Building Safety Act: Wales Government Introduces New Guidance

by Building ManagementConstructionFeatured NewsSafety

New guidance on fire safety responsibilities under Section 156 of the Building Safety Act 2022 has been issued by the Welsh government.

The guidance is intended to provide clarity on changes to the Regulatory Reform (Fire Safety) Order 2005, a key component in maintaining building safety across Wales.

Key points from the Building Safety Act guidance:

This new guidance aims to assist “Responsible Persons” in understanding the changes made to the Fire Safety Order through the Building Safety Act 2022.

However, those seeking a deeper understanding or facing ambiguity are encouraged to consult a qualified fire safety professional.

Applicability and enforcement

The new requirements apply to all non-domestic premises.

These areas include workplaces and the non-domestic portions of multi-occupied residential buildings.

Fire and rescue authorities are primarily responsible for enforcing the Fire Safety Order, but local authorities and other specific bodies also play crucial roles in different situations.

Crucial changes introduced by Section 156

The Building Safety Act 2022 amends several requirements. Some of these changes are:

  • Responsible Persons must record their fire risk assessment and their fire safety arrangements in their entirety.
  • There is a need for clarity on the identity of individuals or organisations involved in the fire risk assessment process.
  • Outgoing Responsible Persons must provide relevant fire safety information to their successors.

Duties for Responsible Persons

All Responsible Persons are now required to record their fire risk assessment and safety arrangements fully.

This move aims to make fire safety information more accessible and comprehensive.

Cooperation among Responsible Persons is essential.

They need to communicate with others in the premises to ensure an integrated approach to fire safety throughout the entire building.

Enhanced safety for multi-domestic premises

In buildings with two or more domestic premises, the amendments aim to improve the provision of information and involve residents in the fire safety process.

Residents must be given information on potential fire risks, safety measures in place, and contacts for Responsible Persons or fire safety assessors.

Alterations in penalties and guidance:

In addition to clarifying duties, the Building Safety Act has also made changes to the Fire Safety Order penalties.

Specifically, it has increased the fines for certain offences. For instance, offences related to intentionally impersonating an inspector or failing to comply with inspector requirements can now lead to more significant fines.

Moreover, the status of guidance issued under article 50 has been enhanced, indicating its critical role in building safety.

Key Takeaways

The recent introduction of this guidance underlines the Welsh government’s commitment to enhancing building safety standards.

By clarifying the roles of Responsible Persons and emphasizing cooperation and comprehensive information provision, it strives to ensure a safer living and working environment for everyone.

The amendments, especially the strengthened penalties and enhanced guidance, serve as a robust reminder of the paramount importance of adhering to fire safety regulations.

The Twin Towers’ Legacy: How 9/11 changed our understanding of progressive collapse

by AmericasAmericas - Breaking NewsBuilding ManagementConstructionFeatured NewsSafety

The catastrophic collapse of the World Trade Center’s Twin Towers on September 11, 2001, marked a dark chapter in global history.

Beyond the profound geopolitical implications and human tragedy, the event prompted a meticulous examination into why these modern skyscrapers fell and what lessons could be gleaned to prevent similar failures in the future.

From a fire and safety perspective, understanding the collapse has led to significant changes in building design, construction, and safety protocols.

The Collapse Explained

Initial Impact and Immediate Damage

When the hijacked airplanes struck the Twin Towers, they inflicted substantial structural damage by severing several exterior columns and damaging the building’s internal core. Moreover, the aircraft carried a significant volume of jet fuel, which ignited upon impact, initiating fierce fires.

The Role of Fire

Jet fuel, while a potent accelerant, burned away relatively quickly. However, the ignited office materials, from furnishings to paper, led to temperatures of up to 2,000°F (1,093°C).

While the Twin Towers were designed with fire-resistant materials, the intense heat weakened the steel structural components.

Steel starts losing its strength when exposed to temperatures exceeding 1,000°F (538°C).

The fireproofing, designed to protect the steel, was dislodged upon impact, rendering the structural steel vulnerable to the fires.

Progressive Collapse

The intense fires weakened critical structural components, making them incapable of supporting the immense weight of the floors above.

Once a floor failed, it set off a domino effect, with each subsequent floor collapsing under the weight of the debris and floors above, a phenomenon known as “pancaking”.

Progressive collapse, sometimes termed “pancaking,” is a chain-reaction failure of building elements.

When one structural component fails, it leads to the failure of adjoining elements, causing a cascade of failures throughout a structure.

In the worst-case scenario, this can result in the entire building collapsing.

The phenomenon became tragically well-known in the wake of the Twin Towers’ collapse, but its implications reach far beyond that singular event.

What Triggers a Progressive Collapse?

Several factors can initiate a progressive collapse, including:

  1. Extreme Loads: Unanticipated loads, such as blasts, can cause initial structural failure.
  2. Design Flaws: Inadequate design can lead to weak points in a structure, which, under stress, may initiate a collapse.
  3. Material Failure: Sub-standard materials or deterioration can weaken critical structural components over time.
  4. Construction Errors: Mistakes during construction can compromise the integrity of structural elements.
  5. Natural Disasters: Earthquakes, hurricanes, and other disasters can stress buildings beyond their design limits.

