Smoke ventilation maintenance

By Ron Burns

Maintenance: the single most critical item in any smoke ventilation system, which undoubtedly receives the least attention.

I have a notion that as soon as the regulations need to be pulled out as motivation for a deed or an action, the discussion has entered into a territory where there is little enthusiasm and/or interest in the subject matter.

Maintenance is, in my opinion, best summed up watching the parents of a newborn baby. They definitely do not reach for a handbook, rule or regulation. There is no need to convince them to feed the baby, change a nappy, or ensure warmth and security at sleep time. Their child’s life sits firmly in their hands. The outcomes and longevity of the relationship depends on their decisions; the decisions they make right now, not their effort to fix the relationship when it is already damaged. Everything has a breaking point; every effort is needed to prevent a breaking point from being reached. This process starts immediately.

A maintenance regime with a little more attention than a functionality test would go a long way to ensuring safer buildings.

Often in a client meeting with all vested parties around a table, the sole purpose is to discuss the most cost-effective solution for the smoke ventilation system. I am constantly reminded to ensure that the maintenance required is kept to a bare minimum. Furthermore, I am inundated with quotes and examples relating to the damages resulting from poorly maintained equipment, which, through lack of maintenance, failed and caused extensive damage to the building. The expectation is for me to provide a maintenance-free solution.

We live in a world where we have developed, invented, and mass produced a host of products, all requiring care and nurturing. Your car may go further and faster; however, neglecting maintenance ensures that the safety of the occupants diminishes as the brakes wear and the oil degenerates, and for those living in Gauteng, anti-freeze is a must. There is no convincing a car owner to make sure his or her brakes are in good working condition. Though, this very same person cringes when an old vehicle with one headlight and faded brake lights passes them by in the rain. Suddenly maintenance is a well-worth investment.

As a general rule of thumb, the cost of a six-monthly service is approximately 3% of the installation of the system. This must surely be the cheapest item of maintenance in a building. Responsibility cannot be taught; responsibility is a character trait, it is built into your DNA — in some instances, not.

Let us look into the advantages of a well-maintained system — we can then journey into the regulations. The first reason for maintaining a smoke ventilation system is to ensure the occupants of the building are safe and secure. If we look at the Americans, they went to war as a result of the terrorist attacks on the Twin Towers: “During the September 11 attacks in 2001, 2 996 people were killed and more than 6 000 others wounded. These immediate deaths included 265 on the four planes (including the 19 terrorists), 2 606 in the World Trade Centre and in the surrounding area, and 125 at the Pentagon.” – Wikipedia

In South Africa, it is a little different: “Presenting on the cost of road crashes at the Southern African Transport Conference (SATC) held in Pretoria from July 10 – 13, Labuschagne said it is estimated that 13 591 persons died on South Africa’s roads in 2015.” – www.fin24.com

The result: South Africa complained about the 3.4% cost to the economy, approximately R143-billion. South Africans lost 453% more lives than the Americans did. South Africans remained silent on that number of deaths. South Africans never went to war; we never even paused. Today, on my way to work, I will be slowing to stop at a stop street — a fundamental part of road safety — and I will be hooted at for stopping. At least once a week I will be overtaken at the stop street. Ensuring that a life safety system on a building is functional is definitely difficult to get taken seriously when stopping at a stop street is far too tedious an event. Protecting the lives of occupants seems furthest from many minds.

“The first advantage of a well-maintained life safety system is that it saves lives. The second advantage is a building that retains its integrity against the elements. The third advantage is the protection of the property in which smoke ventilation system is installed.”

Back to the first advantage of a well-maintained life safety system: it saves lives. The second advantage is a building that retains its integrity against the elements. The third advantage is the protection of the property in which the smoke ventilation system has been installed. At this point, I need to highlight that the smoke ventilation system is not a standalone ‘silver bullet’ solution to building protection and life safety in a fire condition. The smoke ventilation system is a portion of a set of other services that make the building safe during a fire condition. The maintenance of all these systems is as important as the maintenance of the smoke ventilation system.

I have not noticed any incentives from the insurance industry for a functionally maintained smoke ventilation system. A maintenance regime with a little more attention than a functionality test would go a long way to ensuring safer buildings. I have been invited to ‘check’ on a few buildings that have changed usage and product storage. I often find that the new products will not be adequately protected with the existing system. Once building owners start applying their minds to the safety of the buildings and their occupants, their facilities function better and can yield greater returns.

Regulations and requirements

The second reason for maintenance is compliance with the regulations. Buildings are required to comply with SANS 10400:2011. The smoke ventilation falls under Part T of SANS 10400:2011.

Chapter 42, relating to smoke control, allows for a 3% deemed to satisfy method of smoke control. The 3% rule has arduous requirements and restrictions. The simpler and, dare I say, safer option, is to provide a system in accordance with the relevant parts of EN 12101. SANS is somewhat quiet on maintenance. EN 12101 Part 4 has a voice relating to maintenance:

“11. Maintenance
11.1. General
The necessary system shall be maintained at least once a year including a functional test. If replacement of components is necessary, the system shall remain in accordance with this standard. Maintenance shall be done by a qualified professional body.

More frequent visits may be required, especially when the environment conditions are poor.

Only original spare parts shall be used.

11.2. Scope of maintenance
The scope shall be in accordance with a specific maintenance plan based on the manufacturer’s recommendations supplied by the system provider, as defined in 9.3

11.3. Functional test
The functional test takes place by applying power to the system in the manner defined in the technical information report.

Each component shall be operated to test that it functions.

On completion of the test, the system shall be reset.

11.4. Maintenance operations
Maintenance includes checking, cleaning, adjustment, repairs and replacements of defective parts.

Maintenance procedures shall include requirements regarding the availability of the system.

The log book shall be kept by the owner showing all maintenance, inspections and modifications carried out, plus and defects and repairs.

11.5. Availability
Maintenance procedures shall include measures to be taken when part of the system is disabled. They shall include:
 Information of management and personnel in charge of the security of the construction works;
 Measures to be taken to ensure security of the construction works and of the users in the disabled zone;
 Information on control panels and information boards.
For repair or maintenance, it may be necessary to disconnect part of the SHEVS:
 The disconnected part of the system shall be the minimum possible according to the system’s design.
 The disconnected part shall be brought back to availability immediately after maintenance or repair of this part.

Following a repair or modification of the SHEVS, the affected part of the system in which it is fitted shall be rested for function as detailed in clause 11.3.

NOTE: When part of the system is disconnected, compensating measures should be considered.”

Source: prCEN/TR 12101-4 Smoke and heat control systems – Part 4: Installed SHEVS systems for smoke and heat ventilation

Maintenance requirements

As an alternative to the EN 12101 system, BS9999 2008 clause V.6.1 details the requirement for maintenance of smoke ventilation systems.

Weekly: Test fire alarm at call points. Check LED indicators to make sure standby batteries are in good condition. Activation of override switches to ensure all equipment is operating correctly.

Monthly: Test fire alarm at call points. Check LED indicators to make sure standby batteries are in good condition. Activation of override switches to ensure all equipment is operating correctly. Simulate failure of normal power supply and activate system to ensure standby equipment working correctly. After restarting normal supply, test charging of system starting battery functioning correctly. Test operation of failsafe mechanisms either by ‘breaking-out’ the door set or by simulating failure of mains power supply as appropriate.

Three-monthly: Test fire alarm at call points. Check LED indicators to make sure standby batteries are in good condition. Activation of override switches to ensure all equipment is operating correctly. Simulate failure of normal power supply and activate system to ensure standby equipment working correctly. After restarting normal supply, test charging of system starting battery functioning correctly. Test operation of failsafe mechanisms either by ‘breaking-out’ the door set or by simulating failure of mains power supply as appropriate. All zones separately tested to ensure all fans and powered exhaust systems operate correctly. Extract systems require checks and operation zone by zone and shaft systems one floor at a time.

Six-monthly: Test fire alarm at call points. Check LED indicators to make sure standby batteries are in good condition. Activation of override switches to ensure all equipment is operating correctly. Simulate failure of normal power supply and activate system to ensure standby equipment working correctly. After restarting normal supply, test charging of system starting battery functioning correctly. Test operation of failsafe mechanisms either by ‘breaking-out’ the door set or by simulating failure of mains power supply as appropriate. All zones must be separately tested to ensure all fans and powered exhaust systems operate correctly.

Extract systems require checks and operation zone by zone and shaft systems one floor at a time. Using a maintenance checklist, check all actuators for integrity and correct operation. Check roof vents and hinges. The manual override must be checked in alarm conditions together with any additional moving parts of the installation to ensure operating effectively. For powered extract systems, take flow readings on extract points and check against design data.

Tests to be carried out by competent person(s) (a competent person is defined as a person who is properly or sufficiently qualified and capable). Certificates of testing must be obtained.

Annually: Test fire alarm at call points. Check LED indicators to make sure standby batteries are in good condition. Activation of override switches to ensure all equipment is operating correctly. Simulate failure of normal power supply and activate system to ensure standby equipment working correctly. After restarting normal supply, test charging of system starting battery functioning correctly. Test operation of failsafe mechanisms either by ‘breaking-out’ the door set or by simulating failure of mains power supply as appropriate.

All zones must be separately tested to ensure all fans and powered exhaust systems operate correctly. Extract systems require checks and operation zone by zone and shaft systems one floor at a time. Using a maintenance checklist, check all actuators for integrity and correct operation. Check roof vents and hinges. The manual override must be checked in alarm conditions together with any additional moving parts of the installation to ensure operating effectively.

For powered extract systems, take flow readings on extract points and check against design data. Additionally, a full functional test is to be carried out to ensure all mechanisms are operating correctly and determine whether smoke detection occurs at the appropriate design density. All CO emissions must be tested and zeroed. Calibration kit must be used with zero gas and 50ppm gas. Tests to be carried out by competent person(s) (a competent person is defined as a person who is properly or sufficiently qualified and capable). Certificates of testing must be obtained.

Source: http://adexsiuk.com/wp-content/uploads/2016/03/BS9999-Smoke-Ventilation-Checks

Maintenance is undoubtedly the area that requires constant attention coupled with a responsible approach, with respect for the importance of life safety to ensure all buildings with smoke ventilation and other associated fire services remain fit for purpose for when we require them the most.