Developing a Fire Safety Program [for the Construction Industry]

Two construction workers lost their lives and six others were injured when a Denver building, that would be 5 stories and be comprised of 85 apartment units, burned to the ground. The fire was so large and burned so hot, more than 30 vehicles and 12 surrounding structures were damaged. An investigation has determined that trades were not at fault, and it does not seem that the cause is electrical. The official cause remains as “undetermined...case will remain open and under investigation.”

Every year fires in construction, renovation, or demolition sites result in approximately 13 deaths, 132 injuries, and more than $300 million in direct property damage. The top causes of these fire incidents are cooking, heating equipment, and intentionally set fires. With losses like these it is important to see why a properly managed construction site fire prevention program is essential.

The Occupational Safety and Health Administration (OSHA), the International Fire Code (IFC), and the National Fire Protection Association (NFPA) each have requirements for the development and maintenance of a fire prevention program at construction job sites.

OSHA 29 CFR Part 1926, Safety and Health Regulations for Construction, states, “The employer shall be responsible for the development and maintenance of an effective fire protection and prevention program at the job site throughout all phases of the construction, repair, alteration, or demolition work….” [Subpart C, 1926.24]

IFC, Chapter 33, Fire Safety During Construction and Demolition, states, “The owner or owner’s authorized agent shall be responsible for the development, implementation and maintenance of a written plan establishing a fire prevention program at the project site…” [IFC 3308.1]

NFPA 1, Fire Code, states, “An overall construction or demolition fire safety program shall be developed.” [NFPA 1:16.3.1.1]

Specific components and requirements of the fire protection program are outlined in each standard. OSHA program requirements are defined in 29 CFR 1926, Subpart F.  However, both, the IFC and the NFPA reference the requirements of NFPA 241, Standard for Safeguarding Construction, Alteration, and Demolition Operations.

NFPA 241 was developed, and is intended, to “prescribe minimum safeguards for construction, alteration, or demolition operations in order to provide reasonable safety to life and property from fire…”, and to provide “measures for preventing or minimizing fire damage” during construction operations. This standard provides a guide for the placement of temporary structures and storage of equipment and materials, safe conduct of hazardous construction processes and operations, protection of utilities, and required components of a fire protection program.

NFPA 241 provides a list of items that must be addressed within the fire safety program. Within each of these are further requirements described in full within the chapter.

• Good housekeeping (to include location and storage of equipment, materials, and temporary structures and safe and proper application of construction methods and processes)
• On-site security
• Fire protection systems (installation and demolition)
• Organization and training of an on-site fire brigade
• Development of a pre-fire plan with the local fire department
• Rapid communication
• Considerations for special hazards and conditions
• Protection of existing and surrounding structures and equipment

As with any part of a construction job, many players are required to accomplish the task, it is the same with the fire safety program. Key players are the AHJ, the building owner, fire prevention program manager, and site security personnel.

It is the responsibility of the AHJ to approve the fire safety plan. Each of the codes and standards provide allowances for the  modifications of, or additions to, the fire safety plan by the AHJ. The AHJ is responsible for clearly communicating this expectation. He may also be involved in assisting and coordinating pre-fire planning between the construction site management and the local fire department.

Ultimate responsibility for the fire safety of the site, and the development of the fire prevention program lies with the owner. The owner may manage this process directly or he can designate a program manager. Maintenance of all fire protection, inspections, and safety records are the responsibility of the owner or the designated program manager.

The owner’s designee, or the fire prevention program manager must have full authority to enforce the fire prevention program, he should be knowledgeable in fire codes and standards, and have a thorough understanding of fire protection systems and inspection procedures. The program manager is the controls the fire prevention program, and is responsible for its day-to-day implementation. His responsibilities are many and include:

• Provide training in use of fire protection equipment
• Supervising hot work permitting process
• Conduct and document weekly self-inspections
• Management fire protection system impairment procedures
• Development of pre-fire plans and coordination with local fire department
• Maintaining inventory and operability of fire protection devices/appliances/equipment
• Oversee site security/guard service

Guard service and site security personnel, though strongly encouraged, may not be required on every construction site. However, it is recommended that they be required on all major projects, and other sites based on hazards, risk, firefighting access, and physical security of site and surrounding areas. Whether or not a guard service is to be provided is based on requirements of the local jurisdiction and AHJ.  Security personnel should be trained in, and will be responsible, for:

• Emergency notification of fire department and management.
• Use of fire protection equipment
• Familiarity with fire hazards
• Operation and control of construction elevators
• Staying informed on status of emergency equipment and hazards.
• Regular patrol of construction site/area

For additional information specifically related to the selection, training, and duties of guard service personnel, NFPA 601, Standard for Security Services in Fire Loss Prevention, should be referenced.