The Mechanism of Progressive Collapse

  1. Initiation: The process begins with the failure of a primary structural component. This can be a critical column, a load-bearing wall, or any component that supports significant weight.
  2. Load Redistribution: When one part fails, the load it was carrying doesn’t simply disappear. Instead, it’s redistributed to adjacent components. If these neighboring parts aren’t designed to carry this additional load, they too can fail.
  3. Cascade of Failures: As adjoining components fail and shed their loads onto neighboring elements, the cycle continues, leading to a cascading series of failures. In high-rise structures, the weight of the upper floors can be substantial, and as they fall, they add significant force to the floors below, further accelerating the cascade.
  4. Final Outcome: Depending on the building’s design, materials, and the cause of the initial failure, the outcome can range from the collapse of a single section to the complete destruction of the entire structure.

The Twin Towers and Progressive Collapse

In the case of the Twin Towers, the intense fires weakened the structural components of the affected floors.

Once these components failed, the floors above began to collapse onto the floor immediately below.

The combined weight of the falling floors and the force generated by the height they fell from were far beyond what the next floor could bear.

As each subsequent floor collapsed, it added its weight to the falling mass, progressively intensifying the force and momentum.

This cascade continued floor-by-floor until the entire structure was brought down.

Prevention and Mitigation Strategies

Understanding the potential for progressive collapse has led to architectural and engineering strategies to prevent or mitigate such events:

  1. Redundancy: Designing structures with backup systems or alternative load paths. If one component fails, the load can be safely transferred to other parts without causing a cascade of failures.
  2. Robustness: Constructing elements, especially critical ones, to endure unforeseen stresses or loads. This might involve using stronger materials or over-engineering certain aspects.
  3. Local Resistance: Designing specific structural components to withstand localised damage without a widespread collapse. This is particularly crucial for potential terrorist targets or buildings in disaster-prone areas.
  4. Tie Forces: Ensuring all parts of a structure are securely connected to one another, so that if one part fails, it doesn’t drag down adjoining elements.
  5. Regular Inspection and Maintenance: This ensures that any wear and tear, corrosion, or other degradation in structural integrity is detected and rectified in its early stages.

Lessons Learned: Fire and Safety Perspectives

Improved Fireproofing

The dislodged fireproofing in the Twin Towers was a pivotal factor in their collapse.

As a result, there’s been a push for more resilient fireproofing materials and application techniques to ensure that they remain in place during extreme events.

Redundancy in Building Design

Modern buildings are now designed with additional redundancy.

In engineering terms, redundancy refers to having multiple backup systems or structural elements to compensate if one part fails.

This reduces the chance of a progressive collapse.

Enhanced Evacuation Protocols

One critical lesson from 9/11 was the importance of efficient evacuation methods.

Modern skyscrapers now incorporate wider stairwells, fortified evacuation “safe zones,” and better signage to guide occupants during emergencies.

Some buildings have even introduced dedicated evacuation elevators.

Sprinkler Systems and Fire Suppression

While the Twin Towers had sprinkler systems, their effectiveness was compromised by the impact.

Enhanced sprinkler systems, which are more robust and cover more area, have since become a standard recommendation.

First Responder Communication

One challenge during the 9/11 rescue efforts was the difficulty first responders had communicating within the building and with their external teams.

Improved communication tools, training, and in-building systems have been introduced to address these challenges.

Building Codes and Standards

Post-9/11, building codes around the world have been revised.

They now incorporate lessons learned from the tragedy, emphasising not just the structural integrity of buildings but also their ability to withstand and contain fires, especially in high-rises.

IFSJ Comment

The fall of the Twin Towers was a multifaceted tragedy that resulted from a combination of unforeseen terrorist actions and the consequent fires.

The event galvanised the global community to re-examine and redefine skyscraper construction and safety standards.

Today, as a direct result of those lessons learned, buildings are not only designed to be taller and more awe-inspiring but also safer and more resilient.

Editor’s Note

The information presented in this article draws upon several key reports and studies. Primarily, the National Institute of Standards and Technology’s (NIST) “Final Report on the Collapse of the World Trade Center Towers” provides a detailed examination of the events leading up to and the reasons behind the Twin Towers’ collapse.

Additionally, FEMA’s “World Trade Center Building Performance Study” from 2002 offers valuable insights into the structural behaviour of the towers during the attacks.

Expert analyses in architectural and engineering journals, along with insights from the “9/11 Commission Report,” further enrich our understanding of the progressive collapse phenomenon and its implications in modern construction and safety standards.

Understanding the new Building Safety Act is crucial, highlights safety coatings expert

by Building ManagementConstructionFeatured NewsSafety

In a recent advisory, Sherwin-Williams Protective & Marine Coatings has emphasised the significance of comprehending the obligations under the Building Safety Act 2022, especially for professionals involved in structural steel protection.

The act is poised to become enforceable soon, marking a paradigm shift in building safety regulations.

Building Safety Act: What you need to know

Come October 2023, the legislation mandates all buildings to be registered with the Building Safety Regulator (BSR).

Moreover, structures that are either 18 metres tall, have seven or more storeys, or house at least two residential units are classified as ‘high risk buildings.’

Ownership or responsibility for a building necessitates registration under the designated title of the Principal Accountable Person.

This title encompasses various roles including contractors, building managers, building owners, and housing associations.

