022.

Training and education improvements

Quelfire’s publication highlights the Grenfell Tower Inquiry, which revealed significant gaps in knowledge, regulations, and practice, prompting an increase in fire safety training across the industry.

Companies are now investing in internal training programmes to ensure that all employees, from on-site workers to senior management, understand fire safety measures and products.

Professional bodies such as the Royal Institute of British Architects (RIBA) and the Institution of Fire Engineers (IFE) have expanded their training programmes.

The IFE and the Association for Specialist Fire Protection (ASFP) released Level 2 and Level 3 qualifications covering essential knowledge for those working in the passive fire protection sector.

This is supported by initiatives like the Building a Safer Future (BSF) Charter, which promotes behavioural and cultural change across the industry.

Additionally, the use of technology in fire safety training has increased.

Virtual reality (VR) tools now provide individuals with an in-depth understanding of firestopping and its function in a fire scenario.

Adoption of industry best practices

With improved education, the adoption of industry best practices and concepts has increased.

Quelfire’s article points out that one example is the implementation of early engagement in firestopping.

Traditionally, service penetration sealing was considered too late in a construction project.

However, many contractors are now prioritising fire safety from the outset by engaging early with key stakeholders to ensure the installation of firestopping products is in line with tested details and manufacturers’ guidance.

A recent poll by Quelfire revealed that 74% of respondents had begun adopting an early engagement approach, highlighting the industry’s commitment to enhancing building safety across the UK.

Increased ethics and responsibility

According to Quelfire, the Building Safety Act has pushed the construction industry towards greater responsibility and ethical behaviour.

Tighter building regulations have placed clear responsibilities on individuals.

The Building Safety Regulator now oversees the safety and performance of high-rise buildings.

Dutyholders and Accountable Persons must maintain the Golden Thread of Information, ensuring accurate and up-to-date information about the building is available throughout its lifecycle.

Industry professionals must meet the requirements of Gateways Two and Three at critical stages of design and construction to ensure compliance.

Building owners and managers are required to regularly inspect active fire systems such as fire doors and sprinklers, engage with residents about fire safety, and create clear instructions for emergencies.

Non-adherence to industry regulations can result in criminal charges, fines, or even prison sentences.

Looking to the future

Quelfire notes that although the industry’s progress is somewhat driven by government legislation, it also highlights a cultural shift and a desire to prioritise fire safety.

The Grenfell United group, formed to drive justice for the 72 lives lost, has been influential in driving this change.

While it is shocking to know that the Grenfell Tower fire could have been avoided, the changes we are seeing today pay homage to the lives lost and the wider community affected by this tragedy.

Many commendable companies, organisations, and individuals are working together with a common goal of making buildings safer.

As reported by Quelfire, the industry’s efforts and positive changes must continue to ensure that such a tragedy never happens again.

In it from the start: The role of Facilities Managers in building design

by Breaking NewsBuilding Management

Duncan J. White, Managing Editor, IFSJ, explores why the involvement of Facilities Managers in the building design process is essential for enhancing fire and life safety.

Professional facilities managers (FMs) possess unique insights and expertise in the operational aspects of buildings, which are crucial for creating safe and efficient environments.

Integrating their knowledge from the outset ensures that safety measures are not only effective but also practical and sustainable over the building’s lifetime.

Expertise in operational realities

Facilities managers have an in-depth understanding of how buildings function daily.

They are familiar with the flow of people, maintenance routines, and the operation of safety systems.

This practical knowledge allows them to provide valuable input on the placement and functionality of fire safety systems, such as fire alarms, sprinklers, and evacuation routes.

Their involvement ensures that these systems are designed with real-world usage in mind, leading to more efficient and user-friendly safety protocols.

Sustainability and maintenance

One of the critical roles of facilities managers is the upkeep of building systems, including fire and life safety equipment.

By being involved in the design phase, they can advocate for systems that are easier to maintain and more durable.

This foresight helps prevent future issues related to system failures or maintenance difficulties.

