Do you remember the last time you tested your building’s smoke control system?

Since the 1980’s, 780 CMR, The Massachusetts State Building Code, has required existing smoke control systems to be tested on a periodic basis to ensure continued functionality and performance. As a means of enforcement, when work is occurring within an existing building containing a smoke control system, the Boston Fire Department’s Certificate of Occupancy Division is now requiring evidence that these systems are being maintained and tested when requesting occupancy. Certificate of occupancies may be held up if proof of inspection and testing by a certified inspector cannot be provided. Having this documentation readily available is critical to ensure that the Certificate of Occupancy for your next TI project is not delayed.

What are the applicable codes where this is required?

527 CMR, the Massachusetts Comprehensive Fire Safety Code, requires that all smoke control systems be maintained in accordance with the manufacturer’s instructions and the building code to ensure that the system can control smoke for the required duration.

Further, a written record of testing and maintenance is required to be retained on the building’s premises.

As is required for all new systems, we recommend creating an inspection and maintenance plan that will serve as a guide to maintaining the building’s smoke control system. This document can be used to create a consistent testing methodology from year to year allowing for streamlined, cost effective testing.

How often is this required?

Dedicated smoke control systems are required to be tested semi-annually. Non-dedicated smoke control systems (shared with building’s normal HVAC) are required to be tested annually.

Who is Required to Test?

NPFA 92 requires testing to be performed by persons who are thoroughly knowledgeable in the operation, testing, and maintenance of the systems. New systems are required to be tested by a 3rd Party Special Inspector. Retesting should be performed by similarly competent entities. Smoke control system design has fundamentally changed in the codes over the past 30 years and finding individuals who are experienced with the specific types of smoke control systems in your building is critical to ensuring the appropriate testing is completed.

Contact Code Red Consultants at info@crcfire.com to assist with retesting your building’s smoke control system.

Metal stud cutting is one of the more typical practices on a construction site. Although common, metal stud cutting and its relation to hot work is not as clearly understood and/or applied. NFPA 51B defines hot work as “work involving burning, welding, or a similar operation that is capable of initiating fire or explosions”. Stud cutting falls under this definition particularly as a result of the sparks generated during the cutting process. This rationale is enforced by Boston Fire Department.

Below you will find a brief Q&A to help address some common questions associated with this practice.

Question: Is stud cutting considered hot work?

Answer: Yes, metal stud cutting meets the definition of hot work as prescribed in NFPA 51B (see above).


Question: Does stud cutting require an internal hot work permit per NFPA 51B?

Answer: Yes, all hot work requires an internal hot work permit.


Question: Does stud cutting require a BFD hot work permit?

Answer: No, BFD does not require a hot work permit for metal stud cutting.


Question: Is a dedicated fire watch always required for chop saw metal stud cutting even if a City hot work permit is not required?

Answer: A fire watch is always required for hot work operations, regardless if the city necessitates a permit from their office, and the chop saw metal stud cutting must be logged as required by NFPA 241. That said, there are some jurisdictions, such as Boston, that recognize that a separate dedicated fire watch is not warranted if specific safeguards are implemented. First, a fire extinguisher must be located at the chop saw table. Second, the chop saw operator must have a BFD certification for Hot Work. Third, the chop saw setup should occur on a noncombustible table, such as Baker staging. The chop saw work area should be encapsulated fully on three sides with DensGlass or the equivalent. The DensGlass should be tall enough to capture any sparks created by the metal stud cutting operation.The entry side should be encapsulated with DensGlass as well, but an opening is permitted to allow for a worker to comfortably cut the metal studs. The top photo is a representation of this type of chop saw arrangement. The bottom photo represents a metal stud cutting configuration that would require a fire watch, as the DensGlass surrounding the chop saw is not adequate to capture the sparks created by the metal stud cutting.

Effective January 2017, the City of Boston will require any individual applying for a hot work permit to first obtain a Hot Work Safety Certificate, as detailed in the BFD Hot Work Permit Application. Additionally, all persons performing hot work on the site will also be required to possess this certificate. The certificate can be obtained by attending a hot work training class, which is conducted by instructors who have been trained by NFPA, National Fire Protection Association. Upon successful completion of the class and the follow-up exam, individuals will be provided with said Hot Work Safety Certificate.