Building Safety Act and compliance measures

It is imperative for the Principal Accountable Person to affirm that the building adhered to pertinent building regulations during its inception.

Furthermore, they must furnish proof of abiding by the new building control route during the design, construction, and refurbishment phases of the building.

Any lapse in registering an occupied high-risk building without justifiable cause might result in stringent penalties – either a hefty fine or imprisonment of up to two years.

Bob Glendenning, Fire Design Engineering Manager for Sherwin-Williams Protective & Marine, stated: “This area of knowledge is becoming increasingly important.

“All stakeholders, from building managers to designers, should be attuned to the ramifications of this act and the ensuing challenges.”

He added: “We can guide our clients in assimilating pertinent data about our intumescent coatings to ensure safety and quality standards.”

Furthermore, he explained the importance of what is termed as ‘The Golden Thread’ – pivotal data that corroborates every phase of a new construction.

He clarified: “It’s imperative for each Principal Accountable Person to furnish accurate details to the supply chain, especially to those catering to the intumescent fire protection package.”

Beyond mere registration, the Principal Accountable Person should have meticulously evaluated all building safety risks, instituted measures to manage them, presented the safety case report to the BSR when solicited, and applied for a building assessment certificate when deemed necessary.

The BSR functions autonomously under the aegis of the Health and Safety Executive and has been instituted to enhance building safety standards, oversee building performance, and ensure the proficiency of industry experts and regulators.

IFSJ Comment

The Building Safety Act 2022 is a significant pivot in the realm of structural safety.

Its introduction underscores the necessity for stringent measures and amplified accountability, especially for buildings classified as ‘high risk’.

Sherwin-Williams Protective & Marine Coatings’ emphasis on this act and its implications is not only timely but also crucial for those within the construction and safety sectors.

By equipping professionals with the requisite knowledge and tools, the act seeks to ensure that every new and existing structure is compliant, thereby ensuring the safety of its occupants.

60% of BBMP buildings in Bengaluru lack proper fire safety systems

by Building ManagementConstructionFeatured NewsSafety

A concerning report from Bengaluru has come to light

According to a new report, 60 per cent of Bruhat Bengaluru Mahanagara Palike’s (BBMP) buildings do not meet the fire safety standards set by the National Building Code (NBC).

The significance of fire escape staircases

The recent fire at the BBMP’s quality control laboratory, which did not have a fire safety system as per NBC norms, is a stark reminder of this lapse in safety standards.

Nine staff members at this laboratory sustained burn injuries due to this incident.

The NBC dictates that any building with three or more floors, as well as laboratories where experiments are conducted, should have “fire escape staircases”.

State of fire safety in BBMP buildings

Beyond the laboratory, more than 60% of the BBMP’s buildings across Bengaluru don’t have these vital safety staircases.

When the fire occurred, the laboratory was not adequately equipped with fire extinguishers.

To control the fire, extinguishers had to be procured from other locations.

A high-ranking BBMP official revealed: “The Palike’s building lacks a fully operational fire fighting system.”

Adding further: “As per my knowledge, even the mandatory ‘No Objection Certificate’ from the fire and emergency services was not obtained for the quality control laboratory.”

The civic body’s engineers have not yet provided the police with the documents they have requested.

Response from the authorities

A senior police officer from Halasuru Gate police station said: “We had served a notice to BBMP Engineer-In-Chief BS Prahalad asking for details about the quality control laboratory, its safety standards, staff numbers, and CCTV footage.”

However, BS Prahalad explained he could not visit the police station immediately due to his involvement in a BBMP committee investigating the fire.

The police will commence their investigation once they receive all necessary details from BBMP.

IFSJ Comment

Reports like these underscore the pressing need for more stringent enforcement of fire safety regulations, especially in rapidly urbanising cities like Bengaluru.

With a significant percentage of BBMP buildings not adhering to NBC norms, the lives of countless residents and workers are at potential risk.

This incident serves as a stark reminder for civic bodies across the world to prioritise safety and ensure that infrastructural growth does not come at the cost of human lives.

We hope to see a proactive response from relevant authorities to enhance fire safety measures.

New building safety regime discussed in upcoming fire safety webinar

by Building ManagementConstructionFeatured NewsSafety

Updates on the Building Safety Act implementation: what fire safety professionals should know

Fire safety professionals are gearing up to attend two webinars set for 5 and 6 September 2023.

The purpose of these sessions is to offer insights on the ongoing Building Safety Act implementation programme and introduce professionals to impending changes.

Earlier in 2023, the Government rolled out the Higher-Risk Buildings Regulations.

These regulations necessitate that the Principal Accountable Person register high-risk buildings with the Building Safety Regulator (BSR) by 1 October 2023.

Industry progress and registration insights from Dame Judith Hackitt

As the mentioned deadline draws closer, Dame Judith Hackitt has been slated to speak at FireDNA’s webinars titled “All buildings, all builders – an essential guide to the widespread impacts of the new building safety regime”.

Hackitt will provide her perspective on the strides made by the industry and give an update on the volume of buildings registered with the BSR thus far.

Tony Millen, from FireDNA, voiced: “These webinars will highlight the importance of everyone in the supply chain taking responsibility for their role in contributing to, maintaining and managing building safety information.

“Everyone in the industry has a key role to play in making buildings safer.”