For example, they might suggest accessible locations for fire extinguishers or control panels, ensuring that these crucial elements can be inspected and serviced regularly without hindrance.

Enhanced emergency preparedness

Facilities managers are typically the first responders during emergencies, possessing a comprehensive understanding of the building’s layout and safety systems.

Their participation in the design process can lead to the creation of buildings that are more intuitive and safer to navigate in crises.

For instance, they can advise on optimal placements for emergency exits, signage, and safe areas, ensuring that these elements are strategically positioned to facilitate quick and efficient evacuations.

This collaboration can significantly improve response times and overall safety during emergencies.

Beyond regulatory compliance

While adhering to fire codes and safety regulations is mandatory, facilities managers can help design buildings that go beyond these minimum standards.

Their hands-on experience allows them to identify potential hazards that might not be evident to architects or engineers.

By incorporating their suggestions, buildings can achieve a higher level of safety and resilience.

This proactive approach not only enhances occupant safety but can also reduce insurance costs and liability risks.

Integration of advanced technologies

The role of technology in fire and life safety is growing, with innovations such as smart sensors, automated fire suppression systems, and advanced communication tools becoming increasingly common.

Facilities managers are often at the forefront of implementing and managing these technologies.

Their involvement in the design phase ensures these technologies are seamlessly integrated into the building’s infrastructure, enhancing their effectiveness, and ensuring they are user-friendly and maintainable.

Collaborative design process

The design of a building benefits greatly from a collaborative approach that includes diverse perspectives.

Facilities managers bridge the gap between theoretical design and practical application.

Their insights lead to more informed decision-making, resulting in buildings that are not only aesthetically pleasing but also safe and functional.

Effective communication and collaboration between architects, engineers, and facilities managers ensure that safety considerations are integral to the design process, from initial concepts to final construction.

Involving facilities managers in the building design process is crucial for enhancing fire and life safety.

Their operational expertise, focus on sustainable solutions, and practical insights into emergency preparedness contribute to creating safer, more resilient buildings.

This collaborative approach ensures that safety measures are effective, maintainable, and integrated into the building’s overall design, providing long-term benefits and peace of mind for occupants and stakeholders alike.

This article was originally published in the June 2024 issue of International Fire & Safety Journal. To read your FREE digital copy, click here.

Grenfell Tower fire anniversary sparks renewed calls for regulation

by Breaking NewsBuilding ManagementConstructionSafety

Seventh anniversary of Grenfell Tower fire

This Friday (14 June) marks the seventh anniversary of the Grenfell Tower fire tragedy, which killed 72 people.

The Grenfell Tower Inquiry is set to publish its final report in September.

The Fire Brigades Union has called on the Labour Party to tackle the lack of regulation that led to the disaster and to hold those responsible accountable.

Referencing Labour’s pledge to build 1.5 million homes in its first term, the union’s leader, Matt Wrack, said: “Promises to build homes are welcome – but they must be safe.”

Fire Brigades Union’s stance

Speaking ahead of the anniversary, Matt Wrack, Fire Brigades Union general secretary, said: “The Grenfell Tower fire was a crime committed by politicians and corporations on residents they were supposed to protect.

“Those responsible must be held accountable. But fundamentally, Grenfell was caused by a lack of regulation and oversight by ministers.”

Wrack further criticised the current government: “The Tories have failed to implement adequate safety measures and continue to leave many thousands of high rise residents at risk.

“The next Labour government must end the crime of deregulation, with proper standards and oversight of building materials, design and evacuation plans.

“The fire service must be given the resources it needs for a programme of enforcement and inspection.”

Labour’s housing pledge

Labour has pledged to build 1.5 million homes in its first term.

The Fire Brigades Union supports this initiative but emphasises the necessity of safety in these new homes.

Matt Wrack stated: “Promises to build homes are welcome – but they must be safe.”

The union is advocating for comprehensive safety regulations to be put in place, including strict standards for building materials and design, as well as robust evacuation plans.

The call for action underscores the ongoing risks faced by residents in high-rise buildings.

