The fire code has changed over the years and new technology has paved the way for more sophisticated fire alarm systems that greatly improve life safety. In the past, the Honolulu Fire Department (HFD) has allowed older high-rise buildings (that have been “grandfathered in” to pass fire inspections) to do a “one for one” replacement of fire alarm system devises. This meant that Kukui Plaza had been able to simply replace parts on our existing system, rather than install a new system.
In recent years, however, it has become increasingly difficult to find replacement parts for our system. In addition, HFD is now requiring high-rise buildings to more closely meet current code requirements – especially in the area of fire alarm system audibility.
HFD believes that audibility is particularly important when high-rise buildings do not have sprinkler systems. Audibility for a fire alarm system is described as a system’s sound level that is a minimum fifteen decibels above ambient noise levels in all occupiable spaces.
Kukui Plaza currently has audible notification devices within the common corridors. Although the sound level in our corridors meets the fifteen decibel requirement, the sound level within an apartment with the door closed or within an apartment’s bedroom with the bedroom door closed does not meet the audibility requirement.
The only way to meet the audibility requirement for all occupiable spaces in an apartment unit is to install an audible notification device within the apartment. This will require that new conduit and wiring be installed to each unit from the fire alarm control panel and may also require core drilling for new risers to be installed up through the building. This type of upgrade can cost anywhere from a few hundred thousand to over a million dollars depending on the height of the building and the number of units.
Fortunately, the Association had already budgeted to replace the fire alarm system in 2010. While funding will need to be increased to account for the new code requirements, a significant amount of funds are already in place to complete the project. In fact, the board of directors recently approved retaining Albert Chong Associates Inc. (through a bidding process) for the electrical engineering and planning portion of the project.
Before beginning the project, the board will need to adopt a “high-risk component” resolution for the audible notification devices because the devices are installed within the units. A high-risk component is defined as: objects or appliances within the units that pose a particular risk of damage to other units or the common elements if they are not properly inspected, maintained, repaired, or replaced.
A notice will be sent to all owners of record regarding this resolution prior to the board’s approval. Owners will have the opportunity to comment on the proposed resolution. Please watch for this notice in the near future.
In an effort to simplify the process and to keep costs down, wireless smoke detection devices for a separate life safety project (required by our insurance company) will be included within the same resolution.
If you have any questions regarding the fire alarm system replacement or wireless smoke detection installation projects please contact the management office at (808) 524-1255.