As a result of this change, hot work permits will not be distributed to anyone who do not possess the Hot Work Safety Certificate. If individuals conducting hot work are found to not hold a current Hot Work Safety Certificate, warnings, fines, or otherwise may be levied by city inspectors per the Boston Fire Prevention Code.

The good news: NFPA has just announced new training sessions that run through January 2017 on their website. Individuals who would like to sign up for January classes can do so here:

http://catalog.nfpa.org/Hot-Work-Safety-Certificate-Program-P16766.aspx.

More information on anything from the definition of hot work to the BFD-specific requirements of such can be found on the NFPA website:

http://www.nfpa.org/training-and-events/by-topic/hot-work.

The AGC MA Code Committee will be hosting a program on January 19th at 8:00AM titled Navigating the City of Boston Permitting Program. The panelists will include ISD inspectors, permit expediters, construction managers, and our very own Chad Farrell. Join the program and learn about the various types of permits from different agencies you must coordinate in order to receive your building permit. We hope to see you there!

Register Here

Given the colder temperatures, it is much more likely that the need for utilizing a hawk heater on a construction site is necessitated. As defined by NFPA 51B, this operation is classified as hot work and should be treated as such by the fire prevention program manager. In short, a BFD Hot Work permit should be sought in addition to a BFD General Permit, which allows for the storage of flammable gases on site. The General Permit must include any quantities that will not leave the site at the end of the day, including propane tanks for the hawk heaters. Like any hot work activity, any instances should be logged and a dedicated fire watch with a fire extinguisher should be present. In no case should propane be left unattended or stored inside a building, as regulated by the Boston Fire Prevention Code.

The Joint Commission has recently announced a new approach for identifying and evaluating risk levels associated with deficiencies cited during surveys. This new approach, referred to as Survey Analysis for Evaluating Risk (SAFER) matrix, is intended to provide organizations with additional information related to the risk of deficiencies to assist them in prioritizing corrective actions. The SAFER Matrix became effective for psychiatric deemed hospitals on June 6, 2016 and will become effective for the remainder of accredited facilities on January 1, 2017. The matrix will illustrate areas of noncompliance at an aggregate level to show the extent (limited, pattern, widespread) and likelihood to harm (low, moderate, high) that cited deficiencies may cause in the event of a fire. At the end of the survey, the facility will be provided with a SAFER matrix within their Accreditation of Survey Findings Report as shown in the figure at left.

The SAFER Matrix replaces the current scoring methodology. Predetermined Elements of Performance (EPs) such as Categories A and C as well as Direct and Indirect impacts will no longer be utilized. Opportunities for Improvement, such as a single Category C finding, will no longer exist. Further, Measures of Success (MOS), which was previously used as an audit to determine if a certain action is effective and sustained, will not be required for certain Category C findings. Instead, surveyors will perform an on-site evaluation of identified deficiencies to place each EP within the appropriate cell according to the extent and likelihood to harm. Deficiencies of higher risk will still require an Evidence of Standards Compliance (ESC) to be developed and submitted by the facility related to corrective actions. Further, Immediate Threats to Life (ITLs) will be identified within the SAFER Matrix which will require the same follow-up process associated with potential Preliminary Denial of Accreditation.

Contact us if you want to know more about how the new SAFER Matrix will affect your future accreditation process.

The City of Boston Fire Department’s Certificate of Occupancy division is correctly holding building owners accountable to properly maintain their standpipe systems. The checklist at left is being passed out at the BFD fire prevention headquarters, which specifically requires proof of standpipe flow test prior to issuance of any tenant improvement project certificates of occupancy.

NFPA 25 (referenced by the NFPA 14) requires a flow test from the most remote hose connection (typically the roof) for each standpipe zone every 5 years. This requirement is to ensure the water supply still provides the required design pressure at the required flow. There is also a requirement for hydrostatic testing every 5 years for manual standpipe systems and semiautomatic dry standpipe systems. However, manual wet standpipe systems that are part of a combined sprinkler/standpipe systems are not required to be hydrostatically tested.

Having this documentation readily available is critical to ensure that the Certificate of Occupancy for your next TI project is not delayed. Questions? Give us a call and we’d be happy to point you in the right direction.