On 5 September, Dame Judith Hackitt will collaborate with architects Buckley Gray Yeoman and Ballymore Asset Management Ltd.

The conversation will revolve around the Building Safety Act’s ripple effects through the supply chain, predicted changes in the ensuing 18 months, and adjustments to ongoing projects to align with the new laws.

Construction products and competency in focus for fire safety webinar

The session on 6 September will pivot towards the nitty-gritty of construction products and the proficiency of individuals handling life safety products.

Notable industry figures, including Hanna Clarke of the Construction Products Association (CPA), Iain McIlwee of The Finishes and Interiors Sector (FIS), and others, will delve into the intricacies of ensuring product information is precise and consistently transferred from its origin to its eventual use in buildings.

Furthermore, discussions will shed light on third-party certification and the challenges faced by organisations in assimilating the Building Safety Act.

These webinars are being presented by FireDNA in collaboration with the NBS, FIS, and GAI.

For those interested in participating, details and registration options are available at the FireDNA website.

IFSJ Comment

The introduction and subsequent implementation of the Building Safety Act will invariably alter the landscape of fire safety.

With renowned experts offering their insights and expertise in these webinars, professionals across the board can gain a deeper understanding of the impending changes and their broader implications.

Equipped with this knowledge, the industry can move forward in unison, ensuring that the overarching goal of building safety remains a top priority.

BESA announces shortlist for its industry awards

by Building ManagementConstructionEventsFeatured News

The Building Engineering Services Association (BESA) has disclosed its enhanced shortlist for the National Awards this year.

You can view the full list and details on their official website and below.

A revamped awards ceremony for the industry

The 2023 awards, under the sponsorship of Mitsubishi Electric, are set to be conferred on October 12 during a grand dinner event at the Novotel London West hotel.

The prior year saw over 450 attendees at this gathering, with this year’s hosting responsibilities being handed over to comedian Darren Harriott.

The gala will immediately follow the Association’s Annual Conference, which is scheduled at the same location.

Broadening the industry awards spectrum

In a move to enhance its recognition program, BESA has refreshed its awards system this year.

They’ve integrated a new regional qualifying method for certain categories and have critically evaluated and adjusted the award categories.

This meticulous overhaul ensures recognition for individuals, teams, and businesses from every facet of the industry’s supply chain.

Not all awards are reserved for BESA members – many are made accessible to the broader industry, aiming to capture the extensive expertise in building services engineering.

Last year, the Association introduced awards focusing on Net Zero and Diversity initiatives.

They have escalated their effort by integrating more technical sections, provisions for Small and Big Budget project awards, and an exclusive Building Safety Act category.

Graeme Fox, BESA’s technical director, commented: “Expanding the range of categories and changing the qualifying process has clearly paid off.”

He highlighted: “The judges were delighted to see so many talented apprentices and young engineers being put forward, which bodes well for the future.”

He also praised the industry members for their dedication, highlighting the numerous nominations for the Outstanding Service and Specialist Groups awards.

IFSJ Comment

The Building Engineering Services Association’s decision to broaden its awards spectrum is a testament to the growing and evolving landscape of building services engineering.

By recognising talent not just from within its member base but from the wider industry, BESA is ensuring that excellence and innovation are celebrated at every level.

The introduction of categories like Net Zero and Diversity initiatives signals an industry that’s forward-thinking and aligned with global imperatives.

The emphasis on apprentices and young engineers is particularly commendable, ensuring a bright future for the sector.

BESA Industry Awards 2023: Shortlist

Specialist Groups Award for Excellence

  • Craig Booth, Principal, Craig Booth Associates
  • John Kilgannon, Director, TRS
  • Mark Snell, Engineering Excellence Director, Dalkia UK

Technical Innovation of the Year

  • VRV5 Heat Recovery, Daikin UK
  • Dalkia
  • The Ecodan CAHV-R, Mitsubishi Electric
  • Safe One, AKH Services
  • Network Rail
  • The hydrovar® X, Xylem Water Solutions UK
  • Flamconnect Remote, Aalberts hydronic flow control
  • Flexfiller Direct G4, Aalberts hydronic flow control

Net-zero initiative of the Year (sponsored by TICA)

  • Hydrous Environmental Group
  • 2DHeat Limited
  • Mitsubishi Electric
  • RI Cruden Limited
  • F P Hurley & Sons

Indoor Air Quality of the Year (sponsored by Nuaire)

  • Fellowes Air Quality Management
  • AirRated
  • Arup
  • MedicAir DentAir
  • ARM Environments

Diversity and Inclusion of the Year

  • Dalkia
  • ISS
  • Xylem Water Solutions UK

Distributor of the Year

  • Smith Brothers Stores
  • Cool Designs
  • Logicool Air Conditioning & Heat Pumps

Contractor of the Year (sponsored by Smith Brothers Stores)

  • Dalkia, North West
  • F P Hurley & Sons, Wales
  • Geoffrey Robinson, North East
  • Briggs & Forrester Group, London, South East and Midlands
  • Robertson Engineering Services, North East
  • Hensall Group, Yorkshire

Building Safety Act of the Year (sponsored by the BMTFA)

  • HE Simm
  • DHL

Small Budget Project of the Year

  • Openshaw College, Manchester, Ash Integrated Services, North West
  • Accor Hotels, Aether Compliance, London, South East and Midlands
  • Rosemont Pharmaceuticals, Leeds, Industrial Engineering Plastics, London, South East and Midlands