Accountability and future measures

The Fire Brigades Union is urging the next government to ensure accountability for those responsible for the Grenfell disaster.

This includes addressing the failures in regulation and oversight that contributed to the tragedy.

The union stresses the importance of equipping the fire service with the necessary resources to enforce and inspect safety measures effectively.

European Parliament votes on Energy Performance of Buildings Directive and fire safety concerns

by Breaking NewsBuilding ManagementSafety

European building stock

As reported by Euralarm, the European Parliament has recently voted in favour of the Energy Performance of Buildings Directive (EPBD).

This directive represents a significant step towards the decarbonisation of the building stock in the European Union.

However, it also introduces new fire safety and security challenges that need to be addressed.

The majority of buildings in the European Union, approximately 85%, were constructed before 2000, with 75% categorized as having inadequate energy performance.

Enhancing the energy efficiency of these buildings is essential for energy conservation and achieving a zero-emission, fully decarbonised building stock by 2050.

Renovation rates currently vary between 0.4% and 1.2% per year, indicating substantial room for improvement both in energy efficiency and economic growth.

Energy Performance of Buildings Directive

To enhance energy performance, the EU has established legislative frameworks including the Energy Performance of Buildings Directive EU/2010/31 and the Energy Efficiency Directive EU/2023/1791.

These frameworks, revised in 2023, promote policies aimed at achieving a highly energy-efficient and decarbonised building stock by 2050, creating a stable investment environment.

This allows consumers and businesses to make informed decisions to save energy and money.

The EPBD includes a new standard for zero-emission buildings and long-term renovation strategies, renamed as national Building Renovation Plans.

Deep renovation, capturing the full potential of a building to reduce energy demand based on its typology and climatic zone, is also introduced.

Elevated fire risks

The push for decarbonisation necessitates further electrification, integrating new technologies into buildings which can elevate fire risks.

Increased electrical loads, the storage of combustible materials for energy systems, and the installation of new technologies like solar panels and battery storage systems pose inherent fire risks.

Enhanced insulation materials, while improving energy efficiency, can be flammable or emit toxic fumes when burning.

These risks call for significant changes in fire safety and security measures.

Understanding and mitigating these risks are crucial for safely transitioning to more energy-efficient and electrified buildings under the Green Deal framework.

New buildings

The EPBD includes standards for new buildings to be equipped for solar installations and have zero-emission capabilities.

This requires advanced insulation materials and consideration of increased fire loads due to the growing number of electronic devices.

Article 7 of the EPBD mandates that member states address issues like optimal indoor environmental quality, fire safety, and accessibility for persons with disabilities.

Regular fire safety reviews by certified professionals are advised, and Article 26 mandates guidance and training on energy performance and fire safety for those implementing the EPBD.

Existing building stock

For buildings undergoing major renovations to improve energy efficiency, the EPBD proposes phasing out fossil fuel-powered boilers starting in 2025 and better integrating energy systems for heating, cooling, and renewable energy.

One-stop shops available in most countries facilitate energy renovations for homeowners and SMEs, making it easier to join the ‘renovation wave’.

Article 8 encourages the use of high-efficiency alternative systems where feasible and mandates consideration of fire safety in major renovations.

Proactively engage in energy efficiency initiatives

Euralarm is urging national fire associations to engage with local governments to provide expertise in building renovations and fire safety.

Their involvement is crucial in shaping policies and practices that ensure community safety.

Local fire safety experts’ knowledge is invaluable in guiding renovations to meet current and emerging fire safety standards.

By collaborating with authorities, fire safety experts can ensure fire safety is a central consideration in all building renovation projects, raising awareness among policymakers, building owners, and end-users.

One stop shops as driver for fire safety

The EPBD’s concept of a “one-stop shop” simplifies compliance with the directive’s requirements, facilitating building renovations and energy performance improvements.

Already implemented in several member states, one-stop shops are expected to handle 5-6% of the renovation volume of 35 million buildings by 2030.

They provide comprehensive support, guidance, and technical assistance throughout renovation projects.

Fire safety experts can use one-stop shops to integrate advanced fire safety measures into renovations and local building codes, ensuring safer living and working environments.

