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Fire Alarm and Sprinkler System Operation, Inspection, Testing and Maintenance
aving a properly working fi re alarm and sprinkler system is a critical component of any eff ective fi re safety program. Adequately maintaining fi re alarm and sprinkler systems is vital. A fi re can break out at any time leaving occupants and tenants vulnerable to disaster. By having working fi re alarm and sprinkler systems, occupants are better able to evacuate in a timely fashion and can help avoid a massive catastrophe. Here are some considerations every Community Manager should make towards maintaining, inspecting and testing building fi re alarm and sprinkler systems.
Take Responsibility for Your Fire Systems
As a Community Manager, it’s crucial to take responsibility for the fi re alarm and sprinkler systems. Be proactive in managing the inspection, testing, and maintenance of all fi re systems (and fi re extinguishers) in your building. Prior to the testing date(s), be sure to send out a notice to your tenants informing them of testing and that there may be audible alarms from time to time during the testing process. If there are smoke detectors or notifi cation appliances (“alarms”) in private living areas, an escort should always be provided.
Understand How Your Fire Systems Work
Do you know the diff erence between a trouble condition and supervisory signal on your fi re alarm system? Do you understand how a fi re alarm system can be activated? As a Community Manager, have you familiarized yourself and your staff where the sprinkler control valves are located and how to close these valves, if necessary? • Fire alarm systems can be activated by “initiating devices” (smoke detectors, heat detectors, manual pull stations, waterfl ow devices, valve tamper switches, etc.). • An alarm condition means a warning of a fi re condition in the building. • A trouble condition or trouble light on a fi re alarm system indicates a condition that might adversely aff ect the proper operation of the system. • A supervisory signal refers to a condition in which a device supervised by a fi re alarm system is moved from its “normal” state. For example, a “normally open” sprinkler valve is closed or the air pressure in a sprinkler dry system falls below a pre-set level. • A Community Manager must understand how the fi re alarm and sprinkler systems are monitored. Monitoring is the process where the alarm signals are transmitted to a “central station.” Th e central station relays the appropriate information to the fi re department and building management representatives. It’s vitally important to know if your system is monitored via copper telephone lines, cellular phone, or private radio networks. Accurate system callback information is critical to make sure you are notifi ed in a timely manner in the event of an emergency. Update this information regularly with your monitoring provider. • How do you silence or acknowledge these signals? What should you do in the event of a full-blown alarm? How can you fi nd out which device is causing the alarm? It’s important to ask your fi re protection contractor for a tutorial on your system and have protocols in place.
It’s important to learn as much as you can about the fi re alarm system so you can monitor it correctly. When scheduling a fi re alarm or sprinkler inspection, please ask your contractor to take some time to explain your systems operating features. As a Community Manager, you can accompany the technician during the testing process to learn more about your systems. Competent and professional fi re protection contractors welcome this kind of interaction.
National Fire Protection Association (NFPA) standards explicitly provide minimum inspection and testing requirements. Check with your fi re protection company to ensure your buildings are inspected as required by city, county, state and federal laws. Regular inspection and testing are critical to ensure that all fi re systems are in proper working order. At the completion of the inspection and testing process, make sure you receive a detailed written inspection report including any defi ciencies or recommended upgrades, as applicable. Review this report with your service provider so that you fully understand the contents.
Train All Employees and Staff
Training appropriate employees (including aft er-hours responders) on how to monitor and use fi re alarm and sprinkler systems is critical. Proper consideration should be given as to who needs the training. Training can be provided by your fi re protection contractor. Industry experience tells us that properly trained staff can greatly mitigate a fi re incident. Information regarding the fi re alarm and sprinkler system including contact information should be kept in a binder on the property and an electronic copy that is accessible to all necessary employees.
Written by: David C. Taylor Director of Business Development, Fireline Corporation 410-247-1422 dct@fireline.com