Big Budget Project of the Year (sponsored by Aalberts)

  • DSA6 Wakefield Distribution Hub, Dalkia, Yorkshire
  • St Joseph’s Hospital, FP Hurley & Son Ltd, Wales
  • Net Zero Industry Innovation Centre, Robertson Engineering Services, North East
  • Elective Day Centre, Geoffrey Robinson Limited, North East
  • Private Sector Data Centre Design and Build, Sudlows, North West
  • The Paterson Redevelopment, Dalkia, North West
  • Genomics Partnership Wales – FP Hurley & Son’s ltd, Wales

Outstanding Service of the Year

  • Dave Wood, Farmwood Mechanical & Electrical Services, London, South East and Midlands
  • Gary Zetter, ASH Integrated Services, North West
  • John Eagle, FP Hurley & Sons, Wales
  • Geoffrey Robinson, Geoffrey Robinson, North East
  • Steve Marsh, BES, North West
  • Gary Nicholls, Swiftclean, London, South East and Midlands
  • Matt Wos, MAQ Air Conditioning Ltd, Scotland

Training Initiative of the Year (sponsored by Zehnder Group)

  • RI Cruden, Scotland
  • FP Hurley & Sons, Wales
  • Omega Solutions, Yorkshire
  • Geoffrey Robinson, North East
  • BES, North East
  • Fife Council Building Services, Scotland
  • Roperhurst, Wales

Technician / Project Engineer Apprentice of the Year

  • Daniel Bailey, Derry Building Services, London, South East and Midlands
  • Nathan Waller, Geoffrey Robinson Ltd, North East
  • Ibrahim Qadir, Vital Energi Ltd, North West
  • Aidan Whetham, Vital Energi Ltd, Scotland
  • Ella Whitton-Stroud, Narbeths Mechanical Services, Wales
  • Thomas Price, Borley Engineering Services Ltd t/a CMB Engineering, Wales
  • Adam Ajraam, Borley Engineering Services Ltd t/a CMB Engineering, Wales
  • Katy Haywood, Trivent Ltd, Yorkshire

Electro Technical Apprentice of the Year

  • James Martin, Enerveo, London, South East and Midlands
  • Bobby Scotcher, Enerveo, London, South East and Midlands
  • Liam Hurst, Geoffrey Robinson Ltd, North East
  • Gary Hall, Dalkia, North West

H&V Industrial & Commercial Level 3/BSE Craftsperson

  • William Favill, Derry Building Services, London, South East and Midlands
  • Aaron Field, Leybourne Urwin and trained by Kennedys, North East
  • Joshua Morgan-Gould, Mecpipe Installations Ltd, Wales
  • Nathan Kelly, Borley Engineering Services Ltd t/a CMB Engineering, Wales
  • Molly Andreou, Borley Engineering Services Ltd t/a CMB Engineering, Wales
  • Kyle Salter, F P Hurley & Sons Ltd, Wales
  • Daniel Forester, F P Hurley & Sons Ltd, Wales
  • Kieran Frampton, Borley Engineering Services Ltd t/a CMB Engineering, Wales

Service and Maintenance Apprentice

  • Harry Collins, Farmwood Mechanical & Electrical Services, London, South East and Midlands
  • Matthew Dunn, Farmwood Mechanical & Electrical Services, London, South East and Midlands
  • Callum Doyle, Vertex, London, South East and Midlands
  • Harvey Smith, Vertex, London, South East and Midlands
  • Roni Gowers, BGIS Global Integrated Solutions, London, South East and Midlands
  • Matt Morrison, BGIS Global Integrated Solutions, London, South East and Midlands
  • Dylan Burke, RI Cruden Limited, Scotland
  • Murray Gilfillan, Skanska, Scotland

H&V Industrial & Commercial Level 2/BSE Installer Apprentice of the Year

  • Thomas Ward, H Malone & Sons Ltd, North East
  • Liam Cowell, Dalkia, North West
  • Ricky Mackenzie, RI Cruden, Scotland
  • Morag McKay, Taylor & Fraser, Scotland

RACHP Apprentice of the Year (sponsored by Mitsubishi Electric)

  • Jack Newton, Crowther & Shaw, Yorkshire
  • Blaine Feeney, KB Refrigeration, Scotland
  • Ewan Fowlie, KB Refrigeration, Scotland
  • Kai Feeney, KB Refrigeration, Scotland

Always Alert with Jeron

by AmericasBreaking NewsBuilding ManagementFire DetectionIFSJ Exclusives

IFSJ delves into the inner workings of Jeron’s Pro-Alert 480 system

Emergencies present complex scenarios that demand swift and precise action.

It’s paramount for the safety of those involved that they are equipped with the most efficient and reliable systems to ensure clear communication and rapid response.

Stepping up to address these needs, Jeron Electronic Systems, Inc. introduces the Pro-Alert 480, a game-changing solution that revolutionises emergency alerting and two-way communication.

As a leading entity in the communications systems realm, specifically in healthcare and life safety industries, Jeron has ingeniously engineered the Pro-Alert 480 to meet the Area of Rescue Assistance communication requirements as stipulated in the Americans with Disabilities Act.