Close collaboration with government officials from the outset can influence regulatory frameworks and enforcement practices concerning fire safety.

Euralarm holistic approach

Euralarm has proposed a holistic approach to fire safety in energy efficiency initiatives.

This involves considering the building structure and contents as a system to understand their impact on fire safety.

Authorities, fire safety engineers, and building owners can then optimise the use of technical means for early fire detection and evacuation.

A comprehensive fire safety plan should be developed, including infrastructure, intended use, occupancy, and fire detection and management systems.

Qualified professionals are needed for all phases of fire safety planning and implementation, following the EN 16763 Services Standard for Fire Safety Systems and Security Systems.

This approach aims for a safer, more resilient built environment across all member states.

Law and Manners: Navigating the evolving UK Building Regulations

by Breaking NewsBuilding ManagementConstructionSafety

William Makant, Co-founder and CEO of Plumis, delves into the evolving UK Building Regulations, highlighting the balance between law and architectural freedom

There has been no lack of debate about how UK Building Regulations need overhauling to address the long-standing failings of the sector.

The new regulatory regime that came into force  late last year has stirred that debate further.

The question is whether we should be governed by a prescriptive or performance-based system and investigates how a speech from 1910 by Lord Moulton resonates with the issues surrounding today’s UK Building Regulations.  

Historical contexts

In his speech, entitled Law and Manners, Lord Moulton, Minister of Munitions at the outbreak of the First World War, stated that law must exist, but that free choice should also be valued as “this is where spontaneity, originality and energy are born.”  

Presently, the UK performance-based Building Regulations finds itself within this realm of ‘law with freedom’.  Despite an abundance of guidance documents, those designing fire safety and the construction of new buildings do have the freedom to use their expertise and experience, tailoring solutions to the unique demands of individual projects.

The problem is that the proliferation of prescriptive guidance has led to a pervasive mindset, wherein individuals perceive any such guidance as immutable law, constraining themselves and their projects to mere compliance with minimum practices, rather than embracing solutions which best suit the building and its occupancy.  

Guidance treated as law 

Voluntary guidance in the form of Approved Documents, for example Fire Safety: Approved Document B, (ADB), was initially conceived with the good intention to be used as guidance for the minority of buildings where there is limited design complexity, the “vanilla approach”.

In reality this prescriptive guidance is treated as inflexible law inadvertently compelling fire professionals to shoehorn every project, however complex, into the narrow confines of ADB.

As Jose Torero points out, one of the main criticisms of the system identified in Dame Judith Hackitt’s review following the tragedy at Grenfell Tower was that Approved Documents were incorrectly treated as rules and applied inappropriately, and yet government decisions since Grenfell have, paradoxically and confusingly, introduced prescriptive regulations on top of prescriptive guidance.

Lobbyists further exacerbate the situation by championing voluntary guidance as de facto law, stifling competition and compromising the very performance-based system Lord Moulton championed for its promotion of originality and evolution.  

As a manufacturer of innovative fire suppression products, we have the scars to show that too often specifiers and approvers adhere rigidly to ADB despite overwhelming evidence of suppression performance, designed strictly with the objective to meet the legal performance requirements in B1, B3 and B5.

An ineffective system 

In Moulton’s speech he advocated for a system that considers “duty, fairness, sympathy, taste and all the other things that make life beautiful and society possible.” Yet our current system, designed to rely on trusted specialists who have the competence, the freedom and the morality to exercise judgement, is compromised by an increasingly prescriptive system that incentivises the most lacklustre interpretation of the guidance offered with complete disregard to the actual legal performance requirements.

This trend undermines the fire engineering profession, as pointed out by Dr Danny Hopkin, transforming experts into rule-memorising automatons, regurgitating them back at design teams, eventually dumbing down the profession and making designing and ensuring safety in new types of buildings problematic.

Moulton argued that the greatness of a nation with “law and freedom” is measured by its “obedience to the unenforceable,” highlighting the importance of ethics and the trust that individuals will do what is right.

