DECISION NO.97A003-116
DATE:June 10, 1997
The fire department served an Order on the owner of an apartment
building. The Order indicated that the fire alarm system audibility was
inadequate to alert residents in the event of a fire and required that
signaling devices be installed to provide a minimum decibel level of 65dBA
in the bedrooms with the doors closed but not to exceed 110dBA in any area.
The Order was modified on appeal to the Fire Marshal amending the minimum
decibel level to 55dBA. The modified Order also identified remedial work for
two deficiencies not related directly to the fire alarm system. The owner
did not dispute the two additional items in the modified Order, however, the
requirement for fire alarm audibility upgrade was appealed to the Fire
Safety Commission.
The property is a twelve-storey apartment building with a basement and was constructed approximately 30 years ago. The typical floor plan indicates 14 units per floor with a total of approximately 167 residential suites. The ground floor contains a rental office, retail store and foyer in addition to apartments. The building is protected with a single stage, zoned, electrically supervised fire alarm system. There are three fire alarm bells consisting of 4-inch gongs per floor. The devices are evenly spaced along the central corridor on each floor. In addition to the fire alarm system, battery operated smoke alarms are installed in all residential suites. There is no voice communication or paging system in the building.
It was the Appellant’s position that factors within the building already provide for the acceptable audibility level of 55 dBA in 90% of the building. This was supported by information contained in the report of the Fire Marshal prepared at the first level of appeal. Additional safety measures incorporated into the Fire Safety Plan for the building would be a reasonable alternative to installing in-suite audible devices.
The fire department supported the original Order that required approved fire alarm signaling devices be installed to provide a minimum decibel level of 65dBA in the bedrooms with the doors closed and with maximum decibel levels not to exceed 110 dBA in any area.
The tribunal rescinded the decision of the Fire Marshal and affirmed the fire department’s original Order. The decision requires that the fire alarm system meet the audibility level of 15dBA over ambient noise levels but with a minimum volume not less than 65dBA throughout the building. The work required to obtain the necessary building permit to be completed by October 1, 1997. The work required to satisfy the Order is to be completed by December 31, 1997.
The fire department presented evidence of an agreement on a uniform approach by a number of municipalities on the issue of 65dBA audibility level. The tribunal noted that while this level is somewhat less than the National Building Code 1995 requirement of 75dBA in a building of residential occupancy, it appears reasonable based on the present understanding of audibility. The tribunal believes that a 100% of the tenants should be afforded a reasonable level of protection at all times.
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