Sprinkler Obstructions and Discharge Patterns

photo source: pmengineer.com

Important to fire sprinkler effectiveness is sprinkler discharge pattern development. A fire sprinkler system should be designed in a manner that provides full water coverage from the fire sprinkler system. Inherent building construction or design elements can pose potential obstructions to the full coverage or discharge pattern of the sprinkler system.  However, these buildings and elements must still be protected. NFPA 13, Standard for the Installation of Sprinkler Systems, provides sprinkler coverage guidance for these obstructed areas.

To determine the proper application it must first be determined if the construction is obstructed or unobstructed.  Then it must be determined if the obstruction is continuous or noncontinuous.

Is this obstructed or unobstructed construction?

To be considered obstructed, the construction elements must be composed of “beams, trusses, or other members” that will impede heat flow, water distribution, or otherwise affect the ability of the sprinkler to control or suppress the fire. [13:3.7.1]

Construction types that may create obstructions, include:

• Beam and girder
• Concrete Tee
• Composite wood joist
• Panel construction
• Bar joist with fireproofing
• Steel purlin

Unobstructed construction includes any “beams, trusses, or other members” that do not impede heat flow, water distribution or the ability of the fire sprinkler to control or suppress fire. This generally consists of construction members that are not solid.[13:3.7.2]

Unobstructed construction elements may include:

• Bar joist
• Open-grid ceilings
• Smooth ceilings
• Standard mill (heavy timber)

Is the obstruction continuous or noncontinuous?

If the obstruction affects the sprinkler discharge pattern of two or more adjacent sprinklers then the obstruction is considered to be continuous. However, if only one sprinkler discharge pattern is affected then the obstruction is noncontinuous.

Different sprinkler head types and orientations have different requirements for designing to protect obstructed areas.  These are addressed in the following sections of NFPA 13.

• General guidance: 13:8.5.5
• Pendant and upright sprinklers: 13:8.6.5
• Sidewall sprinklers: 13:8.7.5
• ESFR sprinklers: 13:8.12.5

A great reference tool for quickly determining the design criteria and requirements for obstructed areas is this ceiling obstructions reference tool/calculator provided by Meyer Fire.

The 5 Documents Commissioning Requires

The purpose of commissioning as stated in NFPA 3, Recommended Practice for Commissioning of Fire Protection and Life Safety Systems, is a "process that will ensure fire protection and life safety systems perform in conformity with the design intent".  To make this possible there are 5 required documents that must be created and referenced during the commissioning process.

1. Owner's Project Requirements (OPR)
2. Commissioning Plan
3. Basis of Design (BOD)
4. Operations and Maintenance Manuals (O&Ms)
5. Closeout Package

NOTE: If you are not familiar with the commissioning process, I recommend you first read, Commissioning New Occupancies.

Photo from, www.technical-designs.com

The most critical of these documents is the Owner's Project Requirements (OPR).  This is the driving document that all design, construction, testing, and operational decisions will be based on. The OPR should be created with input from the owner, building managers, and key stakeholders. The OPR should include:

• Infrastructure requirements (roads, utilities, etc.)
• Facility type, use, and dimensions
• Occupancy classification, anticipated load and expected operations
• Future expansion requirements
• Codes and standards that apply to the facility (local, state, national)
• Specific user/owner requirements
• Training requirements
• Warranty, operations, and maintenance information
• Integrated system testing, installation, and maintenance requirements
• Specific performance criteria that will be expected
• Any "third-party" requirements

The Commissioning Plan provides the framework  for the building projects commissioning process.  The Commissioning Plan provides an overview of the project and outlines the process, system, and schedule to be followed.  All the required commissioning reports, inspections, and documentation will be included as part of this plan.  NFPA 3 recommends the following Commissioning Plan structure:

• Introduction - an overview of the plan
• Commissioning scope - identifies which building components, structures, and systems will be subject to, and included in the commissioning process
• General project information - overview of the project, focus on key information, expectations, and deliverables. This should include references and overviews of the OPR and the BOD
• Team contacts - contact information of all commissioning team members
• Communications plan and protocols - provide direction as to the projects organizational structure and communication channels to be utilized
• Commissioning process - detailed explanation and outline of commissioning and project tasks to be completed for all phases of the process
• Commissioning documentation - listing of all documentation that will be required and utilized throughout the process
• Commissioning schedule - specifies the sequence of operations, and outlines the timeframe, dates, and duration of commissioning and testing events

The decision-making process and an explanation of all systems and components are described narratively in the Basis of Design (BOD). The BOD should be created and included with the the project plan submittal to the AHJ.  A useful BOD will include the following components:

• Applicable codes, standards, laws, and regulations (NFPA, OSHA, ADA, ASHRAE, etc.)
• Building description
• Fire protection/life safety system objectives and decisions
• Alternative or performance based design, means, and methods
• Testing criteria
• Equipment and tools required

Operations and maintenance manuals (O&Ms) are to be provided to the building owner.  These O&Ms must be reviewed to ensure that they meet the OPR.

At the end of the construction phase, prior to the occupancy phase, a closeout package should be delivered to the building owner. The closeout package should include the following documents:

• Compiled list of all deficiencies and resolutions
• Operation and maintenance manuals
• All test results, documentation, and certificates
• Plans and drawings
• Warranties and warranty information
• Spare parts and supplier listings
• Recommissioning plan
• Sequence of operation
• Software for systems should be installed and delivered

The provision of these documents is only one, of many, benefits of the commissioning process. Engaging in the commissioning process can minimize human error during construction and maintenance, identify problem areas, prolong a structures lifespan, and save money over the long-term.

Need a commissioning agent? Want to be coached through the commissioning process? Looking for more information?  Visit the TCC Solutions page, or contact me directly.

Related Posts

• How to Commission New Hangars
• Why You're Stuck in Permitting (and how to get out!)
• How to Obtain Building Occupancy
• Top 5 Benefits of Third-Party Plan Review

How to Obtain Building Occupancy

When you start out on a building project, whether a new structure or a renovation, the ultimate goal is always the same -- building occupancy.  The goal is to occupy the structure as soon as possible, without any problems, and within (if not under) budget.   

When all the steps in a building project are carried out correctly these objectives can easily be achieved.  However, there almost inevitably, seems to be a hitch in the process.  Some part of the process that is not quite right that wants to derail the project and keep you out of the building.  These problems can arise anywhere, from the beginning in plan review and permitting, through construction and site 'surprises', to the final testing and inspections.  

With adequate resources, proper systems, and the right team in place the process can go smoothly, and be an enjoyable experience (rather than fret and stress filled).  My special white paper, The Road to C.O. - the Direct Route to Building Occupancy, reveals:

• how to avoid the most common disapprovals in plan review
• the importance of a properly trained and 'code knowledgeable' team
• how to address jurisdictional issues with the local AHJ (authority having jurisdiction)
• how to pass your final inspections with ease and peace of mind

Download the FREE guide now:

The Road to C.O. - the Direct Route to Building Occupancy

Commissioning New Occupancies

NFPA 3:Recommended Practice on Commissioning and Integrated Testing of Fire Protection and Life Safey Systems, was created to give clear guidance to the integrated testing of fire systems, and

provide a reliable means of ensuring that all active and passive fire and life safety systems work as they are intended to.

What is commissioning?

Fire and Life Safety Commissioning(Cx) is defined as, “a systematic process that provides documented confirmation that fire and life safety sytems function according to the intended design criteria set forth in the project documents and satisfy the owner’s operational needs, including compliance with requirements of any applicable laws, regulations, codes, and standards requiring fire and life safety systems.”

Who can provide commissioning services?

Although, NFPA 3 does not require any type of certification for commissioning agents, it does outline knowledge and skills that a commissioning agent should posess.  The Fire Commissioing Agent (FCxA) is the person or entity who leads, plans, schedules, documents, and coordinates the fire protection and life safety commissioning team, implements the commissioning process, and ensures that integrated systems testing is appropriately conducted.  

With this as the primary objective a FCxA should possess the following:

• thorough knowledge of the recommendations of NFPA 3 and general industry practices
• be capable of providing an objective and unbiased perspective
• advanced understanding of the installation, operation, and maintenance of systems to be installed
• ability to read and interpret drawings and specifications
• capable of analyzing and facilitating resolution of issues related to system failures
• clear written and verbal communication, report writing, and conflict resolution skills

How is commissioning conducted?