 But when those involved in designing fire safety have as primary driver the objective to meet prescriptive guidance, not to ensure safety, things can go horribly wrong, demonstrated by the Grenfell tragedy where those entrusted in doing the right thing, knowingly, chose not to.

The first phase report of the Grenfell Tower Inquiry by Sir Martin Moore-Bick showed that existing building regulations and fire safety standards are not working effectively and need overhauling.

However, despite the good intent, recent fire consultations have perpetuated the confusion by adding prescriptive patches of regulation to a performance-based framework, also known technically as a ‘bodge’.

The prescriptive alternative 

Given the prevalent treatment of UK guidance as prescriptive law, the proposal of a fully prescriptive system akin to that of the US arises.

The US system, highly prescriptive and rigid, sacrifices freedom of choice for ease of compliance, a trade-off that may not align with Lord Moulton’s vision, as “in many countries – especially the younger nations – there is a tendency to make laws to regulate everything”.

Still, the prescriptive code is broad and extensive, capturing a majority of buildings into its scope and leaving only a minority to the ‘Alternative Means and Materials’ process, the exact opposite effect of ADB.

This system only works because it is backed by a framework of national standards that must be updated every three years in a transparent and public process.

This ensures that innovation and originality can be easily adopted into the building codes because they are frequently reviewed, while standards and code committees are publicly accountable.   

We experienced this first hand, when Plumis was successful in including the category of electronically operated water mist systems into the US’ NFPA 750 Standard after an 18-month process.

Meanwhile, BS 8458:2015, the UK equivalent water mist standard, has not been updated for eight years to include electronically controlled nozzles despite their existence in the market for over 10 years.

Prescriptive OR performance-based approach 

The argument is not on whether the UK should adopt the US approach, it is that the UK should adopt a single, consistent approach, in line with its vision of society.

A genuine adherence to Lord Moulton’s principles would place trust on specialist fire engineers to exercise judgement based on their knowledge.

Natural selection would very quickly raise competence levels, which continue currently to be undermined by voluntary prescriptive guidance patched up by prescriptive regulation.

This does not mean that experience and best practices are lost in a book bonfire.

Guidance documents for the design of buildings should be converted into a repository of best practices and embedded knowledge, to be used more as a menu to be selected from rather than a recipe of what to do to make a building safe, with “can” and “may” rather than “should’ terminology.

The National Fire Chiefs Council (NFCC)’s Fire Safety in Specialised Housing guide already tends towards this logic in not being fully prescriptive, but in proposing workable solutions and most importantly calling for use of judgement.

It also allows for alternative and innovative methods to be applied if they are improving the overall safety of the building, especially when many of these innovations work much better than old practices for existing buildings and changes in use.

The UK Building Regulations must decide between a regularly updated, well-regulated prescriptive code, or double-down on a truly Lord Moulton “law and freedom” performance-based system, not continue to be patched up.

Fundamentally, the overhaul of UK Building Regulations has not yet started.

This article was originally published in the June 2024 issue of International Fire & Safety Journal. To read your FREE digital copy, click here.

Strategies for building fire and life safety

by Breaking NewsBuilding ManagementConstructionSafety

Asset Integrity Specialist Jishaan Husain Solkar discusses how to ensure fire and building safety through comprehensive asset integrity

Fire and building safety are essential for any building owner or manager who wants to provide a safe and comfortable environment for their occupants and visitors.

However, fire and building safety can be compromised by various factors, such as aging infrastructure, poor maintenance, design flaws, human errors, natural disasters, or malicious acts.

To prevent or mitigate the risks and impacts of fire and building safety incidents, building owners and managers need to implement a comprehensive asset integrity program that covers all aspects of fire and building safety, from prevention and detection to response and recovery.

Asset integrity is the ability of an asset to perform its required function effectively and efficiently, while protecting health, safety, and the environment.

Asset integrity encompasses the design, construction, operation, maintenance, and decommissioning of physical assets, such as buildings, structures, equipment, and systems.

