Massive fires and building envelope failures are sadly becoming more frequent in highrise properties around the world. Once formal investigations are completed and final reports are released, the time comes to assess the recommendations that will help to avoid similar tragic outcomes in the future.
A recent report released in the United Kingdom by the London Fire Brigade has some great advice that applies locally to managers and boards.
Context of the UK fire safety report
In May 2021, a highrise fire tore through a 19-storey development located near Canary Wharf, in London’s east end. At the time, two residents needed hospitalization for smoke inhalation and close to 40 other adults and children were treated at the scene. London firefighters and nearly 1,000 control officers attended. Miraculously, there were no fatalities.
Numerous failures identified
The London Fire Brigade’s final report on the incident identified the cause of the fire to be accidental, having started in an 8th floor unit’s control panel which then spread outward from the unit’s balcony as high as the 11th floor. It was determined that as the smoke began to spread, the building’s smoke ventilation system failed and acted “like a broken chimney.” External cladding did not play a role in the spread of the fire from floor to floor outside the property. However, timber decking material found on the balconies “supported the external flame spread …”
“Wake-up call to building owners and managers”
It should not take a real-life situation like this example in London to encourage managers to review their building’s fire safety protocols and programs. Nevertheless, here’s a basic overview that should become a regular part of your property’s safety procedures.
The Ontario Fire Code sets out requirements that all properties must abide by. Every multi-unit residence in Ontario should have a current fire safety plan in place. Ongoing and regular fire safety tests and inspections should be conducted, including the property’s smoke control systems (at issue in the Canary Wharf fire). It is the condo corporation’s responsibility to ensure that all appropriate tests are carried out.
Staff training is an integral part of a property’s fire safety plan. Well-trained staff with defined roles and responsibilities are required as set out in the fire safety plan. In case of emergency, they will help ensure residents follow safety procedures for evacuation and be the contact points for fire professionals.
The UK report emphasized the need for a “culture change” in order to avoid the potential for similar life-threatening situations. Regular, thorough and ongoing life safety reviews should be part of a building’s routine and not an afterthought.
Condo corporations should always make the safety of residents, contractors, emergency personnel and visitors a priority.
