1. Foundations of Real Estate Management
BOMA International
Module 4: Building Operations II
Fire Alarm and Fire Sprinkler Systems

2. Objectives
Describe the purpose of the fire alarm system and the fire sprinkler system
List the parts and explain the operation of the fire alarm system
Describe how a standpipe system operates
List the parts and explain the operation of the wet pipe fire sprinkler system
Describe the general operation of the wet pipe sprinkler system, the deluge sprinkler system, the pre-action system, and chemical systems

3. Fire Alarm & Fire Sprinkler Systems
Fire alarm system
Detects emergency
Summons fire department
Notifies property management company
Triggers evacuation of building (if appropriate)
Fire sprinkler system
Provides temporary fire control until fire department arrives

4. Fire Protection Systems
Classifications
High rise
Usually 75+ feet
Low rise
Single story

5. Fire Protection Systems
Not all buildings have an up-to-date fire
alarm or sprinkler system
Older buildings
“Grandfathering” allowances from Authority Having Jurisdiction (AHJ)
Until existing system is no longer operational
Until major renovations occur to that system
No fire alarm system

6. Fire Alarm Systems 3 components Fire alarm panel Initiating devices
Notification appliances

7. Fire Alarm Systems
Fire Alarm
Panel
Photo courtesy of SimplexGrinnell

8. Fire Alarm Systems Annunciator Panels
Photos courtesy of SimplexGrinnell

9. Fire Alarm Systems
Knox® Box
Photo courtesy of Transwestern

10. Fire Alarm Systems 3 Signal Types Alarm signal Trouble signal
Senses emergency condition
Dispatches fire department
Trouble signal
Detects wiring problem
Notifies property manager
Supervisory trouble signals
Detects problem that renders system inoperable

11. Central monitoring station
Fire Alarm Systems
Central monitoring station
24-hour coverage
Must comply with UL or FMRC
On-site control center
No monitoring service (rare)

12. Fire Alarm Systems Initiating devices Pull stations
Automatic initiating devices
Heat detectors
Smoke detectors
CO detectors
Fire alarm system devices
Water flow switches
Valve tamper switches
Water temperature alarms

13. Fire Alarm Systems Manual Pull Station
Photo courtesy of SimplexGrinnell

14. Fire Alarm Systems Heat detectors Fixed temperature Rate-of-rise
Sound alarm when temperature reaches a certain level
Rate-of-rise
Sound alarm when temperature rises rapidly (without a threshold temperature)
Combination
Fixed temperature and rate-of-rise detectors in one device

15. Fire Alarm Systems Smoke detectors Ionization Photoelectric
Detect fires with little smoke
Photoelectric
Detect visible smoke
Projected beam
Good for places with high ceilings
In HVAC ducts (duct detectors)

16. Carbon Monoxide (CO) Detectors
Fire Alarm Systems
Carbon Monoxide (CO) Detectors
CO is odorless, colorless, tasteless gas
Produces flu-like symptoms; death
Detectors alert management company
Detectors can tie into the BMS
Increase exhaust fans to remove CO

17. Fire Alarm Systems Carbon Monoxide (CO) often found:
By-product of heating/hot water system
Vented out of the building through a flue
By-product of automobiles
Ventilation system removes CO from garage
By-product of propane combustion
Using propane forklift in closed area is a safety hazard

18. Fire Alarm Systems Sprinkler system connections to fire alarm system
Water flow switches
Detect water flowing in sprinkler system
Valve tamper switches
Detect when sprinkler valve is closed
Water temperature alarms
Detect low water temp to prevent pipe from freezing

19. Water Flow and Valve Tamper Switches
Fire Alarm Systems
Water Flow and Valve Tamper Switches
Photo courtesy of SimplexGrinnell

20. Fire Alarm Systems
Work with your instructor to determine the alarm that will be generated by each of these conditions:

21. Fire Alarm Systems Notification Appliances
When alarm is detected, initiating devices
Send signal to annunciator panel
Send signal to central station
Alerts fire department
Alerts property management company
Activate notification appliances

22. Fire Alarm Systems Horn and Strobe Appliances ADA requirements
Older systems – bell, horn, or siren
Current systems combine horn and strobe
Low rise – 4-count standardized tone with synchronized strobe
High rise – Emergency voice alarm communications (EVAC) system

23. Horn and Strobe/Speaker Appliance
Fire Alarm Systems
Horn and Strobe/Speaker Appliance
Photo courtesy of SimplexGrinnell

24. Fire Alarm Systems Emergency Voice Alarm Communications (EVAC) System
Automatic mode
Pre-recorded message through horn and speaker appliance
Manual mode
Trained building employee uses microphone and horn/speaker appliance