Asset integrity also involves the management of human and organisational factors, such as policies, procedures, standards, regulations, culture, and leadership, that influence the performance and safety of assets.

Asset integrity is important for fire and building safety because it ensures that the assets are fit for purpose, reliable, and resilient, and that they can withstand and recover from fire and other hazards.

Asset integrity also helps to prevent or minimise the occurrence and consequences of fire and building safety incidents, such as injuries, fatalities, property damage, business interruption, reputational damage, legal liability, and regulatory penalties.

Asset integrity also contributes to the sustainability and value of the assets, by reducing the risks of obsolescence, deterioration, and failure, and by enhancing the efficiency, performance, and lifespan of the assets.

In this article, we will discuss how to ensure fire and building safety through comprehensive asset integrity, by following a systematic and proactive approach that involves the following steps:

Identify and assess the fire and building safety hazards and risks

The first step in ensuring fire and building safety through comprehensive asset integrity is to identify and assess the fire and building safety hazards and risks associated with the assets, and to establish the performance and safety criteria and objectives for the assets.

This involves conducting a thorough and regular analysis of the potential sources and scenarios of fire and building safety incidents, such as electrical faults, gas leaks, combustible materials, fire load, occupancy, fire spread, structural collapse, and evacuation.

This also involves evaluating the likelihood and severity of the incidents, and the potential impacts on the people, the assets, and the environment.

Based on the analysis, the building owners and managers should set the performance and safety standards and goals for the assets and develop a risk management plan that outlines the preventive and mitigative measures, the roles and responsibilities, and the resources and budget required.

Design and construct the assets according to the applicable codes, standards, and best practices

The second step in ensuring fire and building safety through comprehensive asset integrity is to design and construct the assets according to the applicable codes, standards, and best practices, and to ensure that they have adequate fire and building safety features.

This involves following the relevant engineering and architectural principles and specifications and complying with the local and national regulations and guidelines, that govern the fire and building safety aspects of the assets.

This also involves ensuring that the assets have sufficient and appropriate fire and building safety features, such as fire detection and suppression systems, emergency exits, fire doors, sprinklers, alarms, signage, lighting, ventilation, and structural integrity.

These features should be designed and installed in accordance with the performance and safety criteria and objectives and should be verified and validated by qualified and independent professionals.

Operate and maintain the assets in a safe and efficient manner

The third step in ensuring fire and building safety through comprehensive asset integrity is to operate and maintain the assets in a safe and efficient manner, and to ensure that they are regularly inspected, tested, and audited for fire and building safety compliance and performance.

This involves following the established policies, procedures, and protocols, and adhering to the best practices and standards, that govern the operation and maintenance of the assets.

This also involves ensuring that the assets are routinely inspected, tested, and audited by competent and authorised personnel, and that any defects, anomalies, or deviations are promptly reported and corrected.

The inspection, testing, and auditing activities should cover all the fire and building safety features and systems and should be documented and recorded for future reference and improvement.

Train and educate the staff, contractors, and occupants on the fire and building safety policies, procedures, and responsibilities

The fourth step in ensuring fire and building safety through comprehensive asset integrity is to train and educate the staff, contractors, and occupants on the fire and building safety policies, procedures, and responsibilities, and to ensure that they are aware of the fire and building safety hazards and risks, and the emergency preparedness and response plans and protocols.

This involves providing regular and updated information, instruction, and guidance to the staff, contractors, and occupants, and conducting drills and exercises to test and enhance their knowledge and skills on fire and building safety.

This also involves ensuring that the staff, contractors, and occupants are familiar with the location and operation of the fire and building safety features and systems, and the evacuation routes and procedures, and that they know how to report and respond to fire and building safety incidents.

Monitor and review the fire and building safety performance and effectiveness of the assets

The fifth and final step in ensuring fire and building safety through comprehensive asset integrity is to monitor and review the fire and building safety performance and effectiveness of the assets, and to implement continuous improvement measures to enhance the asset integrity and reduce the fire and building safety risks.

