Independent Fire Services Review: Identifying Compliance Issues Before Building Handover
Are Your Newly Installed Fire Protection Systems Actually Compliant?
When a new building or major refurbishment reaches completion, building owners and property managers should be able to expect that the installed fire protection systems have been completed in accordance with the approved design, Fire Engineering Report, relevant Australian Standards and applicable building requirements.
Unfortunately, this is not always the case.
At VERST Fire Services, we regularly encounter newly installed fire protection systems containing defects, incomplete works, installation inconsistencies or items that do not appear to comply with the approved design documentation or relevant Australian Standards.
These issues may not become apparent until after the building has been handed over and responsibility for maintaining the fire protection systems has transferred to the building owner.
An Independent Fire Services Review provides an opportunity to identify these issues at a critical stage of the project—ideally prior to handover or around the time of the Certificate of Final Inspection (CFI).
What Is a Fire Services Review?
A Fire Services Review is an independent review of the fire protection systems and equipment installed as part of a new building, refurbishment or major construction project.
VERST Fire Services can work directly with building owners, asset managers, facility managers and property managers to visually inspect the installed fire protection systems and compare what has been provided against the available approved design documentation and applicable requirements.
The objective is straightforward:
Identify potential non-conforming, incomplete or non-compliant fire protection works before the building owner accepts responsibility for the completed installation.
The review generally involves a visual inspection of the installed fire protection equipment together with minor operational testing, typically incorporating applicable routine service activities consistent with the lower level (monthly or six-monthly routines) inspection and testing requirements of AS 1851.
It is not intended to replace the formal commissioning, certification or approval processes required for the building.
Instead, it provides the building owner or property manager with an additional level of independent technical scrutiny before handover.
What Fire Protection Systems Can Be Reviewed?
Modern buildings can contain numerous interconnected fire protection and life safety systems.
Depending on the building and scope of works, a VERST Fire Services Review may include:
- Fire Detection and Alarm Systems (FDAS)
- Emergency Warning and Intercommunication Systems (EWIS)
- Automatic Fire Sprinkler Systems
- Fire Hydrant Systems
- Fire Hose Reel Systems
- Deluge Systems
- Pre-Action Sprinkler Systems
- Fire Pumpsets
- Fire Water Storage Tanks
- Portable Fire Extinguishers and Fire Blankets
- Emergency and Exit Lighting
- Passive Fire Protection
- Building Fire Integrity
- Fire doors and associated hardware
- Fire and smoke compartmentation
- Interfaces between fire protection and other building systems
- Other Essential Safety Measures applicable to the building
The scope can be tailored to the particular project, building and fire protection systems installed.
Why Review a Newly Installed Fire System?
A newly installed system is not necessarily a compliant system.
Fire protection installations can involve numerous contractors, subcontractors, consultants, designers and commissioning personnel. They may also rely upon coordination between electrical, hydraulic, mechanical, architectural and structural services.
Even relatively minor changes during construction can result in differences between the approved design and the final installation.
Examples of issues that may be identified during an Independent Fire Services Review include:
- Fire detection devices installed in incorrect or unsuitable locations
- Missing or incorrectly positioned detectors
- Incomplete or incorrect fire alarm interfaces
- Incorrect sprinkler head locations or spacing
- Sprinkler discharge patterns obstructed by building elements or services
- Incorrect or inaccessible isolation valves
- Missing identification and signage
- Hydrant or hose reel installation issues
- Fire pump installation or operational deficiencies
- Water storage or water supply inconsistencies
- Incomplete system monitoring
- Fire doors or passive fire elements that appear incomplete or compromised
- Unsealed or inadequately treated service penetrations
- Installation differing from approved drawings
- Items inconsistent with the project’s Fire Engineering Report
- Equipment that does not comply with the applicable Australian Standard
- Incomplete documentation, identification or system information (Baseline Data)
Individually, some of these issues may appear relatively minor.
Collectively, however, they can affect the reliability, maintainability and compliance of the building’s fire protection systems for many years after construction has finished.
The Importance of the Approved Fire Services Design
An Independent Fire Services Review is not simply an inspection to determine whether an installation “looks right”.
Where documentation is available, the installed systems should be considered against the requirements applicable to the particular project.
This may include:
- Approved fire services drawings
- Fire Engineering Reports
- Building permit documentation
- Design specifications
- Relevant Australian Standards
- Applicable NCC requirements
- Approved variations or design changes
- Commissioning and certification documentation
This is particularly important where a Fire Engineering Report contains project-specific Performance Solutions, design conditions or operational requirements.
A fire protection system may appear conventional when inspected in isolation but form part of a much broader engineered fire safety strategy for the building.
Understanding the original design intent is therefore an important part of conducting a meaningful review.
When Should a Fire Services Review Be Conducted?
Timing is critical.
Ideally, a Fire Services Review should be conducted before practical completion and final handover, while the relevant contractors remain engaged and outstanding works can still be addressed efficiently.
A review may also be particularly valuable around the time a Certificate of Final Inspection (CFI) is being sought or issued.
