A frequent visual observation
A quick confirmation that equipment appears to be in place, accessible and ready for service.
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Strata Fire Safety
Fire-protection systems need more than an annual appointment.
Council should understand what systems protect the building, how required work is documented and how reported deficiencies are tracked through repair and verification.
Council oversight
A completed inspection is the beginning of the review.
Qualified service providers perform much of the technical work, but council or its authorized representative should review the resulting reports, understand what was not tested and ensure identified deficiencies are corrected. A service visit should produce both documentation and a clear next step.
A detailed physical examination
An examination intended to determine whether equipment or a system appears to be in acceptable operating condition.
Confirmation through operation
Equipment or a system is operated or measured to confirm that it performs as intended.
Preserve or restore performance
Work required to keep equipment functional or return it to proper operating condition.
Common strata systems
Know what protects your building
Not every building contains every system below. Council should maintain a current list of the equipment and safety features installed at its property.
01
Fire alarm and voice communication
These systems detect, communicate and transmit fire or emergency conditions.
- Control panels and annunciators
- Smoke and heat detectors
- Manual pull stations
- Audible and visual notification
- Monitoring and communication functions
02
Sprinklers, standpipes and fire pumps
Water-based systems control fire growth and support firefighting operations.
- Sprinkler valves and piping
- Standpipe hose connections
- Fire pumps and controllers
- Water supplies and reservoirs
- Fire department connections
03
Portable fire extinguishers
Extinguishers provide limited first-aid firefighting capability when it is safe to use them.
- Correct location and type
- Visible and unobstructed access
- Physical condition and pressure
- Current service records
- Secure mounting or cabinets
04
Emergency lighting, power and exit signs
These systems help occupants find and use exits when normal power or visibility is affected.
- Illuminated exit signs
- Emergency lighting units
- Batteries and charging systems
- Emergency generators
- Automatic transfer equipment
05
Smoke and carbon-monoxide alarms
Responsibility for alarms inside strata lots should be clearly understood and communicated.
- Correct placement
- Testing and replacement
- Battery or power supply
- Interconnection where provided
- Owner and tenant responsibilities
06
Fire doors and building separations
Fire separations help contain fire and smoke within the intended area of the building.
- Self-closing devices
- Latches and door hardware
- Fire-rated walls and ceilings
- Sealed service penetrations
- Approved hold-open devices
Council should receive more than an invoice.
A useful report allows council to understand what was examined, what was not completed and what corrective work remains outstanding.
The report should clearly identify:
- The building, system and date of service
- The service company and qualified technician
- Equipment or areas inspected and tested
- Equipment that could not be accessed or tested
- Deficiencies and their locations
- Recommended repairs or further investigation
- Immediate or temporary safety measures
- Confirmation of repairs completed during the visit
“Annual inspection completed” does not mean “all deficiencies resolved.”
An inspection may identify equipment that failed, could not be tested or requires further repair. Council should keep each issue open until it has received written confirmation that the corrective work was completed and verified.
Managing deficiencies
Record, prioritize, correct and verify
A consistent workflow helps prevent important findings from being buried in contractor reports or forgotten between council meetings.
Record
Enter the deficiency into a tracking system with its location, report date and supporting documentation.
Prioritize
Determine urgency, temporary protection needs and whether the condition affects occupants or building protection.
Correct
Assign the repair, authorize funding and arrange appropriately qualified service.
Verify
Obtain written confirmation that the repair was completed, retested where required and returned to service.
Council tracking status
Not every issue carries the same urgency
Technical advice and the nature of the affected system should guide the actual response. These categories help council organize its oversight.
Monitor
Documented for planned attention
The issue does not currently appear to prevent the system from performing, but should be scheduled, tracked and reviewed.
Urgent
Prompt corrective work required
The deficiency affects reliability, access or intended operation and should be addressed without unnecessary delay.
Immediate
Protection may be impaired
Begin emergency or Fire Watch procedures where required, arrange qualified service and maintain temporary protection until the system is restored.
Keep records that tell the complete story.
Records should allow a future council, property manager, contractor or inspector to understand what work was performed and whether outstanding issues were resolved.
- Inspection and test reports
- Service certificates and tags
- Deficiency lists and quotations
- Repair invoices and work orders
- Retesting and verification records
- Fire Watch logs and notices
- Contractor correspondence
- Council decisions and approvals
When protection is reduced, Fire Watch may be required.
Council and management should know how to respond when a fire alarm, sprinkler, standpipe, emergency power system, exit or other life-safety feature becomes impaired.
This page provides general fire-safety guidance. Inspection, testing and maintenance requirements vary according to the building, occupancy, installed systems, manufacturer instructions, applicable standards and the current BC Fire Code.