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

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Presentation on theme: "Foundations of Real Estate Management BOMA International Module 4: Building Operations II Fire Alarm and Fire Sprinkler Systems ®"— Presentation transcript:

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

2 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Protection Systems Classifications  High rise  Usually 75+ feet  Low rise  Single story

5 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems 3 components  Fire alarm panel  Initiating devices  Notification appliances

7 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Photo courtesy of SimplexGrinnell Fire Alarm Panel

8 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Annunciator Panels Photos courtesy of SimplexGrinnell

9 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Photo courtesy of Transwestern Knox ® Box

10 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems 3 Signal Types  Alarm signal  Senses emergency condition  Dispatches fire department  Trouble signal  Detects wiring problem  Notifies property manager  Supervisory trouble signals  Detects problem that renders system inoperable  Notifies property manager

11 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems  Central monitoring station  24-hour coverage  Must comply with UL or FMRC  On-site control center  No monitoring service (rare)

12 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Photo courtesy of SimplexGrinnell Manual Pull Station

14 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Heat detectors  Fixed temperature  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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Smoke detectors  Ionization  Detect fires with little smoke  Photoelectric  Detect visible smoke  Projected beam  Good for places with high ceilings  In HVAC ducts (duct detectors)

16 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Water Flow and Valve Tamper Switches Photo courtesy of SimplexGrinnell

20 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Work with your instructor to determine the alarm that will be generated by each of these conditions:

21 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Horn and Strobe/Speaker Appliance Photo courtesy of SimplexGrinnell

24 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems  Magnetic door holders  Fire and smoke doors in common areas  Magnetic locks  Fire escape doors (to allow access back onto floors that are normally locked)

26 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Fire doors with automatic closers Photo courtesy of Transwestern

27 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems  Smoke management fan  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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Fire Department Connection (FDC) Photo courtesy of Transwestern

32 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Photo courtesy of Transwestern Fire Pump

33 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Sprinkler Head Photo courtesy of Transwestern

34 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Standpipe Connection in Stairwell Photo courtesy of Transwestern

37 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Alarm Systems Dry Pipe Valve Photo courtesy of SimplexGrinnell

40 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® Fire Sprinkler Systems Fire Extinguisher Classes

44 Foundations of Real Estate Management Module 4: Building Operations II ® 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 CO 2 extinguishers have largely been replaced with chemical extinguishers

45 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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 Foundations of Real Estate Management Module 4: Building Operations II ® 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


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