Publications

• Fire Safety Plans for Condominiums. Tim Tanner. Canadian Condominium Institute, Manitoba Branch, Newsletter. May 2008.
• Special Effects Pyrotechnics. Tim Tanner. Manitoba Building Officials Newsletter. This article explains the requirements and dangers of the untrained using fireworks, a personal experience in Mexico with fireworks burning people in the crowd, and the permit process for special effects pyrotechnics for live performances in Winnipeg.
• The Health and Safety Act As It Applies To Inspectors Working Alone. Tim Tanner. Manitoba Building Officials Newsletter. This article is for persons or inspectors working alone, possibly in a hostile environment and during the evening. It includes safeguards to prevent injury, an explanation of the requirements of the health and safety act legislation, reporting in and out system, etc.
• Lighting The Way To Safety. Tim Tanner. Manitoba Building Officials Newsletter. This article explains the building code and local requirements for using photoluminescent wayfinding material in buildings, for exit signs, stairwell marking, tread illumination, etc.

Fire Safety Plans for Condominiums

A condominium fire plan is a living document that describes all of the procedures and systems related to fire safety within a condominium. The plan is comprehensive; it outlines everything from procedures for training staff and residents (fire drills, etc), to maintenance of physical safety systems (sprinklers, alarms, etc.), to specific instructions for how to react in case of a fire emergency.

All condominiums with fire alarm systems are obligated by law to have and maintain a fire safety plan [Manitoba Fire Code, Division B, Section 2.8]. Having a proper fire safety plan will both prevent fire emergencies from happening and will protect lives and property if an emergency does occur. The fire safety plan also protects owners and management and limits liability exposure in the case of an accident. Clearly, creating a comprehensive fire safety plan is a crucial aspect of the condominium board’s mandate.

The responsibility for creating and implementing the fire safety plan lies with the building owner: in this case, the condominium corporation. These groups often overlook the importance of fire safety plans, leaving them in violation of the law, exposed to considerable liability, and most importantly not looking out for the safety interests of the residents.

Contents of a typical condominium fire safety plan

• Emergency response procedures for residents
• Sounding the alarm
• Notifying the fire department
• Instructing occupants on procedures
• Evacuation of persons with special needs
• Confining, controlling, and extinguishing the fire
• Appointment of supervisory staff to carry out fire safety duties
• Photos of the fire safety systems
• Floor plans showing location of the fire safety systems
• Documents detailing the operation of the fire safety systems
• Procedures and required frequency of fire drills
• Fire hazard awareness and control of fire hazards in the building
• Maintenance, inspection, and testing of building safety systems
• Too many more to list

If the building is a residential high-rise building (over 18 metres), even more stringent requirements are mandated in the code.

Certain condominium buildings that do not have a fire alarm system may not be obligated by law to have a fire safety plan. This list illustrates why emergency planning is always the prudent thing to do.

Who should create the fire safety plan?

Creating a comprehensive fire safety plan that does its job and meets the appropriate codes is a specialized skill that requires training and experience. Untrained authors rarely, if ever, create a document that meets the high standards of the fire code in both spirit and letter.

As with legal and health matters, there is often a more convenient or affordable option than hiring an experienced professional to provide the services you need. And like legal and health matters, the easier route often has catastrophic consequences in case of an emergency.

Fire departments often strongly encourage building owners to submit their fire safety plans for review and approval, mainly to ensure the plan complies with fire codes. During a fire safety inspection, the fire department will expect the owner to produce a valid, current fire safety plan. Contact your local fire department for more information.

What professional businesses create fire safety plans?

There are a number of companies in Winnipeg and across Canada that prepare fire safety plans, emergency response signage and training for supervisory staff.

These companies can often be found in the Yellow Pages under “fire protection consultants”. The fire prevention branch of the local fire department can also often recommend suitable companies.

When selecting a company to do your work, consider asking the following questions:

• Do they employ NFPA certified fire inspectors?
• IF not NFPA certified, where were they trained about the fire code?
• How long have they been in the fire safety industry?
• Do they make custom, site-specific safety plans or are they generic?
• Are their plans created by a human expert, or by a computer program?
• Do they provide samples of their previous work?

The most important aspect of choosing a professional to create your fire plan is that you are confident that they can deliver a fire safety plan that will protect you and your residents from harm and liability in case of accidents.

Author: Tim Tanner, President, Fire Plan Strategies Inc.

Tim Tanner is a nationally accredited and experienced NFPA fire inspector, and president of Fire Plan Strategies Inc., a Manitoba based provider of fire safety plans, emergency response training, and signage.