This robust system is making significant inroads in high-rise buildings, parking garages, and commercial facilities, forming a critical link between occupants and first responders during emergencies.

Who is Jeron and what is your experience in communications systems for healthcare and life safety industries?

From the company’s inception, 58 years ago, Jeron focused on alerting and communications products starting with their first apartment intercom and security system.

Following apartment intercom, Jeron applied their design and manufacturing expertise to become a leader in life safety platforms in multiple markets including healthcare, parking garages, correctional facilities, and high-rise buildings.

Ever changing landscapes in all markets has led us to adapt our solutions based on the best of user feedback, meeting interesting and out-of-the box challenges, and discovering new ways to streamline the all-important lifesaving communications.

The manufacturing team uses cutting-edge surface mount technologies to bring the best system solutions to your facility.

Our product testing is unparalleled because all manufacturing, assembly, and quality assurance occurs in the USA, which speeds up reaction time to issues and minimises errors.

Our process methodology is thorough, and quality testing is completed at every step.

Can you tell us about the inception of the Pro-Alert 480 system, what inspired its creation, and what problems it was designed to address?

In 2003, there was a horrible fire in Chicago and 6 people lost their lives when they found themselves trapped in a smoky stairwell when the doors locked behind them.

There were no sprinklers, no two-way communications, and no safe way to communicate their location to emergency personnel.

The ordinance gave high-rises a choice of retrofitting for sprinklers or installing alternative safety features, such as fire-resistant stairwell doors and frames, and one- and two-way voice communication systems.

As of 2013, virtually none of the building owners had opted for sprinklers.

This highlighted the need for Area of Rescue systems.

Jeron was already leading the way in designing and manufacturing communications platforms that could had clear, non-blocking audio for many stations across a wide variety of big and small environments.

How does the Pro-Alert 480 system operate during an emergency and what sets it apart from other similar systems?

During an emergency, when a building occupant can’t evacuate on their own, they will go to an area of refuge location and utilise the Pro-Alert 480 system to alert first responders of their location with direct communication.

With a push of button on a remote station, a call is placed.  

If the Area of Rescue system is not monitored on-site, the Pro-Alert 480 system automatically routes the emergency call to an off-site, security monitoring location through an automated phone call using a standard telephone line, Voice over IP, or a cell network. 

Emergency personnel are made aware of the location(s) of the person(s) in need.

Differentiators of the Pro-Alert 480 system include: First AOR system listed under the new UL2525 standard; listed by Underwriters Laboratories; Standardised CAT cabling throughout; Daisey-chain head-end to remote station wiring – no costly home-run wiring; Fully supervised to ensure always available and proper operation- all remote stations, consoles, and remote alerting phone output; Embedded firmware architecture designed for 24/7/365 operation – no PC or servers are required to run the system; Designed and manufactured in the USA – ready to ship complete systems, no delays.

Why is the Pro-Alert 480 system important for the occupants in a high-rise building or a commercial facility during emergencies like a fire?

During a fire emergency, a high-rise building’s elevator shaft acts like a chimney and fills with smoke, subsequently they are turned off by emergency personnel.

Therefore, remote AOR stations should be placed in every stairwell above the ground floor.

Occupants in distress, who can’t evacuate the building on their own, must be able to contact first responders in an emergency. 

This system can be used in virtually any commercial, industrial, or institutional setting where instant, high-speed, clear communication is needed. 

Occupants must have a way to evacuate the building safely in an emergency. 

Occupants who cannot traverse the stairs need assistance during emergencies when the elevators are shut down.

Could you explain how Pro-Alert 480 facilitates clear communication between occupants and first responders?

A press of a button starts the clear, two-way, audio-visual communications.

A person places the call from a remote station and the non-blocking two-way communications begin.

When a call for assistance is placed from a remote call station, a solid green “call placed” LED illuminates and an alert tone pulses once to verify the call placed.

At the console, the LCD display shows the location of the calling station by programmed area, and the alert tone sounds.

The console displays multiple calls simultaneously.

Through programming, the remote level threshold can be lowered or increased to allow clear communication with the console.

The console also has three internal potentiometers that allow the adjustment over various volume levels.

How does the system ensure the safety of those who are unable to evacuate the building during an emergency?

The system ensures safety by Pro-Alert adhering to the requirements of the local and international codes in force. 

The experts set the standards by years and years of life safety experiences of what to do and what not to do – an everchanging system all designed to create a secure environment.

Jeron’s alerting and communications systems are specifically designed to meet the Area of Rescue Assistance communication requirements as defined in the American Disabilities Act.

During an emergency in commercial and multi-story residential buildings, residents can use Pro-Alert to call for assistance and communicate with first responders from a designated Area of Refuge.

In addition, Pro-Alert 480 has continuous diagnostic testing to ensure reliability.

Could you tell us more about the Pro-Alert 480s advanced features?

At the Console, the LCD display shows the location of the calling station by number and location.

The Console displays multiple calls simultaneously and Jeron Consoles provide the ability to see 4 calls, 8 calls and with our touchscreen console…up to 128 simultaneously.

Calls displayed on the Jeron Console and if not answered in a predetermined time, the calls are transfer off site using a land line, Voice over IP, or a cell phone network, to a Remote Monitoring Station or 911 Operator. 