25. Fire Alarm Systems Magnetic door holders Magnetic locks
Fire and smoke doors in common areas
Magnetic locks
Fire escape doors (to allow access back onto floors that are normally locked)

26. Fire doors with automatic closers
Fire Alarm Systems
Fire doors with automatic closers
Photo courtesy of Transwestern

27. Fire Alarm Systems Smoke management fan Stairwell pressurization fans
Removes smoke and heat from atrium
Stairwell pressurization fans
Keeps smoke out of stairwells
Elevator recall
Recalls elevators to the ground floor
Prevents use in evacuation
Allows for use by fire department under certain conditions

28. Fire Alarm Systems Testing of fire alarm system is in accordance with
NFPA 72
Insurance company requirements
Local building and fire codes
Share information with your local fire company about your building and its operations

29. Fire Sprinkler Systems
Activate in response to heat
Designed to contain the fire
May not extinguish the fire
Wet pipe v. dry pipe system

30. Fire Sprinkler Systems
Backflow preventer
Fire department connection
Allows fire engine to boost the pressure of the sprinkler system
Fire pump
Sprinkler riser
Sprinkler mains/branches
Sprinkler heads

31. Fire Department Connection (FDC)
Fire Alarm Systems
Fire Department Connection (FDC)
Photo courtesy of Transwestern

32. Fire Alarm Systems
Fire Pump
Photo courtesy of Transwestern

33. Fire Alarm Systems
Sprinkler Head
Photo courtesy of Transwestern

34. Fire Sprinkler Systems
Sprinklers in warehouse applications
Low fire load -- no supplemental sprinklers
High fire load -- supplemental sprinklers are required
In-rack sprinklers
Early Suppression Fast Response (ESFR)
Speed: sense fire and deploy faster
Volume: deploy more water (100 gpm v. 25 pm)
Droplet size: larger droplets of water

35. Fire Sprinkler Systems
Standpipe System
“Fire hydrant inside the building”
Separate from the sprinkler system
Fire engine connects to standpipe connection and pumps water into building for fire department use
Usually in fire escape stairwells

36. Standpipe Connection in Stairwell
Fire Alarm Systems
Standpipe Connection in Stairwell
Photo courtesy of Transwestern

37. Fire Sprinkler Systems
Dry Pipe Sprinkler System
Used in areas prone to freezing
Piping is filled with air under pressure
Air pressure pushing against dry pipe valve holds water back in heated area

38. Fire Sprinkler Systems
Dry Pipe Sprinkler System Activation
Sprinkler head activates like normal
Air rushes out of sprinkler head
Air pressure cannot be maintained
Dry pipe valve opens
Water fills system and rushes out of sprinkler head
Takes no more than 60 seconds per NFPA
Requires more maintenance than wet system

39. Fire Alarm Systems
Dry Pipe Valve
Photo courtesy of SimplexGrinnell

40. Fire Sprinkler Systems
Deluge System
Used for areas with high fire load
Laid out like conventional wet sprinkler system
No sprinkler heads on end of each pipe
Uses heat sensors (fire alarm system) to indicate a fire is imminent – or a manual pull station
Flows through all of openings at same time

41. Fire Sprinkler Systems
Pre-Action System
Used in computer rooms and areas where water would be harmful
Fire alarm must detect heat and/or smoke and
Fire sprinkler system must detect heat (fusible link melts)
No discharge unless both conditions are met

42. Fire Sprinkler Systems
Chemical Systems
Gaseous fire suppression system
Oxygen limiting
Occupants must evacuate before system deploys
Does not damage computers and other electronic components
Wet chemical fire suppression systems
Over cooking areas in food service applications (hoods)

43. Fire Sprinkler Systems
Fire Extinguisher Classes

44. Fire Sprinkler Systems
Fire Extinguishers
Usually 5 or 10 pound
Usually red in color (not a standard)
Usually Class A-B-C
Class D extinguishers are in areas where combustible metals are used
Class K extinguishers are for commercial kitchens
Water-based and CO2 extinguishers have largely been replaced with chemical extinguishers

45. Fire Sprinkler Systems
Fire Extinguishers Inspection Requirements
Monthly by building engineer
Annually by fire extinguisher technician
At regular intervals (5, 6, 10, or 12 years) for testing, inspection, and replacement of critical components

46. Fire Sprinkler Systems
Using a Fire Extinguisher
Think PASS
Pull safety pin
Aim nozzle at base of fire
Squeeze handle
Sweep extinguisher from side to side

47. Guidelines for Using a Fire Extinguisher
Call for immediate evacuation by activating fire alarm system
Evaluate the situation
Use fire extinguisher on small fires only
Regardless of cause of fire, allow fire department to continue their response.
Never allow fire to block your exit out of building, and never turn your back on the fire