Enabling Better Fire Safety & Implementation – Practical Guide
Abhishek Chhabra Market Development Manager, Thomas Bell-Wright International Consultants, Dubai When people in India started writing the building codes around 6th century AD (Vastu Shastras) the options on methodologies of construction and materials were very limited and the behavior of people was fairly predictable. Not anymore! Nowadays the complexity and variables affecting construction have been changing very quickly, and unfortunately, the laws and rules (building codes) which define minimum requirements take several years to change. This lag is a systemic challenge and is world-wide. But certain key guides that have been published by International Organization for Standardization (ISO) continue to help define quality and safety across all industries while the laws catch-up – whether it is electrical safety, industrial products, food, pharma or inspections inside factories, construction sites or hospitals. These guides provide the much-needed unbiased language to help procure and deliver products and services in a fast-changing world. Let us understand how to use these to ensure fire safety too. Any procurement needs an unbiased system that brings about the basic assurance needed for any transaction – ‘getting what you want.’ With so many fire accidents happening in India (and the world), everyone wants these fires not to threaten life, and avoid property damage. This note suggests simple ways to implement actionable steps that can be added to technical specifications and commercial clauses across contracts to ensure fire safety, thus safeguarding investments and ensuring minimum damage to life and property in case of a fire incident. Who are the stakeholders? For the construction industry, the image #01 defines some key stakeholders who need to enter into commercial contracts (to get what they want) with each other. The key language used to define expectations is often a specification document. Now defining fire safety and its implementation often slips out due to lack of awareness to ask ‘exactly’ what is needed. These stakeholders get involved directly or indirectly in design, build and maintain. Image #02 defines some key steps that ensure the learnings from past mistakes (captured in building codes and other guidance documents) are avoided. The tricky part is implementing these concepts with the limitations of time, money, availability of correct products or materials, and lack of training, awareness and comprehension of implementation. A better understanding and usage of the referred ISO guides makes it easy to design, build and maintain. A common thread across these steps is procurement of materials and repeatability of installation. Getting commercial and technical language to align across the contracts of stakeholders makes it easy to assure the delivery of what is designed. Simplifying procurement: Materials & installation for fire safety Before we read on, we should know the real difference between voluntary and mandatory. Making anything mandatory requires a law to be enacted – this requires a consensus. Such laws require technical documents (like building codes) to be referred to as well. And these technical documents also require a consensus. Here lies the risk due to the lag which is well known. A lot of construction gets finished while/ before these two consensuses are arrived at. Hence large hotels chains, hospitals, commercial and retail establishments and insurers and reinsurers never rely on just the minimum mandatory requirements in any given geography. They understand that the rate at which building materials and construction methodologies are evolving; reliance on the minimum mandatory is a high risk, and it will lead to a loss of reputation, money and of course life and property. So, it is common practice to use more evolved and adopted building codes and even more. Hence the technical specifications need to be current and updated, and these are implemented using advanced conformity assessment mechanisms for increased assurance. Conformity assessment is all the activities completed to determine if a product or service meets specific requirements. Let us read how conformity assessment mechanisms are jointly defined by the experts from 165 countries (including India). These experts form and define the International Organization for Standardization (ISO), and define these conformity assessment mechanisms. May of these standards have been helping government bodies as well as large investors and specification writers on ways to assess and define ‘getting what you want.’ See image #03 which gives an overview of the terms and definitions used by ISO’s Committee on Conformity Assessment (CASCO). Below are the three standards whose references should be utilized effectively for procurement. These three are also used to describe a case study in this article. ISO/ IEC 17025: General requirements for the competence of testing and calibration laboratories. ISO/ IEC 17065: Conformity assessment requirements for bodies certifying products, processes and services. ISO/ IEC 17020: Conformity assessment requirements for the operation of various types of bodies performing inspection. Understanding simple steps with a case study A 300 room 5-star luxury hotel in Dubai would cost around AED 300-400 Million (INR 600-800 Crore) to be built. The MEP works which is about 35% of this cost (INR 250 Crore) has a key element to create compartmentalization for ensuring fire safety. Compartmentalisation or to create a compartment of the area where fire gets initiated helps ensure that a fire that is contained for 2 or 3 hours at a given location giving enough time for evacuation and rescue. This is created using fire doors, partition walls, as well as thorough penetrations and other mechanisms which help seal the openings for pipes and utilities. If the specifications or implementation for this fire safety plan is weak or done incorrectly, the property may have a big fire and would be closed for about a year at the least. So, when re-negotiating with suppliers and contractors to save money here, it should well be kept in mind that what an impact such a savings could lead to – the impact of a small fire versus a huge fire! Without factoring cost of land, the earnings of such a property (after removing operators’ expenses, the earnings before interest, taxes, and amortization) are estimated to be…