Conducting the review at this stage provides the building owner or property manager with an opportunity to identify outstanding fire protection issues before assuming responsibility for the ongoing operation and maintenance of those systems.
Once the project has been handed over, resolving construction-related defects can become considerably more complicated.
Questions can arise regarding whether an issue is:
- An original installation defect
- A commissioning issue
- A maintenance issue
- Damage occurring after handover
- A design discrepancy
- The responsibility of the builder, installer, consultant or owner
Identifying and documenting issues before handover can significantly reduce this uncertainty.
Visual Inspection and Operational Testing
A VERST Fire Services Independent Fire Services Review combines visual inspection with limited functional testing appropriate to the agreed scope.
Our technicians inspect accessible fire protection equipment and look for installation issues, defects, incomplete works and inconsistencies with the available approved documentation.
Where appropriate, minor operational testing can also be undertaken, generally incorporating applicable monthly routine service activities under AS 1851.
This provides an additional opportunity to confirm that systems are operational and responding as expected at the time of inspection.
Importantly, a Fire Services Review should not be confused with comprehensive commissioning or certification.
Commissioning demonstrates that systems have been tested and verified as part of the installation process. Our review provides the building owner with an additional independent assessment of what has act.
A Detailed Photographic Report
The value of a Fire Services Review lies not only in identifying issues but in clearly documenting them.
Following the inspection, VERST Fire Services prepares a detailed report outlining the items identified during the review.
Where applicable, each item can include:
- A description of the observed issue
- Photographic evidence
- Location of the item
- Relevant fire protection system
- Applicable drawing or design reference
- Relevant Australian Standard or clause reference
- Details of the apparent non-conformance or non-compliance
- Recommended action or further investigation
This provides building owners and property managers with a practical document that can be issued to the builder, fire services contractor, consultant or other relevant party for review and rectification.
It also creates an important photographic record of the condition of the fire protection systems at or around the time of handover.
Independent Review Protects the Building Owner
During construction, contractors are understandably focused on completing their respective packages of work and quite often under a great deal of pressure to complete their work.
The building owner, however, has a much longer-term interest.
Once the project is complete, the owner may be responsible for maintaining those fire protection systems for decades.
An independent Fire Services Review provides another set of experienced eyes focused on the interests of the building owner and the long-term operation of the asset.
Identifying a problem before handover may allow it to be rectified as part of the construction project.
Finding the same problem several years later during routine maintenance may leave the building owner responsible for investigating and funding the rectification.
From Construction to AS 1851 Routine Maintenance
The transition from construction to ongoing maintenance is also an important stage in the life of a fire protection system.
Once a building becomes operational, its fire protection systems and Essential Safety Measures need to enter an appropriate routine inspection, testing and preventative maintenance program.
For many fire protection systems, AS 1851 – Routine service of fire protection systems and equipment provides the framework for this ongoing servicing.
An Independent Fire Services Review can help establish a clearer baseline for the condition of the systems being transferred into the owner’s maintenance program.
Rather than commencing routine maintenance with a list of unidentified construction defects, the objective is to have outstanding installation issues identified and addressed as early as practicable.
Experience Across Major Properties and Organisations
VERST Fire Services has undertaken Fire Services Reviews and related fire protection services for a range of significant organisations and property portfolios.
Our experience includes work associated with organisations such as:
- Department of Energy, Environment and Climate Action
- Catholic Education Office Diocese of Sale
- Dulux Australia
- Dexus
- TAFE Gippsland
- AMP Capital
This experience gives our team an understanding of the different requirements found across government, education, commercial, industrial and institutional properties.
Regardless of the size of the project, our approach remains the same: inspect carefully, document clearly and provide practical information that assists our clients in making informed decisions about their fire protection systems.
Fire Protection Compliance Should Begin at Handover
Fire protection maintenance should not begin with the assumption that every newly installed system is correct simply because the construction project has been completed.
The handover of a building is one of the best opportunities to establish a clear baseline for the condition, operation and compliance of its fire protection systems.
A VERST Fire Services Independent Fire Services Review can help building owners and property managers identify:
- Installation defects
- Incomplete works
- Apparent non-compliances
- Departures from approved designs
- Fire Engineering Report inconsistencies
- Operational issues
- Documentation deficiencies
Most importantly, it provides an opportunity for these matters to be raised before they become the building owner’s long-term problem.
How VERST Fire Services Can Help?
At VERST Fire Services our focus extends beyond simply servicing fire protection equipment.
We work with building owners, facility managers and property managers to help ensure fire protection systems are correctly installed, appropriately maintained and capable of performing as intended.
Our Fire Services Reviews provide an independent assessment of newly installed fire protection systems prior to, or around the time of, building handover.
Following our inspection, we provide a comprehensive photographic report identifying observed issues and, where applicable, referencing the relevant design documentation, Australian Standard and clause.
Whether you are approaching completion of a new development, undertaking a major refurbishment or preparing to accept responsibility for newly installed fire protection systems, an Independent Fire Services Review can provide valuable assurance before handover.
Don’t wait until the first maintenance inspection to discover problems that should have been addressed during construction or Defects & Liability Period.
Contact VERST Fire Services to discuss a Fire Services Review for your next project.