December 7, 2011
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Question
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Client (1 of 8 condo units) wanted his existing monitored residential wireless system expanded to include wireless smoke detection in common stairway and basement storage areas to detect "redundant" to the buildings 110 volt local sensors system. Client felt that he wanted to be the Fire watch dog for the building through his system. Sensors if activated would sound individually locally- and report through his sole system. I offered a standalone residential wireless 100% radio monitored system for the common areas only- and offered the addition of hardwired sounders in each of the 8 condo units- so that in the event of an activation the entire building can be notified all at once. Further we had another potential configuration discussion that if every one of the 8 condo units invested in a residential monitored burglar and Fire system- that we could learn these "redundant" wireless smoke sensors into each and every units system. Now we know this would be a logistical nightmare for service- as a trouble on a sensor would simultaneously activate all 8 units systems and report to the central station as well - 8 times ! My question(s) are simply- does any of these system arrangements offered put the alarm company in a extra special and unique liability position? The local AHJ really has no interest in responding to an inquiry based on the fact the building is non jurisdictional. My NICET fire engineer states to me that any building under 8 stories in Chicago is Non Jurisdictional. Just follow the residential placement instructions stated on the smoke manufacturers instruction sheet. All existing code required 110 systems will maintain intact. Any opinion or advice would be appreciated.
Anon
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Answer
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First make sure that once you install any fire system in the common area of the condo that the AHJ isn't going to take notice and jurisdiction. When a commercial building is not covered by code mandating a system but volunteers to install a system the code requirements are usually required. The question really raises at least two issues for me. I've already commented on one, the AHJ taking jurisidction, requiring permits and inspections, etc. But assuming that isn't going to be required in your jurisdiction, there's the second part of your question.
Liability. You ask will there be "extra special and unique liability". There is always extra liability for fire systems. The exposure is different because some court cases have held that different public policy issues apply for fire alarm systems as the public has a greater interest and the public at large is affected. Of course different states still treat the exposure differently. But I am comfortable recommending that you need to take extra precautions, both in terms of proper contracts, code compliance and following customary and manufacturer's installation requirements, and of course AHJ requirements. Your exposure can extend beyond your subscriber, to other tenants, occupants and even those in adjoining properties.
If I read your scenario correctly you have one condo unit owner who wants his unit wired for fire and he wants to add parts of the common areas to his system.
I decided to run the question by an alarm expert to see if there was some technical answer. Thanks to Mark Fischer for his response - below:
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Ken:
From a technical standpoint even if the system is not covered under any national or local code, when the Fire department receives multiple dispatches from the same location, they are probably going to roll every piece of equipment, thinking they have a major residential fire, not just a piece of burnt toast. If the AHJ did not want to get involved before I'm sure they will after the first alarm.
It appears that the "client" is just an owner of a condo in an 8 unit building, who wants to be a good Samaritan. First issue under what authority would could he authorize the alarm company to install anything with a common area without approval of the condo board? This in itself could be a problem for the alarm company
Second I would image he would have to have a contract with each condo owner that the system interacts with or annunciates in.
Third since the system will be running from the good Samaritans apartment, what happens if he is not available to silence the alarm, or give access to service, and the tenants are unable to go to sleep, or someone falls while evacuating, etc.
As outlined this design seem to be liability nightmare for everyone involved.
Ken this is an example of a situation where Systems Support Specialists can help engineer a workable solution.
Mark S. Fischer
Office: (631) 850-0084
Mobile: (516) 384-6064
Skype: systemssupportspecialists
Email: mfischer@systemssupportspecialists.com
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