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Fire Code Commission Decision Summary

DECISION NO.:92A024-090
DATE:January 15, 1993

SUBJECT MATTER:

  1. Installation of fire separation with a fire resistance rating of 30 minute for the entire basement ceiling and interior walls of the basement bedrooms and living room
  2. Installation of an additional exit from the basement
  3. Replacement of all existing doors with 20 minute rated fire doors with approved self-closing and latching devices
  4. Installation of 20 minute rated fire doors on openings in the basement laundry room and first floor kitchen, complete with self-closing and latching devices
  5. Installation of self-illuminated exit signs in the means of egress

GENERAL DESCRIPTION O PREMISES:

Building is a semi-detached, with one storey and a basement. A small enclosed combustible porch runs across the back of the house. Exterior walls are masonry and interior partitions, floors, and roof are of wood frame construction. The basement contains three bedrooms (two with attached sitting/living areas), a common kitchen and bathroom. The first floor contains four bedrooms, a common kitchen, bathroom and living room. There are six occupants. There is one smoke alarm in the hallway of the first floor and three in the basement. Egress from the basement is up a set of unseparated stairs to a side door. The basement windows (all sliding aluminium windows) have an openable space limited to about eleven inches by eighteen inches and are about five and half feet above the floor. Two windows open into the enclosed porch and subject to placement of chairs, table or storage, may be obstructed.

REASON FOR APPEAL:

The Owner feels that the work ordered contravenes Section 18(4) of the Fire Marshals Act and disputes the description of the premises and its alleged uses.

APPELLANT'S POSITION:

Disputes the alleged deficiencies set in the order and denies that the work ordered is either necessary or reasonable.

RESPONDENT'S POSITION:

All points should be implemented and are required to provide proper fire safety to all occupants. A choice of two options are offered:

Option A:

  1. The ceiling finish in the basement consisting of wood panelling and combustible tile shall be replaced or protected with gypsum board (dry wall). The existing tile if made of noncombustible material may remain.
  2. The stairs from the basement shall be fire separated by a fire separation having at least 1/2 hour fire resistance rating and the doors protecting the openings of the fire separation shall have a fire protection rating of at least 20 minutes and be provided with self-closing and latching hardware, and shall be maintained in the closed position at all times.
  3. The kitchen area shall be separated from the corridor, in the basement, by a smoke or fire separation. This may be achieved by the construction of a wall with any noncombustible material, with or without a door.
  4. The corridor described in item 3 shall be separated from the adjoining rooms by walls having a fire resistance rating of at least 1/2 hour. All doors in this corridor separation shall be provided with self-closing and latching hardware.
  5. Interconnected smoke alarm system shall be installed such that the activation of a smoke alarm will sound a similar signal in each of the interconnected smoke alarms.
  6. Single station smoke alarms shall be installed in each bedroom on the first floor.
  7. A fire emergency procedure shall be prepared for the safety of the occupants, in consultation with the Fire Department. Whenever a new occupant is introduced into the building, the new occupant shall be immediately made aware of the provisions of the emergency procedure and his/her responsibilities and obligations set out in the plan.

Option B:

  1. The ceiling finish in the basement consisting of wood panelling and combustible tile shall be replaced or protected with gypsum board (dry wall). The existing tile if made of noncombustible material may remain.
  2. The stairs from the basement shall be fire separated by a fire separation having at least 1/2 hour fire resistance rating and the doors protecting the openings of the fire separation shall have a fire protection rating of at least 20 minutes and be provided with self-closing and latching hardware, and shall be maintained in the closed position at all times.
  3. A second exit shall be provided from the basement area, that is located remote from the current exit stairway serving the basement area.
  4. Interconnected smoke alarm system shall be installed such that the activation of a smoke alarm will sound a similar signal in each of the interconnected smoke alarms.
  5. Single station smoke alarms shall be installed in each bedroom on the first floor.
  6. A fire emergency procedure shall be prepared for the safety of the occupants, in consultation with the Fire Department. Whenever a new occupant is introduced into the building, the new occupant shall be immediately made aware of the provisions of the emergency procedure and his/her responsibilities and obligations set out in the plan.
COMMISSION RULING:
The following additional options for compliance shall be added:

Option C

  1. Removal of all sleeping areas from the basement
  2. Compliance with items 6 and 7 of Option A
Option D
  1. Replacement of all existing windows in the basement with awning or hopper-type units, providing a minimum openable area of 22" by 18", along with a surface providing access to the windows at any elevation no greater than 42" below the level of the windowsill.
  2. Compliance with items 2, 5, 6 and 7 of Option A.

REASONS:

This work is required to provide an acceptable level of fire safety for the occupants and the property. The installation of a fire alarm system will greatly improve the early warning notification, allowing the occupants of the basement greater time for escape. Since there is only one exit from the basement, it is vital to ensure that the only exit is adequately protected to provide a safe means of egress to the basement occupants. Wood panelling and combustible tile ceiling finishes can result in rapid fire spread and the trapping of occupants. Therefore, such finishes must be also removed or protected.