Most condos fail HFD’s fire life safety evals
Since the Marco Polo condo fire occurred on July 14, 2017, fire and life safety of Hono- lulu’s older high-rise condos have become the highest priority for the City and County of Honolulu and the Honolulu Fire Department (HFD). Over the past five years, several new safety measures have been implemented, including the required submittal of a fire life safety evaluation (FLSE) by high-rise building owners (or other decision-making parties) to the HFD that were due no later than Aug. 31, 2022.
If you submitted your FLSE and did not receive a passing score, you’re not alone. While a small number of buildings were exempt from submittal due to several guidelines, very few of those who submitted achieved a passing score. It’s been reported by HFD and Honolulu Civil Beat that only 21 of the 302 high-rise condo buildings received a passing score of the FLSE, an alarmingly low 6.95%,1 further emphasizing the need for improved fire and life safety systems in these older high-rises. HFD’s intent from day one has been very clear: They want sprinkler systems in all of these buildings, so the FLSEs were not an “easy pass.”
While the City and County of Honolulu has extended the deadlines, the insurance market has also taken
a more conservative view of buildings without automatic fire sprinkler systems. The insurance impact became a major factor in the decision to opt in or out, since local insurance companies are now projecting substantial rate hikes if buildings do not add fire sprinklers, making the financial difference between opting in or opting out much closer than previously thought. Many buildings are opting to install an automatic fire sprinkler system as soon as possible to avoid paying higher insurance premiums for the next five to 10 years.
Due to the many complications and circumstances surrounding the onset of COVID-19, many building owners expected another deadline extension that did not occur. HFD still expects each high-rise building owner to submit an FLSE. If you missed the deadline, you most likely received a notice of violation from the fire department. In this situation, it’s best to engage a qualified consultant to perform the FLSE and communicate your intent to comply with HFD’s directive.
After submission of the initial FLSE, each building owner will then be presented with the decision to opt in, meaning they will install an automatic fire sprinkler system throughout the building, or opt out, meaning they will make other corrections to the building to achieve a passing FLSE score.
Opting in
While the decision for some buildings is left to the unit owners, many other buildings have a board that votes to opt in. If the decision is made to opt in, the building owner will move forward with the installation of fire sprinklers. This is the safest option and the one preferred by HFD and the various insurance carriers, as it offers the best protection for the building, its occupants and first responders.
Adding an automatic fire sprinkler system throughout the building typical- ly includes an upgrade to the fire alarm system, since each floor has a sprinkler isolation/control valve including a flow switch which must be monitored by the alarm system. Most buildings will also require a fire pump. This might be elec- tric (if the building has an emergency generator with sufficient capacity), but is more often a diesel-powered pump. Finding a physical location for the fire pump can be a challenge, as it requires a space approximately the size of a parking stall.
Existing high-rise residential buildings that opt to install an automatic fire sprinkler system throughout the building shall not be required to under- go a FLSE but be required to either (1) apply for and obtain a building permit through a state-licensed specialty con- tractor for the automatic fire sprinkler system; or (2), select the option on the City and County of Honolulu’s building FLSE code assessment form, Table 8.
Opting out
If the decision made by the building owner (or the majority of unit owners for a condominium) is to opt out, they must agree to make the improvements necessary to achieve a passing score on the FLSE without installing an automat- ic fire sprinkler system. In most cases, this includes an upgrade to the fire alarm system and a variety of other improve- ments, including fire-stopping doors, door hardware, emergency lighting, exit signage, hazmat storage and more.
Associations/co-ops of an existing high-rise of 10 floors or more may opt out of the automatic fire sprinkler requirement, provided that a majority decide to opt out within nine years of having received an acceptable score. Buildings shall comply by receiving an acceptable score on the building FLSE within 12 years from May 3, 2018 (by May 3, 2030).
For those that opt in, subject to a few exceptions, the entire building shall be required to be protected by an approved automatic fire sprinkler system within 20 years from May 3, 2018 (May 3, 2038). An extension to 21 years from May 3, 2018 (by May 3, 2039) may be approved by HFD, provided that compliance using an automatic fire sprinkler system in the building egress path has been achieved.
Many AOAO boards are moving forward with plans to combine other capital improvement projects with the fire sprinkler/alarm retrofits, such as cast-iron pipe replacements, to try and save on project and management costs as well as minimize impact to the residents. They are looking to architectural engineering and construction management firms to perform a full cost analysis of each option to make an educated decision for the future of their buildings and help them manage the project from start to finish in their best interest. ❖
Jason Blinkhorn is the President of Contractor Fire Protection. He brings over 20 years of experience in the fire and life safety industry, specializing in fire sprinklers, fire suppression and fire alarm systems.