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Insights Category: Technical Information

As a means of preventing the spread of COVID-19, the City of Boston has ordered all non-essential construction work to cease as of March 17, 2020. Contractors have until March 23 to complete “make-safe” work at the sites. Emergency work will be permitted to continue, however these projects will be approved by the Commissioner of Inspectional Services on a case-by-case basis. The list of essential work includes:

  • Emergency utility, road, or building work such as gas leaks, water leaks, and sinkholes
  • New utility connections in occupied buildings
  • Mandated building or utility work
  • Work at public health facilities, shelters, etc. that support vulnerable populations
  • Work that ensures reliability of the transportation network
  • Other work necessary to render occupied residential buildings fully habitable.

This shutdown does not impact permitting, although social distancing protocols would suggest it may be best to submit permits electronically during the shutdown if possible.

For additional information on safely securing work sites and/or assistance in modifying your NFPA 241 Plans to represent this intermediary state, please click here.

With the rapid construction site shutdowns (both voluntary and mandatory) due to COVID-19, fire safety may not be first in the minds of construction managers. We must remember that construction sites remain a significant fire risk to the community, irrespective of ongoing operations. To that end, we have outlined some NFPA 241 requirements that should minimally be considered as you prepare to pause your new-construction projects for an indefinite period:

  • Make sure signage is current. This minimally includes:
    • Street address;
    • Fire department (FD) command post;
    • Gate names;
    • Fire department connections and pumping pressure; and
    • Fire hydrants.
  • Provide wayfinding to building entrances, vertical access elements (i.e. stairways), FD standpipe valves in stairways, utility shutoffs.
  • Post key personnel contact information at the fire department command post, including general contractor fire prevention program manager (FPPM) and onsite security.
  • Make sure the FD Command Post is in a conspicuous position and consistent with the preincident site plan issued to the city. At this time, contents should minimally include a current shutdown period NFPA 241 Plan with an accurate logistics drawing. Additionally, floor plans, a stacking diagram, points of contact, and impairment log, should be on site and available in the FD Command Post.
  • Ensure the site is secure. Gates are locked, and fences are intact. Sites that are electronically monitored should continue to be so. Consideration should be given to 24/7 security, with the restrictions and understanding of minimizing staffing and interpersonal contact. Remember, the AHJ reserves the right to mandate onsite security per NFPA 241.
  • While the site should be secure, fire department access should still be available. Gates should not be blocked with equipment, storage, or barriers. Approved fire department key boxes or locks should be accessible, functional, and have the right keys to access the site. Fire hydrants should be free and accessible.
  • Reduce the quantity of flammables and combustibles on the site. Optimally, flammable and combustible liquids and gasses should be moved off site if possible. If that is not possible and an appropriate permit is in hand, they should be moved outdoors in safe areas that are not near buildings or accessible by the public. Combustibles, such as cabinetry or millwork awaiting installation should be neatly stacked and not excessively piled. All trash and debris should be moved out of the building prior to the site closing. Dumpsters should be emptied.
  • Consider moving powered equipment offsite. Lifts, skid-steers, excavators, power floats, concrete mixers etc. still constitute an ignition hazard. If they can’t be moved, consider defueling and/or removing batteries.
  • Eliminate ignition sources. Minimally confirm proper grounding of electrical components, consider shutting it down at the service entrance. Shut down heaters (consider moving diesel- and kerosene-fired portable heaters outside). Welding equipment should be disconnected from power sources. While lighting is necessary for security, it can also be an ignition source – make sure temporary lighting is in good condition.
  • Secure fall hazards. Open shafts, elevator hoistways, unenclosed floors, edges, and any holes should be secured with railings (including toe kicks) or covers. Non combustible material should be used where possible to cover holes.
  • Confirm availability of fire equipment. If there is a construction standpipe, make sure it is intact and operable before the site closes. Consider the following:
    • FD Hose and Floor Control Valves should be closed, with caps on FD Hose Valves;
    • The fire department connection is clear of obstructions and usable, with plugs or caps on the couplings;
    • In-line valves are open, and all couplings/fittings in the piping are tight;
    • If there is an air pressurized standpipe, confirm that the compressor is working, alarms are functional, and the system will dial out as required. If for some reason the air system needs to be decommissioned, modify the sign at the FDC to eliminate the reference to dumping air.
    • Construction level fire alarms should be confirmed as operational, along with their central station monitoring. Consider changing the batteries in wireless alarm components before the site closes.
    • Portable and fixed spot-type fire extinguishers should be checked to inspected and confirm they are operable.
  • Think about firefighter safety. Almost anything that will go wrong with your site while it is closed will first be dealt with by the fire service, who are likely not nearly as familiar with the site as the project team. Provide as many safeguards as possible to ensure the safety of emergency personnel should they need to enter the site while it is closed.

