Backgrounder: Public Consultation on Residential Fire Sprinklers

INTRODUCTION

The Building Code Act, 1992 is the legislative framework governing the construction, renovation and change of use of buildings. The Building Code is a regulation authorized by the Act, and sets out detailed administrative and technical requirements.

The Ministry of Municipal Affairs and Housing is currently undertaking a consultation to seek public input regarding proposed changes to the Building Code. One of the goals of these changes is to enhance the fire safety of Ontarians.

RESIDENTIAL SPRINKLERS

Ontario’s Building Code is harmonized to a large degree with the model National Building Code of Canada (mNBC). However, Ontario’s Code is different from the mNBC in its approach to fire safety for large (higher than 3 storeys) residential buildings.

Where the mNBC mandates the installation of fire sprinklers in large residential buildings, Ontario’s Code places greater reliance on measures ranging from enhanced fire alarm and detection systems, standpipe systems, firefighters’ elevator protection, limitations on combustible materials, exit travel distance limitation and protection of exits and fire separations from smoke infiltration.

Since the mNBC was amended in 1995 to require fire sprinklers in large residential buildings, other provinces and territories have adopted this approach. Most jurisdictions in the United States also require sprinklers in higher residential buildings.

This consultation proposes that changes be made to the Building Code that would require multiple-unit residential buildings higher than three storeys to be sprinklered. Sprinkler requirements within the building would apply to residential suites, service areas, and common areas such as corridors.

The new requirements would also cover the residential portions of mixed-use buildings higher than three storeys. Since 1997, the Code has generally required fire sprinklers in other non-residential occupancies in high buildings.

This consultation is not proposing to require sprinklers in smaller residential buildings, including houses, or mandate the retrofit of existing buildings.

FIRE FATALITIES IN ONTARIO

According to OFM statistics, between 1997 and 2006 in Ontario:

95% of fatal structure fires occurred in residential structures;
920 people died in residential fires;
improper use of cigarettes, cooking equipment and matches and lighters were the top three causes of fatal residential fires;
32% of those who died in residential fires were 60 years of age or older; 9% were under the age of 10.

THE IMPORTANCE OF RESIDENTIAL SPRINKLERS

Residential fire sprinklers provide excellent fire protection because they can control or extinguish fires and limit smoke development and spread. This is particularly important for young children, older adults and people with disabilities who are at higher risk of being injured or killed in a fire because they may be unable to react quickly.

Sprinklers also reduce the risks faced by firefighters who otherwise must fight fully-involved fires and enter burning buildings to rescue trapped occupants.

Moreover, sprinklers can greatly limit property loss due to fire. Vancouver has required sprinklers in new residential construction since 1990. In a 2001 report, residential sprinklers were credited with reducing average annual fire losses by more than 90%. The city has experienced zero fire deaths in homes protected by functioning sprinklers.

Similarly, Scottsdale, Arizona has required residential sprinklers in new home construction since 1985. A recent study indicates that the average fire loss in Scottsdale residences with sprinklers was $2,166, compared to $45,019 in those without.

A COMPREHENSIVE HOME FIRE SAFETY STRATEGY

Over the years, the OFM has advocated a comprehensive home fire safety strategy aimed at minimizing residential fire injuries, deaths and losses in Ontario. This strategy includes the following components:

The OFM believes that home fire safety starts with fire prevention. For years the OFM has worked with the Ontario fire service to develop and distribute public education programs and materials that raise public awareness of how to prevent fires in the home.
Working with media and fire departments to disseminate information to the public about the importance of installing and maintaining working smoke alarms in residences to provide early warning of fire.
Working with media and fire departments to inform the public about the importance of developing and practicing home fire escape plans to best prepare occupants for safe escape in the event of a fire.
Advising Ontario’s fire service to establish the infrastructure that results in the early suppression of fire to minimize fire injury, death and property loss.
Consulting government on legislative issues that improve the fire and life safety of Ontarians.
Partnering with industry and other stakeholders to develop technologies that reduce the risks of fire in the home.

Residential sprinklers are a vital component of this comprehensive home fire safety strategy. The early suppression and containment of fire has proven essential to reducing fire injuries, deaths and losses. Requiring sprinklers in large residential buildings as described above will significantly increase public safety across the province.