Fire and life safety systems commissioning takes place in 4 phases: planning, design, construction, and occupancy.  The below information provides an overview of each of these, however, NFPA 3, chapter 5 provides in-depth direction for each of the phases.

During the planning phase the owners project requirements are layed out and developed, the fire commissioning agent is selected and the commissioning team is put into place, the commissioning plan is created, all planning documents and regulatory codes are reviewed and analyzed, and the commissioning plan is put into action.  

The fire protection/life safety commissioning team can vary in size and mat include the owner, contractors, manufacturers representatives, insurance representatives, design professionals, facilities personnel, the local authority having jurisdiction (AHJ), and others.  Each team member must meet the minimum requirements as listed in NFPA 3, chapter 4.

The OPR, or owner’s project requirements, is the document which will form the basis of all design, construction, testing and operational needs, and will drive the decision-making process.  This document should include such vital information as infrastructure requirements, occupancy use and classification, future expansion requirements, applicable codes and standards, and any other special needs or specific requirements.  This can be a dynamic document that should be updated as necessary throughout the 4 phases of the building life cycle.

The basis of design (BOD) is the focal point of the design phase. This is a driving document that should clearly show the concepts, ideas, decisions, codes, regulations, and standards required to meet the owner’s project requirements.  It is in the design phase that fire protection/life safety system drawings should be reviewed, commissioning procedures outlined and scheduled, and all documents verified to ensure that they comply with the BOD.

It is in the construction phase that all systems are delivered, installed, and tested.  During this process the fire protection and life safety commissioning team should closely monitor the construction process as they will be responsible for maintaining the commissioning schedule, ensuring that all materials and their installation are in accordance with the BOD, confirm that all work is being conducted by properly licensed and qualified professionals, performing all testing and inspections, and document all actions and any issues.  The final action of the commissioning team in this phase is final acceptance testing and turning over all close-out documents to the facility owner.

The occupancy phase is the final stage of the commissioning process.  It is at this point that all “loose ends” should be tied up, all final inspections conducted (and passed), all test and inspection reports completed, and system maintenance and product manuals turned over to the building owner.  It is important that the owner and other related personnel are adequately trained on the functions, operation, and maintenance procedures of the system.  Every effort should be made to ensure that this training is complete and high quality, as education is a key component in continued effectiveness of any fire protection or life safety system.

This article provides just a brief introduction to and overview of the commissioning process.  We have created a special “4 Phases of Commissioning” checklist, that outlines what must be done throught each step of the commissioning process.  It is our hope that this will be a valuable tool that will be utilized, in conjunction with the forms provided in the annex section of NFPA 3, to make the road to commissioning easy to navigate.

DOWNLOAD FREE “4 PHASES OF COMMISSIONING” CHECKLIST

For more information on NFPA 3 and the commissioning process please check out these other articles and related links from around the web.

Related Links

• Top 10 Things to Know About Commissioning - Consulting-Specifying Engineer
• Commissioning Presentation from Society of Fire Protection Engineers
• GSA Building Commissioning Guide
• Commissioning of Facilities - Australia
• Architects Leading the Commissioning Process - AIA

Dangers of Light-Weight Construction

The National Fire Protection Association has created a free presentation for fire departments to utilize in showing the dangers of light-weight truss type construction.

The Threats of Lightweight Construction and Modern Furnishings to Firefighters from National Fire Protection Association (NFPA)

This presentation can be received by sending a request to NFPA's Maria Figueroa

Spidey Sense Tingling?

Enjoy this guest post from Roy Poteete.

It is all the rage Light Weight Building Material. From Wood I Beams to Open Web Floor Truss. Cities and local building codes are allowing these materials to be used to save the contractor money on the front end of there cost to make a huge profit on the back end.

But what is really instore is a potential Fatal Hazard for the Firefighters, the Home Owners or anyone that might be trapped inside the structure. Open Web Floor Truss; check out the video link as you can see that there is only 2x4's top and bottom and a steel web gusset palte that is stamped/rolled into the wood. These gusset paltes only penetrate the wood about 1/4".

Firefighters you need to know where these houses are being built, subdivisions and the homes that these are built with. They have a faster burn thru time vs. a #1 Southeren Yellow Pine 2"x12" floor joist. 

Yes, they offer a ease of building, open floor web trusses allow for duct work, electric, plumbing to be ran thru it. But the danger of failure is the same as in any roof truss. Failure in any web member and you have a total failure in all web members and the truss system. 