This involves collecting and analysing the data and feedback from the inspection, testing, and auditing activities, and the fire and building safety incidents and events, and evaluating the performance and effectiveness of the assets against the performance and safety criteria and objectives.

This also involves identifying and implementing the improvement opportunities and actions, such as upgrading, repairing, or replacing the fire and building safety features and systems, revising the policies, procedures, and protocols, or providing additional training and education, to improve the asset integrity and reduce the fire and building safety risks.

Conclusion

Fire and building safety are vital for the well-being, safety and security of the people and the assets in any building.

By ensuring fire and building safety through comprehensive asset integrity, building owners and managers can protect their assets from fire and other hazards, prevent or mitigate the impacts of fire and building safety incidents, and improve the performance and value of their assets.

 A comprehensive asset integrity program for fire and building safety requires a holistic and integrated approach that covers the entire lifecycle of the assets, and that involves the collaboration and commitment of all the stakeholders, including the staff, contractors, occupants, regulators, and emergency services.

Effective asset integrity management is paramount for ensuring fire and building safety in today’s dynamic environment.

By adopting a proactive approach to maintenance, embracing technological advancements, and prioritising compliance and risk assessment, organisations can mitigate fire risks, enhance occupant safety, and protect valuable assets.

Through collaboration, innovation, and a commitment to excellence, stakeholders can forge a path toward a safer, more resilient built environment.

This article was originally published in the May 2024 issue of International Fire & Safety Journal. To read your FREE digital copy, click here.

Gautam Budh Nagar fire department completes delayed fire safety audit

by Building ManagementFeatured NewsSafety

Fire safety audit findings in Gautam Budh Nagar

As reported by The Hindustan Times, a 15-day fire safety audit in Gautam Budh Nagar, which aimed to check the firefighting systems of high-rise buildings, was completed after two months due to elections and VIP movements.

Fire officials stated that 125 high-rises in the district were found with faulty firefighting systems, resulting in notices and cases against many of them.

Chief Fire Officer Pradeep Kumar Chaubey said: “The 15-day fire safety audit that began on March 11 was completed after a long delay due to elections and VIP movements in the district.

“We have checked 348 societies, out of which notices were served to 125 for violating fire safety norms and operating faulty firefighting systems.”

Legal actions and fines imposed

The fire department has taken further steps to enforce compliance with fire safety norms.

Cases have been registered against 77 societies, and fines have been imposed on three of them.

Chaubey added: “We have also registered cases against 77 societies and imposed a hefty fine on three of them.”

During this drive, around 3,154 towers of 348 societies were also checked individually.

The fire department has requested strict action against high-rise societies for faulty firefighting systems.

Fire safety violations and penalties

The fire safety audit included checks on various firefighting equipment and systems.

Violations can result in severe penalties, including imprisonment or fines.

During the audit, fire officials checked pipes, pumps, water sprinklers, fire alarms, and fire extinguishers.

Violations of fire safety norms can lead to imprisonment for up to 10 years or a fine of up to ₹1 lakh, said an official.

Record fire incidents in April

April has once again recorded the highest number of fire incidents for the third consecutive year.

According to the fire department data, 805 fire incidents were reported from January to April 2024.

In the last four months, 121 fire cases were reported in January, 136 in February, 182 in March, and 366 in April.

An official noted: “2,070 fire incidents were reported in 2018; 1,729 incidents in 2019; 1,246 in 2020; 1,372 in 2021; 1,514 in 2022, and 1,530 in 2023.”

IFSJ Comment

The completion of the fire safety audit in Gautam Budh Nagar, despite delays, highlights the persistent challenges in ensuring fire safety compliance in high-rise buildings.

The audit’s findings, with 125 high-rises identified for faulty systems, underscore the importance of regular and thorough inspections.

The rise in fire incidents, particularly in April, points to the need for heightened vigilance during warmer months.

The fire department’s comprehensive checks and the severe penalties for violations aim to mitigate the risk of fire incidents.

Regular maintenance of firefighting systems, including pipes, pumps, sprinklers, alarms, and extinguishers, is crucial for the safety of residents in high-rise buildings.