With luck, this will be a short term closure. If you have questions or concerns regarding safely shutting down a construction site, please contact our office. It is critical that we memorialize the current state of our construction sites in an intermediary NFPA 241 Plan, which should be issued to the AHJ. Let us know if you need help with this effort.

 

 

Standpipe systems are required for buildings under construction where a standpipe will be required in the finished condition – i.e., where the building is greater than 30 feet above the lowest level of fire department vehicle access. Such construction standpipes are required prior to construction reaching 40 feet above the lowest level of fire department vehicle access. In Massachusetts, this is required both by the 780 CMR Massachusetts State Building Code (Section 3311) and by 527 CMR 1.00 Massachusetts Comprehensive Fire Safety Code (Section 16.3.5).

Construction standpipes are usually dry, manual standpipes – i.e., the fire department will provide the required flow and pressure for the standpipe via a fire engine connected to the municipal water supply pumping into a fire department connection. However, the construction standpipe itself is not generally connected directly to the municipal water supply. Temporary fire department connections are often used for this purpose, as it allows the piping installation for the permanent system to take place with minimal impairments to the construction standpipe.

At least one construction standpipe is required to be provided. From a construction efficiency standpoint, builders will often use a final-condition standpipe as the construction standpipe, extending the standpipe as the building increases in height. Provided the standpipe is not in conflict with other construction, this is usually far simpler than providing a separate, dedicated standpipe that will be removed when construction has concluded. Construction standpipes should have a sign indicating the required pumping pressure at the inlet location. Some may even give a required pressure for each floor or bank of floors within the building. Barring a sign indicating otherwise, the fire department will typically pump into a fire department connection at 150 psi.

NFPA 14 Installation of Standpipe and Hose Systems requires Class 1 standpipes to limit pressure at each fire department hose valve to less than 175 psi under both flow and no flow (i.e. static) conditions. In buildings with fire pumps, pressure reducing valves (PRVs) are often provided at the standpipe hose valves to limit this pressure where the fire pump output is capable of exceeding 175 psi at the hose valve location. Some systems may have PRVs only on lower floors where the pressure may exceed 175 psi with standard hose valves on upper levels; while other systems may have PRVs at each hose valve in the building.

PRVs limit the pressure leaving the valve and entering the fire hose. They generally have a spring-operated mechanism that varies the opening inside the valve; with some valves being field-adjustable and others being set at the factory prior to installation. If PRVs have been installed in the construction standpipe, the valves’ settings are of critical importance to firefighters.

When final-condition PRVs are installed in a construction standpipe without proper coordination and planning, unseen water supply problems may await firefighters using the standpipe.  These issues can be result where standard hose valves were initially installed in the construction standpipe but are being changed to final-condition PRVs as the construction progresses; and/or, similar issues can arise where field-adjustable PRVs are installed but not yet adjusted to the correct operating pressure. A potential oversight in this process is that the updated pressure required based on the inclusion of new PRVs is not reflected in the fire department connection signage. What’s more, depending on the system demands and configuration, the water pressure and volume requirements may not even be achievable by the fire department via a fire engine with PRVs installed at the hose valves. Inadequate pressure and volume will render the standpipes ineffective during a fire incident, which places undue risk on responding firefighters and hampers their ability to fight the fire.

There are several options available to ensure that the proper water flow and pressure will be available at the hose valves, including:

  • Configuring the construction standpipe such that only traditional hose valves are required and utilized
  • Field adjustable PRVs should be verified being as “wide open” to the greatest extent that the manufacturer’s instructions will allow; and, it should be verified by the Registered Design Professional (RDP) what pressure is required at the fire department connection for the construction standpipe based on the inclusion of the PRVs
  • Factory-set PRVs should be verified as being set for the correct pressure at each floor per the RDP and Construction Documents; and, it should be verified by the RDP what pressure is required at the fire department connection for the construction standpipe based on the inclusion of the PRVs
  • In all cases, fire department connection signage should accurately reflect the current pressure requirements for the system and updated, if needed, based on the replacement of standard hose valves with PRV hose valves as construction progresses

Regardless of what options are utilized, a key component is regular communication and planning with the local fire department during the construction process. Including the fire department in the process and keeping them up to date with how to interact with the building and construction site is critical to meeting their expectations and enabling the standpipes to be fully functional during a fire emergency.

If you have questions on construction standpipes, impairment planning, or construction fire safety, please contact our office.

 

Many construction sites require the overnight storage of flammable and compressed gasses/liquids to accommodate welding and other operations. This is not permitted in many jurisdictions without a permit from the authority having jurisdiction. Specifically in Boston, this necessitates a BFD General Permit to allow for overnight storage. This general permit is in addition to the hot work permit, which allows for the operations to be performed by the applicant.  The General Permit should be sought by either the general contractor or subcontractor. As part of the application, supplemental information justifying the quantity, location, proposed mitigation, and reasonableness of the proposed storage arrangement is required.

One commonly sought approach is to store gas cylinders and liquid containers in “stalls” overnight as to reasonably protect the noncompatible materials and separate those materials from each other, adjacent properties, and the building under construction.  The minimum recommended arrangement is as follows:

  • Cylinders/containers will be stored in “stalls,” that extend at least 18-inches above and beyond the tallest cylinders on the sides. The partitions will be 1-hour fire rated, though there will not be a front or ceiling to the “stall.” The cylinders will be kept upright and secure by means of chains or other approved means;
  • Incompatible materials will be located within separate stalls:
    • Acetylene
    • Oxygen
    • Propane
    • Gasoline/Diesel
  • The stalls will be located in an area that allows for ventilation such that the buildup of flammable gas is less likely, and if stored within a building mechanical ventilation may be necessary;
  • Said cylinders will not be located closer than 35-feet from any combustible materials;
  • The cylinders will be located in a manner where they are less likely to be affected by construction operations.

If you require assistance in developing a fire safety plan to accompany your fuel storage permit or are interested in learning more, email peterh@crcfire.com .

 

A common concern raised with some renovation projects is that level 2 alteration work needs to be limited to 50% of the building area; otherwise, the project will be classified as a level 3 alteration and the building will need to be brought up to full compliance with the current code. This is a common misconception that can lead to increased costs and schedule delays both in design and construction. To understand why, it is important to know the following three classifications/definitions from the 2015 International Existing Building Code (IEBC):

  • A level 2 alteration includes the reconfiguration of space, the addition or elimination of any door or window, the reconfiguration or extension of any system, or the installation of any additional equipment (2015 IEBC 504.1).
  • Level 3 alterations apply where the work area exceeds 50 percent of the aggregate building area (2015 IEBC 505.1).
  • A “work area” is defined as the portion or portions of a building consisting of all reconfigured spaces as indicated on the construction documents. Work areas exclude other portions of the building where incidental work entailed by the intended work must be performed and portions of the building where work not initially intended by the owner is specifically required by the IEBC code (2015 IEBC 202).

To have a level 3 alteration, the project needs to have a work area (consisting of reconfigured spaces) that exceeds 50 percent of the aggregate building area. A project could have level 2 alterations in 100% of the building area and not trigger a level 3 alteration. An example would be the installation of a new sprinkler system throughout the building without any other alterations occurring.

Another concept is that the work area does not include unintended work. For example, if the project triggers upgrades in other areas of the building, such as accessibility upgrades, these areas would not be considered part of the project work area – and therefore not contribute to the 50% calculation.

Lastly, if the project does include a level 3 alteration, the building is not required to be brought up to full compliance with the current code. The requirements associated with level 3 alterations are intended to improve the safety of certain building features beyond the work area and in other parts of the building where no alteration work might be taking place. Similar to going from a level 1 alteration to a level 2 alteration, there are additional requirements when a project changes to a level 3 alteration; however, the code does not require the entirety of the building to be brought up to full compliance with the code for new construction.

To fuel the progress of construction across the city, access to electrical power is needed by  General Contractors and Sub-Contractors to perform everyday operations. In some cases, access to adequate permanent electrical power is simply not achievable. Thus, your construction may be provided with a portable generator in lieu of permanent electrical power. Should this be the case, the General Contractor is required to pull a generator permit via the City of Boston Fire Prevention online portal. Specifically, this application will require the submission of both:

  • A specification sheet for the generator being used; and
  • A general site plan for the location of Fuel Storage that shows both the location of relevant equipment and the fuel storage

As a reminder, access to permit requirements and the online application portal may be found at the following link (https://www.boston.gov/departments/fire-prevention/fire-forms-permits-applications-and-fees#construction-related). Additionally, the following is a list of permits that general contractors will likely need at the beginning of the project’s construction phase:

  • Construction Fire Safety Permit
  • Temporary Dumpster Permit
  • Bagging Smoke Detectors
  • Fuel Storage
  • Temporary Heat
  • Emergency Generators – temporary for the project

Both the presence and the location of these pieces of equipment must be captured with the project’s NFPA 241 Construction Fire Safety Plan. Have any questions related to Construction Project NFPA 241 Construction Fire Safety Plans? Feel free to reach out to info@crcfire.com for additional information.

As the number of laboratory fit out projects has increased over the years, one requirement in particular has stood out as commonly being overlooked, yet remains one of the most critical when determining the feasibility of a project: the floor rating requirement for control areas. The building code requires that floor assemblies of control areas and all supporting construction extending down to the foundation of the building have a 2-hour fire-resistance rating. Numerous laboratory fit out projects have been proposed in buildings with 1-hour or non-rated floor construction, leading to unanticipated complications that potentially have a major impact on the overall feasibility of the project.

Part of the confusion stems from the fire-resistance ratings specified in Table 414.2.2 of the IBC. For Levels 1-3 above grade plane, the required fire-resistance rating for fire barriers is shown to be 1 hour. Further, there is a footnote indicating that the fire-resistance rating is to be applied to fire barriers and horizontal assemblies to provide separation from other portions of the building. However, as noted in the IBC commentary, these ratings are not intended to apply to floor construction, but rather to the walls of the control area and the horizontal assembly above the control area. The required rating of the floor construction is specified in Section 414.2.4, which states that “the floor assembly of the control area and the construction supporting the floor of the control area shall have a fire-resistance rating of not less than 2 hours.”

Are there any exceptions?

The building code does allow control areas to have 1-hour floor construction and supporting construction in cases where all of the following criteria are met:

  • The building is Type IIA, IIIA, or VA construction (all of which require 1-hour floor assemblies)
  • The building is three or fewer stories above grade plane; and
  • The building is equipped throughout with an automatic sprinkler system in accordance with NFPA 13.

What options are available?

If a laboratory fit out is proposed within a building that does not have the required 2-hour floor construction, there are a few options available, including but not limited to:

  • Utilizing a multi-story control area approach in cases where lower chemical quantities are needed. For multi-tenant buildings, the feasibility of this option depends on the other tenants within the building, as a multi-story control area is shared among building occupants and is often dependent on the lease agreement.
  • Limiting the location of chemical usage within a building (e.g. on the first floor only) such that control areas are not needed on the upper levels.
  • Rating the floor assembly and supporting construction to provide the required 2-hour rating. This can be the entire floor or a small portion of the floor to be used as centralized chemical storage.
  • Constructing a High-Hazard Group H occupancy to accommodate larger quantities of chemicals.

If you have any questions or would like assistance with applying these options to a project, please do not hesitate to contact us.

 

Elevator recall for firefighter operations is a required function in all automatic elevators per 524 CMR, the Massachusetts State Elevator Code, which is an amended version of ASME A17.1 – 2013 Edition. Elevator recall is comprised of two distinct phases, each with their own controls, actions, and requirements.

Phase I Elevator Recall

Phase I elevator recall is an automatic sequence initiated by the fire alarm system to relocate an elevator cab to the designated recall floor. Activation of an automatic fire alarm initiating device located directly adjacent to an elevator door, an elevator hoistway, or within rooms or spaces containing elevator machinery and/or controls will result in associated automatic elevators initiating Phase I recall.

  • Phase I recall will bring all elevators to the primary floor, with or without passengers.
  • In the event that smoke is detected immediately adjacent to the elevator doors on the primary floor, Phase I recall will take the elevator to the alternative floor.
  • The Fireman’s hat will illuminate steady when the elevator car is placed in Phase I recall. The Fireman’s hat will extinguish when the associated elevator car is put back into normal operation. The fireman’s hat will illuminate intermittently when the fire is in the hoistway or in the equipment/control room.
  • Activation of the Fire Service Switch in the lobby will return the car to the primary floor.

Phase II Elevator Recall

Phase II elevator recall describes the fire department’s manual operation of elevators.

Fire Alarm Requirements

Every elevator (or group of elevators in the same hoistway) will need the following fire alarm devices:

  • Smoke/heat detector in each elevator lobby on each floor;
  • Smoke/heat detector in the elevator equipment room;
  • Heat detector in hoistway, if permitted, if hoistway is sprinklered (Note: Sprinklers are not permitted in hoistways in MA)
  • Relay for Primary Recall;
  • Relay for Secondary Recall;
  • Relay to illuminate Fireman’s Hat;
  • Relay for Shunt Trip, if hoistway is sprinklered (Note: Shunt trip is not permitted in hoistways in MA)
  • Monitor or zone for Shunt Trip Power Fail, if hoistway is sprinklered

 

*Please note that hoistway ventilation is no longer required under the newest edition of 524 CMR. Please find our other insight on elevators here for more information on this topic.

 

Since 1995, the Joint Commission required hospitals to maintain their Basic Building Information (BBI) and Plan for Improvement (PFI) as part of their Statement of Conditions (SOC). The BBI summarized various life safety-related features associated with the facility, while the PFI allowed hospitals to manage self-identified deficiencies which could not be immediately corrected related to NFPA 101, Life Safety Code and construction projects. The PFI was particularly a useful tool, as it prevented surveyors from citing deficiencies which were already sufficiently identified and managed by the hospital in accordance with their interim life safety measurement (ILSM) policy. In August 2016, the Joint Commission changed their survey approach and stated that all deficiencies identified would now be cited during a survey, without any special consideration given to those listed already on the PFI. The PFI list continued to remain as a tool for hospitals to manage their NFPA 101 deficiencies, however most facilities chose to no longer use this process part of the SOC, instead relying on their own internal work order or tracking system. The BBI also remained as an optional tool, however was no longer being reviewed as part of the survey process.

As of January 1, 2020, the Joint Commission has added the BBI back as a requirement and it will now have its own Element of Performance (EP). LS.01.01.01, EP 7 will require that “the hospital maintains current basic building information (BBI) within the Statement of Conditions (SOC)”. In addition to the past information required, the BBI will also now be required to include specific square footages of the hospital’s building(s). The intent behind the accurate square footages is to assist the Joint Commission in more accurately determining the number of days required for the organization’s building tour.

It is important that hospitals dust off and update their existing BBI, especially if it has not been re-visited since 2016. This should include making sure that the construction types and occupancy classifications align with that identified on the life safety plans so all information is accurate and consistent. Accurate square footages should also be added to ensure that all facility information is complete and up-to-date. Not sure if your BBI is accurate? Please don’t hesitate to contact us if you need someone to review this information prior to your next unannounced survey.

 

The 2010 ADA requires swinging door and gate surfaces within 10 inches of the finish floor or ground measured vertically to have a smooth surface on the push side extending the full width of the door or gate. Parts creating horizontal or vertical joints (paneled doors, door shoes, kick plates, etc.) must be within 1/16 inch of the same plane as the rest of the door.  This requirement often creates compliance issues for paneled doors, door locks located at the bottom of the door and door hardware that run vertically along the door.

Section 404.2.10 offers the following four (4) exceptions, with Exception 2 being the most utilized for new construction and renovations.

  1. Sliding doors shall not be required to comply with §404.2.10.
  2. Tempered glass doors without stiles and having a bottom rail or shoe with the top leading edge tapered at 60 degrees minimum from the horizontal shall not be required to meet the 10 inch (255 mm) bottom smooth surface height requirement.
  3. Doors and gates that do not extend to within 10 inches (255 mm) of the finish floor or ground shall not be required to comply with §404.2.10.
  4. Existing doors and gates without smooth surfaces within 10 inches (255 mm) of the finish floor or ground shall not be required to provide smooth surfaces complying with §404.2.10 provided that if added kick plates are installed, cavities created by such kick plates are capped.

Have additional questions?  Contact us at info@crcfire.com for more information.