The operator will hear the Global address and remote station location including the building name and address.

This message is repeated until the operator presses any DTMF (dual tone multi-frequency) number to establish two-way communication with the caller at the remote station in the Area of Rescue location.

Is the Pro-Alert 480 compliant with various regulations and codes?

Pro-Alert 480 fulfills all necessary requirements set by IBC, ADA, NFPA72, UL2525, NFPA101, and local building codes.

It provides a reliable two-way communication system, adhering to specific design and operation parameters outlined in these codes, and ensuring safety during emergencies, especially for those unable to use stairs.

How do you ensure the quality and reliability of the Pro-Alert 480? How do FDA registration and UL listing contribute to this assurance?

Jeron maintains strict documentation of manufacturing processes as required by FDA. The system is fully tested and certified by UL, as per the UL2525 standard, which is a third-party validation of its quality and reliability.

The company upholds rigorous standards throughout research, development, production, and distribution to meet customer and regulatory demands.

Auckland accommodation reveals fire safety concerns, according to council study

by Building ManagementConstructionFeatured NewsHealth and SafetySafety

Fire safety gaps found in Auckland’s budget lodgings

A concerning number of budget accommodations in Auckland are showing gaps in their fire safety measures, according to a recent study by Auckland Council.

Council’s findings on fire safety

Auckland Council’s inspections team discovered issues in approximately 50% of the 170 buildings they inspected.

This inspection was prompted by a tragic fire incident at Loafers Lodge in May, which drew attention to potential fire hazards in similar accommodations.

Two of these buildings were severe enough to warrant a dangerous building notice.

Furthermore, another 80 displayed various fire safety concerns such as exits blocked by rubbish or improperly used smokestop doors.

Jeff Fahrensohn, the Auckland Council inspections manager, commented: “It was a surprise how many low-cost accommodation providers had fire safety deficiencies.”

He noted the building managers’ and owners’ apparent lack of knowledge on fire safety as a significant concern.

Details of the safety lapses

While compromised alarm systems weren’t an issue in the inspected properties, 40 to 50% showed other deficiencies.

The two most concerning buildings, which each housed between 50 to 100 residents, had problems like malfunctioning emergency lights and obstructed exits.

However, they continue to operate with added security measures.

Fahrensohn assured that if any building posed an immediate threat, they would’ve evacuated it.

Interestingly, these two properties had passed their previous audit without any noted issues.

Other buildings with concerns had issues like blocked exits, which were promptly addressed.

Legal and future implications

By law, the responsibility of maintaining safety systems lies with the building owners.

They are mandated to perform routine checks and undergo regular expert building warrant of fitness audits.

Fahrensohn stated the need for more education on this matter but also affirmed, “we’ll escalate to enforcement where we have to”.

Of the 170 buildings investigated, 13 were under further scrutiny by the council.

Meanwhile, the government has a list of 70 similar buildings nationwide, but Auckland Council has already audited those in its region.

As for the Ministry of Business, Innovation & Employment (MBIE) initiating a separate audit, Fahrensohn mentioned they’re still awaiting communication.

IFSJ Comment

The findings from Auckland Council’s study highlight a broader concern.

The evident gaps in fire safety knowledge among building managers and owners in such a major city like Auckland suggest that similar oversights might be prevalent elsewhere.

Routine checks and audits are crucial.

However, this case underscores the importance of continuous education and awareness about fire safety standards and regulations.

The role of governing bodies, industry leaders, and the community at large becomes imperative to ensure the safety of residents in such accommodations.

The take-up of evacuation alert systems in high-rise buildings

by AmericasBreaking NewsBuilding ManagementConstructionIFSJ ExclusivesSafety

John Davidson, Approval Schemes Manager at the National Security Inspectorate, reviews recent developments influencing the take-up of evacuation alert systems in high-rise residential buildings

Six years after the Grenfell tragedy in June 2017, significant changes have been made to fire safety legislation, building regulations, standards and codes of practice.

Notable among them is the recent requirement for evacuation alert systems in all newly built high-rise residential buildings in England.

These systems are separate from fire detection and alarm systems.

Evacuation alert systems are designed for use by Fire & Rescue Services (FRS) as a ‘last resort’ measure when the ‘stay put’ strategy fails.

This may occur due to factors like a wind-driven fire or simultaneous fires within the same building.

These systems enable the FRS to warn occupants of flats to evacuate immediately in a controlled manner without physically knocking on doors.

This saves time and allows the FRS to prioritise critical evacuation areas, reducing the need to deploy firefighters for evacuation purposes.

Evolving standards and legislation

In response to the Grenfell Tower Inquiry Phase 1 report, the Scottish government recommended the installation of evacuation alert systems in new residential buildings that are 18 metres tall and higher.

This necessitated the creation of a standard, BS 8629: 2019, to ensure the effectiveness of these systems when installed.

Amendments to this standard were considered just two years later and introduced in March 2023, reflecting the evolving nature of this fire safety measure.

In England, separate amendments to the Building Regulations (Approved Document B) came into effect on December 1, 2022.

These amendments require the installation of evacuation alert systems in all new high-rise residential buildings taller than 18 metres.

Existing buildings of this height that undergo substantial alterations in the future also fall under these requirements.

However, similar requirements currently do not cover Wales or Northern Ireland.