On July 12th at the American Society of Healthcare Engineers (ASHE) annual conference in Denver, CO George Mills, Director of Engineering for the Joint Commission, announced that the Joint Commission will be eliminating the Plan for Improvement (PFI) portion of the Statement of Conditions (SOC) starting August 1st. See the announcement from ASHE Here. Christopher Lynch. P.E., Principal with Code Red Consultants was in attendance at the presentation by George Mills. The list below summarizes some key information regarding this significant change in the compliance process:

  • Why is the change being made? The change is occurring due to a Centers for Medicare and Medicaid Services rule requiring the correction of known life safety code deficiencies within 60 days of discovering them. It is worthy to note that there is a time based waiver process for items which justifiably take longer to correct.
  • What happens to existing PFIs? Starting August 1st, the Joint Commission will no longer be providing life safety surveyors with access to the e-SOC information or the PFI. The PFI is now an internal tool to help facilities manage their deficiencies. There is no obligation for a facility to provide their known deficiencies to the surveyors when they arrive. Under the previous PFI process, facilities were not cited for deficiencies they proactively reported through the PFI. This is no longer the case and the Joint Commission will be employing a “See it, Cite it” approach.
  • What happens if I receive citations during a survey? The facility will have 60 days to correct identified deficiencies noted during the survey. This will be done through what is called a Survey Plan For Improvement or SPFI.
  • What do I do if I need more than 60 days to correct an item that is cited during a survey? If more than 60 days is needed, the facility has 45 days from the time the finding is made to submit a time limited waiver request through the Joint Commissions Salesforce portal. After submitting the request, the facility will receive a receipt that should be saved as evidence that the request is in the queue. The time limited waiver will be evaluated and approved by CMS.

These changes are substantial and eliminate the protection previously afforded to facilities which proactively identified issues and corrected them on a timeline they created. The elimination of the PFI process will lead many facilities to re-evaluate how they assess their facility for life safety code deficiencies. While there is no longer any protection for proactively identifying issues, the pain facilities will feel if they are identified on survey has been elevated. There is a time based waiver process, however those are evaluated on a case by case basis by CMS and there is no guarantee additional time will be allotted.

Our recommendation is for facilities to evaluate the timing of when they perform life safety evaluations of their facilities. The new system post August 1 will incentivize facilities to have all known deficiencies corrected. We believe this will drive facilities to perform evaluations annually rather than every three years such that the timing and resources needed to correct items can be accommodated before the next Joint Commission inspection. In addition to annual inspections, an additional evaluation in the months preceding an inspection would be advantageous to evaluate compliance of common maintenance items such as fire doors. Mr. Mills made an excellent point during his presentation that it would be wise for facilities to still utilize the PFI tool on the Joint Commission web site to keep the issues visible to hospital leadership to ensure sufficient budgets and resources can be allocated to performing corrective actions.

There will be more information to come on this topic before August 1st, but please feel free to contact us to discuss impacts on your facilities and life safety program.

With the recent adoption of a new state fire code, Massachusetts building owners and property managers need to understand how NFPA 241 applies to their ongoing construction projects. It is the owner’s responsibility to manage the construction fire safety program, whether you are managing a 5,000 SF tenant improvement project or you are developing a new high-rise residential tower. If you have questions about what this means to you, your property, or your project, then you should come join the Boston Fire Department, Boston ISD, Code Red Consultants, and a panel of experts at an upcoming industry event sponsored by the AGC of MA.

Register here for the April 7th event at the Seaport Hotel in Boston, MA.

http://www.agcmass.org/ev_calendar_day.asp?date=4/7/2016&eventid=86

Q: Are separate plumbing fixtures required to be provided for staff and student occupants in educational occupancies?

A: Yes, in accordance with 248 CMR Section 10.10(18)(h)(4):

Q: Are colleges and other higher education buildings considered as “educational” for the purposes of determining plumbing fixture requirements?

A: Yes. For the most part there is general alignment between the occupancy classifications of the building code and the plumbing code in Massachusetts. However, the classification of college buildings will vary between the two:

Plumbing Code: College, University, Higher Education are considered as “Educational” per 248 CMR Section 10.10(18)(h) & Table 1:

Note that the plumbing code classification as “Educational” in colleges is typically reserved for buildings where teaching/lecturing is occurring. For other buildings the plumbing code classifications may be in closer agreement with the building code. For example, a library would be “Assembly”, or a staff office building would be “Office”. In these instances, separate fixtures would not be expected unless teaching/lecture functions were expected.

Building Code: College, University, other Education above the 12th Grade are considered as “Group B, Business” per 780 CMR Section 304.1: