An article published the Australian Financial Review ("AFR") on Thursday September 5, 2019 identifies a priority on cost saving& perpetuated by owners' corporations may be placing the integrity of the essential safety measures in buildings and therefore the occupants of the building at significant risk.
In our experience this is a fact that we come across regularly... We literally see incidents every week simply going about our business. We also keep thousands of photographs as evidence of the very bad behaviour and poor or inadequate maintenance practices we observe.
The most obvious example I can cite is the five-yearly fire sprinkler system service... For the most part the fire protection industry has a few names for this that perpetuates an underlying problem. A couple of these names include;
In both cases the language used trains people who undertake the work to not fully comprehend the required scope of work as set out in AS1851:2012 - Routine Servicing of Fire Protection Systems and Equipment ("the Standard").
In the Standard, the five-yearly service is covered in Section 2, Table 2.4.2.4 (for wet pipe systems only) that also includes ten-yearly, twenty-five yearly and thirty yearly service schedule. These service schedules are made up of a number of service activities. In Table 2.4.2.4 there are 19 activities (Items 4.1 to Item 4.19) as set out in the table, summaries below;
If you ask your average person conducting the routine (five-yearly) wet pipe sprinkler system service (they might call it the valve overhaul), they think that it includes only a couple of the items from the Standard, the most common I see of these are;
Item No. | Item | Action required and pass/fail requirement |
---|---|---|
4.2 | Alarm valve (wet) | FIT new alarm valve seating or port seating (perishable items), check and clean annular groove and outlet ports, polish and lubricate seating spindle/shaft, and check operation of compensator valve if fitted. Fit a new alarm valve faceplate gasket. |
4.3 | Main drain and test valve | (a) For screw-down style valves, EXAMINE seating and fit new washers. (b) For gland packed variants, FIT new gland packing. (c) For ball valves, CHECK for leakage and replace if leaking. |
4.4 | Alarm cock plug type | REMOVE alarm cock barrels, clean, lap in, grease and reinstall. For packed gland variants, fit new gland packing. |
4.7 | Stop valves | (a) FIT new gland packing and lubricate spindle. (b) For ball and butterfly valves, CHECK for leakage and replace if necessary. |
4.9 | Water motor alarm gong | CLEAN strainer on inlet line, clear water jet, flush drain, renew gasket, check operation of main spindle and striker, remove excess grease and then lubricate. |
4.10 | Water motor direct brigade alarm (where fitted) | CLEAN out well of direct brigade alarm, clear water jet, renew gasket, flush drain pipe, remove gear train, check operation of main spindle, remove excess grease and then lubricate. |
The sad thing is that these are 6 items from a possible 19 activities that should be completed. By not completing the remaining activities, there is a possibility that the automatic fire sprinkler system could include a problem that goes unseen that could adversely affect the operation of the fire sprinkler system.
This is one example, there are literally dozens more that are being perpetuated by everyone involved.
Many years ago I read a book called "The Checklist Manifesto" by Atul Gawande. An overview of the book states that it provides "a critical look at how checklists can be used to dramatically reduce errors and increase discipline in an organization"
In the book human failure comes from two things;
If you dig into the root cause of the current public perception of the problems of essential safety measures in buildings they fall into at least one (probably more) of the following categories; design, product selection, installation, commissioning, certification and ongoing maintenance, all of which are related to human failure.
To address this people working in the fire protection industry must be using a combination of;
A Standard Operating Procedures ("SOP") is a provides detailed, instructions on how to perform a routine business activity and explain the process being described.
Checklists can help with memory recall and clearly set out minimum steps necessary in a process. Good checklists are explicit. They offer possibility of verification but also instill discipline of higher performance. Implementing checklists can also be a behavior change vehicle.
Continuing Professional Development ("CPD") is the process of tracking and documenting the skills, knowledge and experience that you gain both formally and informally as you work, beyond any initial training. It's a record of what you experience, learn and then apply.
A combination of these three items is vital to address the public concern and real problems that currently plague the integrity of fire safety in buildings in Australia.
Since our inception we believed that the fire protection industry had a lot of room for improvement... This belief still exists today... To address this, we have undertaken a range of initiatives that we believe significantly differentiates our service offerings to the rest of the fire protection industry. Here is a list of some of these initiatives;
Not sure? Then feel free to contact us and tell us about your experience, and we will see what we can do to help.
Wow... That was a long blog... I hope you have taken something away from this.
Russ