Facilities Management Hard Services - Life Safety Systems

Fire and safety systems, such as fire alarms, emergency lights, AOVs should not only maintained and monitored appropriately, but are also upgraded, as necessary. Fire Alarm: It is a statutory requirement to test all devices and each fire alarm panel annually, and where necessary make repairs to the fittings which are found to be faulty. The purpose of the fire alarm system is to alert all occupants of a fire and thereby effect a timely and safe evacuation of the building. The statutory test mandates a bell test is conducted quarterly and typically 25% of all devices are tested so that by year end 100% of devices have been tested and confirmed in good working order. The communal area devices and the fire detector and bell within each dwelling requires annual testing and access for the test engineers must be coordinated with each owner / occupier. Quarterly basis Emergency Lighting: In the event of mains power loss emergency lighting aids in the safe evacuation of a building. Each emergency light is fitted with independent batteries to illuminate the light fighting Some fittings are also used for normal lighting and remain on permanently and others may only illuminate when there is a mains power loss. It is a statutory requirement to test all emergency light fittings quarterly and to make repairs to the fittings which are found to be faulty. Quarterly basis

Automatic Opening Vents (AOV): In the event of a fire and when a signal is received from the fire alarm AOVs are designed to open and release smoke and heat from buildings to aid in the safe evacuation of people. AOV actuators are fitted to doors, windows and louver vents and dedicated smoke shafts or on external facing windows. The signal link between the AOV system and the fire alarm is tested for correct operation. Where AOV equipment is installed it is a statutory requirement to maintain this equipment. Quarterly basis Fire Extinguishers: Fire extinguishers in common areas are for individuals to extinguish small incipient fires where it is safe to do so. All extinguishers must be discharged or replaced at set interval periods which vary depending on their type. It is a statutory requirement to inspect all fire extinguishers annually and where necessary make repairs, replace or recharge where faulty equipment is found. Annual basis Hose Reels: The test operation of hose reels normally ties in with fire extinguisher testing. Annual basis Dry / Wet Risers: Dry risers are typically fitted to tall buildings to facilitate a fire tender access in order for fire fighter crews to fight fires from within buildings. It is a statutory requirement to maintain the system on an annual basis. An inlet breach valve located at ground level provides access for a fire tender truck to pump water into the pipe. Each level of the building will have a landing valve where a fireman could attach a hose to fight a fire. There is an air release valve at the top of the pipe stack to release air out of the pipe when water is pumped into the pipe. It is important that a dry air pressure test or wet pressure test is conducted with a visual inspection of all valves. Bi-annual basis