Achieving fire safety in residential buildings requires a harmony between solid compartmentation and intelligent fire engineering.
Compartmentation refers to the division of the building into fire-resistant sections that delay the spread of flames and smoke to allow for safe escape. Fire engineering involves the design of safety solutions that enhance fire prevention, detection or suppression.
A vital element in the assessment of fire safety measures, intrusive surveys are particularly useful in identifying any breaches in existing compartmentation. These surveys are not a regulatory requirement, but they play an undeniable role in proactive fire risk management.
Here we’ll be explaining exactly what an intrusive survey is, as well as what to expect as a property manager who is considering one for the first time.
What Is An Intrusive Survey?
While standard risk assessments are purely visual, these surveys involve the inspection of concealed areas within a building to assess fire safety risks.
Aptly named, intrusive surveys require access to otherwise obscured spaces, usually within the building sub-structure such as wall cavities, risers and ceiling voids. The access required to inspect these areas is vital, whether via established routes or through careful and selective intrusions.
Unearthing breaches such as holes made by prior works or poor construction practices supports proactive property managers in meeting their legal and regulatory requirements and ensures that compartmentation is maintained, preventing smoke and flames from spreading rapidly through a building and undermining an otherwise acceptable stay-put policy.
Types of Intrusive Survey and What to Expect
There are two types of intrusive survey: exhaustive and sampling. Each is suited to different purposes but are often referred to using the same terminology. It’s important to understand your motive for instructing a survey in order to achieve the desired result.
Exhaustive surveys involve a comprehensive investigation of a building’s compartmentation. They are highly detailed and typically carried out ahead of major reparation works for known building issues.
You can expect:
- An inspection of all areas throughout the building at the perimeter of each compartment.
- Extensive destructive works including the removal of sections of wall, ceilings and floors from every part of the building, including within the flats themselves.
- Disruption to residents and the usual running of the building.
- A report that can be used to price a full project of repair works, snagging list and scope of improvement works.
Conversely, partial surveys that selectively review compartmentation would be sufficient as part of a type 2 or 4 Fire Risk Assessment in specific, high-risk locations to inform risk management strategies for the building without the need for extensive intrusion and disruption. These are the more common, practical choice for property managers and, amongst other things, are used to rule out or prescribe the need for more exhaustive and destructive surveys.
You can expect:
- A tailored and targeted investigation covering a portion of the building.
- Inspection of selected areas to identify potential breaches in compartmentation.
- Findings that indicate the overall fire safety situation for the building.
Preparing For Your Survey
A carefully planned, structured approach can make all the difference; for you, your residents and your chosen surveyor. Step one is to define clear objectives. For example, do you want to identify compartmentation breaches, or check the condition of previous compartmention remedial works? Step two is to communicate this clearly to your survey provider. Knowing what has prompted the survey and what you’re hoping to achieve is vital.
Step three is to carefully consider the potential impact on your residents and the operational functioning of the building. Letting your residents know about the survey and the reasoning behind it well in advance is key. You can then seek to schedule the survey at a time that minimises disruption.
No survey should be carried out without first checking that it aligns with the building’s fire risk assessment and management plan. The last thing you want is to misidentify breaches that have been safely designed for the building and so, in context, are not a problem requiring attention.
Common Pitfalls and How to Avoid Them
Missteps can lead to expensive and dangerous delays. Some of the common pitfalls include:
- Miscommunication:
Confusion between surveyors and property managers around the expectations of a survey are common and cause unnecessary problems. Make sure you’re communicating clearly – this may mean an onsite, face to face meeting ahead of works to iron out the details.
- Choosing the wrong type of intrusive survey:
Understanding your objectives will lead to the right decision. Your surveyor can guide you and make sure that your survey choice is right for your needs.
- Lack of follow-up:
Be sure to follow up on the findings of your survey; implementing any remedial work. Always review your fire risk assessments when any new information comes to light that could impact ongoing fire safety management.
- Not seeking expert advice:
Consulting a competent fire safety professional for your survey ensures that it will be fit for purpose and will deliver accurate, meaningful results.
Final Thoughts
Intrusive surveys are a sometimes necessary, valuable tool to maintaining and improving fire safety within your building. Property managers should view them as an opportunity to proactively assess risks, enhance compliance, and protect occupants.
By selecting the right type of survey, preparing effectively, and communicating clearly with survey providers, you can ensure successful outcomes.
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