Wood I beams......where to start. They should be outlawed as well. I am sold on traditional building materials of a #1 Southern Yellow Pine 2" X 12" floor joist.

Check out this video of a Wood I Beam. You can cut a hole in them allowing the threat of fire to potentially travel thru the hole to another floor joist. Allow the fire to attack the wood fibers of the OSB Board that they are made with. They are attached with a 8 penny nail. A nail that is about 2.5" in length. A 16 penny nail is about 3.5" in length. So the depth of an 8 penny nail is shorter then a 16 penny. so attachment is 1" less. 


Know where these products are being used. Make sure that the crews are aware of these building materials being used. You may want to go on a defensive attack when encountering these structures. Make sure that the home owners are aware of the potential danger of trapping a firefighter and failure of the floor systems could cause the structure to collapse.

Building Fire Stations

When constructing or renovationg fire stations, the primary concern should be for the safety of the men and women who must call this place home for 24 hours at a time.  Conducting a review for a fire station facility in my jurisdiction (Martin County, FL), brought several thoughts and code concerns to the forefront of my mind.

Applicable codes for fire station facilities include NFPA 1 Uniform Fire Code, NFPA 1500 Standard on Fire Department Occupational Safety and Health Program, and NFPA 1581 Standard on Fire Department Infection Control Program.

We will break down the application regulations by standard.

NFPA 1:13.3.2.3 -  New buildings housing emergency fire, rescue, or ambulance services shall be protected throughout by approved automatic sprinkler systems.

Sprinkler systems are the most valuable tool in life safety, and property preservation.  If we want to preach home fire sprinklers for individual residences, why would we not want to sprinkle our own facilities? (see, "Eating Your Own Cooking")  Do not forget about cooking equipment. Per NFPA 1:50 cooking equipment used in processes producing smoke or grease-laden vapors shall be equipped with a hood and suppression system.

NFPA 1500:9.1.3 -  All existing and new fire stations shall be provided with smoke detectors in work, sleeping, and general storage areas.

1500:9.1.3.1 - When activated, these detectors shall sound an alarm throughout the fire station.


1500:9.1.4 -  All existing and new fire department facilities shall have carbon monoxide detectors installed in locations in sleeping and living areas, such that any source of carbon monoxide would be detected before endangering the members.

Fire alarms in stations are required.

1500:9.1.6 - The fire department shall prevent exposure to fire fighters and contamination of living and sleeping areas to exhaust emissions.

Is there suitable means to exhaust the harmful fumes and gases that are emitted by running fire truck and ambulance engines?  This can include a simple fan system that sucks these fumes out of the bay area, or a more elaborate HVAC system that moves these fumes directly out of the building.

1500:9.1.2 - Fire departments shall provide facilities for disinfecting, cleaning, and storage in accordance with NFPA 1581, Standard on Fire Department Infection Control Program.

1581:5.7* - Fire departments that provide emergency medical services shall provide or have access to disinfecting facilities for the cleaning and disinfecting of emergency medical equipment.

1581:A5.7.1 - Where the fire department provides only emergency medical services at the first responder level, there should be at least one disinfecting facility available. Where the fire department provides basic life-support or advanced life-support emergency medical services, there should be a disinfecting facility in each fire station from which such services are provided.

This is a must have to prevent the transmission of harmful and deadly diseases and pathogens.

1500:9.2.1 - All fire department facilities shall be inspected at least annually to provide for compliance with Section 9.1. (See Annex G.)


1500:9.2.2 - Inspections shall be documented and recorded.

1500:9.2.3 - All fire department facilities shall be inspected at least monthly to identify and provide correction of any safety or health hazards.

Annex G of NFPA 1500 provides a detailed inspection checklist that should serve as a model for fire department facility inspections.
As well as, the above codes, the typical codes also still apply (exit/emergency lighting, fire extinguishers, "No Smoking" signage, etc.).

These are things to consider when planning for new emergency services housing facilities.  During renovations of stations, other temporary housing needs to meet this same criteria.

As fire inspectors, our first concern is the safety of our own.  Many times fire station construction runs into the millions of dollars,  there is no need to try to skimp and save a few dollars on essential fire prevention applications that will protect our first responders.

How about your jurisdiction? Are your stations code compliant?  What are some other concerns that may be considered?

Other useful resources:

Recommendations for Fire Station Design
Fire Station Symposium