Life safety systems

Barry Bell, Senior Engineering Consultant and Managing Director for Wagner Fire Management, explains the importance of fire detection and protection systems.

“Accurate testing and commissioning of fire and life safety systems in new buildings is vital for the safety of the intended occupants”
-Barry Bell

The UAE recently celebrated its 38th anniversary and those that were present during the celebrations will have surely felt the enormous national pride that was emanated across the country. Quite rightly so, because the achievements over the last, almost four decades, in cross sectional development, whether industrial, commercial or residential, have been a parallel to the re-development of European countries that took place over the same period of time following the second world war. The only real difference is that the UAE was developing from scratch, and not re-building.

The result at the end of the 38 years development process is a harmonious, multi-cultural, modern metropolis. Many of the neighbouring countries are following suit, perhaps slower, but certainly with growing impetus. There was a time, 15 years back, when the elements of development were not at all cohesive with modern day fire and safety issues - although regulations taken from abroad were theoretically in place, they were to a large extent, inadequately enforced. I have witnessed the continuous improvement and strength of enforcement of regulations in this field.

This goes for the entire region, but particularly for the UAE. Drawing upon the experience of the rest of the modern world, the GCC countries have skipped many steps along a 100 year (or more) long learning curve, in the field of fire and safety development.

The fact is that much of the state-of-the-art fire and safety technology has been introduced into the endless stream of megaprojects that showcase the regions development, by foreign consultants through specification. Product and system supply into these projects has been served by foreign manufacturers through local agents, and the installation of the same carried out by regional contractors. The testing and commissioning process of complex fire and safety systems in equally complex buildings should be a long and comprehensive process, including recoverable and retraceable testing and commissioning documentation. In most cases, the manufacturer has to provide technical assistance during this process because neither the design consultant nor the installation contractor has the necessary knowledge or tools required to complete the process alone.

The importance of complete and accurate testing and commissioning of fire and life safety systems in new buildings is vital for the safety of the intended occupants and protection of the investment. In my capacity as a building auditor in the UAE, for both new and existing buildings, I have reason to raise this issue to the regions developers, investors and design and management consultants that share responsibility for ensuring that this process is conducted to the highest possible standards.

We should be aware that when buildings are handed over and the occupied life cycle begins, the first year of the building's life is critical in terms of risk. It is not until a building has survived a reasonable period without an event that we can be reasonably satisfied that there are no latent hazards related to poor installation, faulty wiring, defective plant equipment or other similar construction and installation defects. When all the consultants, contractors and sub-contractors have left, facility management takes over. Third party maintenance companies are often engaged to handle fire and life safety systems. We know that if a building has not been completely tested and commissioned, the maintenance companies are unlikely to become aware of deficiencies until it's too late.

It is unfortunate that many active maintenance companies in the region do not have the knowledge or the tools to service, maintain, test or repair complex fire and safety systems. It is important to ascertain the qualification and experience of maintenance companies in direct relation to the systems and equipment they assume responsibility for.

If fire detection and protection systems fail to operate as intended because they were not tested and commissioned properly - this is obviously the time when defects are identified and rectified - the investors and stakeholders may experience an unfortunately early disaster involving large scale financial loss.