Those responsible for the fire safety of approximately 12,500 high-rise residential buildings in England are being warned to comply with the incoming legal requirements under the Building Safety Act 2022.

They have a six-month period, starting from April 1 2023, to register with the new Building Safety Regulator established in response to the Grenfell Tower fire to protect residents from unsafe building practices in England.

The Building Safety Act defines “higher-risk” buildings as those that are 18 metres tall or higher, or at least seven storeys with two or more residential units.

The HSE’s ‘Be Ready’ campaign is alerting “accountable persons” (e.g.

building owners, freeholders or management companies) that they must comply with the Act by October 2023 or face investigation and potential prosecution.

Considering the evolving regulatory landscape and the focus on the evacuation of tall buildings, interest in evacuation alert equipment is expected to intensify.

It is essential to emphasise that evacuation alert systems should not be used as compensation for any reduction in fire protection measures, or as mitigation for construction defects such as inadequate fire compartmentation within a building.

Evacuation alert systems typically consist of secured evacuation alert control and indication equipment.

These systems include manual controls for the Fire & Rescue Service to operate enabling evacuation alert sounders in groups of flats, as well as in areas like gyms, restaurants and roof gardens that may also need to be evacuated.

Provisions for those with disabilities may include visual alert systems, vibrating pillow pads and vibrating pagers.

Issues such as the integrity of evacuation alert systems are addressed in BS 8629, which covers both wired and wireless systems.

For example, all wiring must be enhanced to ensure the system operates during a prolonged fire, while wireless radio systems must demonstrate the same reliability as wired configurations.

Competent oversight

A designated member of the premises’ management team should be appointed to supervise all elements.

Their responsibilities include ensuring the FRS is aware of, and familiar with, the system, and that residents understand the need to evacuate if the alert devices activate.

System logs (paper or electronic) must be maintained and monthly visual inspections undertaken.

Each system should be inspected, tested and supervised by a competent person every six months, which includes renewing the system’s certificate of compliance.

If this is neglected, the system will no longer be compliant with BS 8629, making ‘Duty holders’ vulnerable to potential prosecution, and may also render insurance invalid.

BAFE’s Evacuation Alert Systems Scheme SP207 was launched in 2020 following a thorough development process in conjunction with the fire safety industry and FRS.

 Compliance with the scheme through third party certification enables system installation and maintenance contractors to independently demonstrate their competence.

As one of the industry bodies involved in the scheme’s inception and development, NSI was the first certification body to be licensed by BAFE for SP207, in October 2020.

As the scheme is modular, companies can gain third-party certification from NSI for one or more modules they provide i.e. the design, installation, commissioning and/or maintenance of systems.

Looking ahead

As all aspects of fire safety continue to be affected by tightening requirements, evacuation alert systems are likely to become an increasingly familiar sight in high-rise residential buildings, particularly if their scope is widened in future by law to include lower height blocks of flats.

For those charged with installing, inspecting and maintaining these systems, choosing providers holding NSI approval and BAFE registration for Evacuation Alert Systems provides reassurance on supplier competence which is crucial in ensuring fire safety standards are being effectively implemented.

Siemens unveils new whitepaper on fire safety in parking garages with electric vehicles

by Building ManagementSafety

Siemens has released a new whitepaper focusing on fire safety for electric vehicles and charging infrastructure in parking garages.

Available on the company’s website, this document reveals innovative approaches to fire detection and suppression, aiming to avoid catastrophic multi-vehicle fires that could endanger building stability.

Fire safety risks in electric vehicles

The risks associated with battery fires in electric vehicles (EVs) are at the forefront of this whitepaper.

An EV battery fire leads to a phenomenon known as “thermal runaway,” causing explosive combustion of the battery electrolyte vapor.

This intense heat, coupled with highly toxic smoke, has been known to cause multi-vehicle fires.

“Recent investigations indicate that high pressure water mist is effective when triggered by fast detection with Siemens ASA technology,” the document states, outlining the company’s methods for reducing these risks.

Protection targets and fire risk mitigation

The document presents clear protection targets, including minimising risk to garage occupants, preserving the structural integrity of the building, and reducing downtime following a fire.

The fire safety measures proposed include high pressure water mist systems that cool the surrounding environment, while allowing thermal runaway and battery electrolyte off-gassing to continue.

Fire suppression should be “triggered by fast detection using false alarm-free point detectors (Siemens ASA technology),” according to the paper.

Norms and standards in fire safety

The pace of change in electric mobility is outstripping the development of fire safety standards, but the risks are becoming well understood.

Siemens, in collaboration with Danfoss and supported by the Danish Institute of Fire and Security Technology (DBI), proposes approaches and product suggestions for risk mitigation for EV fires.

“Due to the special characteristics of EV battery fires, fire safety norms and standards are in development or revision,” the document explains. It also highlights the urgency in defining suitable protection targets and concepts for the rapidly evolving eMobility landscape.

IFSJ Comment

The detailed examination of fire risks and comprehensive protection strategies presented in Siemens‘ whitepaper provide crucial insights into an under-explored area of EV safety.

The integration of cutting-edge detection technology with proven suppression techniques offers a promising pathway for industry-wide adoption.

The collaborative investigations and practical proposals signify a positive step towards enhancing fire safety in parking garages with electric vehicles.