Owners Beware: Building Modifications Can Void a Component’s Fire Rating
Property owners often seek to enhance or maintain their investments through renovations and modifications. While such endeavors can add value and functionality to a structure, building alterations can inadvertently compromise the fire-resistance properties of fire-rated assemblies.
Changes such as drilling in walls, adding new electrical systems, or replacing fire-rated doors with non-rated ones may disrupt carefully engineered fire protection materials and systems. The consequences of such modifications impact the building’s safety and code compliance. Property owners, whether residential or commercial, are advised to exercise caution when making property improvements.
Understanding Fire Ratings
Fire ratings are a standardized way of measuring the performance of various building elements during a fire. These ratings determine how long a specific building component can resist flames, heat, and smoke while maintaining its structural integrity. Fire-rated assemblies create compartmentalization, which reduces the risk of the fire spreading and enables safe passage for occupants to escape.
Fire-proof walls, doors, windows, and ceilings are all assigned specific fire ratings after controlled laboratory tests and certification processes. During the tests, the components are exposed to standardized fire conditions to assess their behavior under fire exposure. The component must meet certain performance criteria, such as:
- maintaining its structural integrity,
- preventing the passage of flames and hot gases
- limiting the temperature rise on the unexposed side
- effective sealing and closure of gaps
If the component successfully meets the performance criteria for the specified duration, it is certified and listed by relevant authorities or certification bodies.
Fire-rated components come with instructions for their proper installation, operation, and maintenance. When designing and installing fire-rated components in a building, the structural engineer NJ and builders must strictly adhere to the manufacturer’s guidelines to preserve their intended fire-resistant properties and performance.
Deviating from these instructions can compromise the components’ ability to withstand fire and smoke, potentially putting lives and properties at risk. Therefore, it is essential that builders, contractors, and property owners carefully follow the manufacturer’s recommendations to establish and maintain fire safety and compliance with local building codes.
How Modifications Affect the Fire Rating of Building Components
Property owners or managers sometimes make changes to buildings to improve their functionality or appearance. While these are done with good intentions, they may not be aware that these modifications can unintentionally weaken the fire-resistant features of essential building components. Something as simple as adding a sign or changing out the hardware on a fire-rated door can compromise its fire rating.
New Installations
Breaching a fire-rated ceiling to install fire alarm cables and replacing it with non-fire-rated suspended ceiling tiles voids the component’s fire rating. Such an action permits the spread of smoke and fire through the roof space, creating an inadequate compartment.
Structural Changes
Removing or altering fire-rated walls can compromise the fire rating of the affected components. Openings created in fire-rated walls or ceilings without proper repair and sealing with a fire-rated material can allow fire and smoke to spread rapidly, affecting the overall fire safety of the building.
Door and Window Replacements
Fire-rated doors and windows are designed and tested to withstand fire, heat, and smoke, acting as crucial barriers preventing the fire from spreading to other areas. Replacing fire-rated doors or windows with non-rated alternatives significantly reduces the effectiveness of the building’s fire safety. This includes the door frame, hardware, and threshold as the fire-rated door is a complete assembly.
HVAC System Modifications
Ducts that run through fire-rated walls are usually equipped with fire dampers to prevent the spread of fire through the ventilation system. Any alteration to these dampers or the HVAC layout can compromise the building’s fire containment capabilities. In some buildings, HVAC air handlers have smoke detectors and mechanisms to shut down fans to prevent dispersing smoke through the duct work. It is important when replacing HVAC equipment that these components are tested for proper functionality.
Insulation and Cladding Changes
Changing insulation materials or cladding can affect a building’s fire resistance. Some materials are more fire-resistant than others, and altering these layers can impact the overall fire performance of the structure.
Decorative Painting
While fire doors can be coated with standard paint, it is essential to exercise caution on the number of coats applied. Building standards also emphasize that hinges, handles, and other hardware should not be painted as it could make them unfit for fire safety purposes; they can inhibit the correct functioning of doors and windows used for emergency egress. Frame labels should also remain visible as this is usually the first thing the authorities look for when auditing for life safety and building code compliance.
It is important to know that certain modifications are allowed as long as they are permitted by regulations. For example, NFPA 80 (Standard for Fire Doors and Other Opening Protectives) allows for installing protective plates and undercutting with a maximum of three-quarters of an inch on wood or composite doors.
If a certain alteration is not allowed, permission may be requested. To do this, contractors must reach out to the laboratory issuing the assembly’s label and describe the intended changes. If the laboratory determines that these modifications would not compromise the assembly’s fire-resistance capabilities, they may grant authorization without the need for an on-site visit.
Consulting Professionals Regarding Modifications
Property owners and managers must recognize the importance of fire safety when making building alterations. Primarily, they should identify the location of fire-rated components to know which areas cannot be changed without compromising fire safety standards. They can pinpoint fire-rated assemblies by looking through the building plans. If documents are unavailable, they can seek the assistance of a building inspection engineer NJ.
A commercial building engineer NJ may also be consulted to prioritize fire stopping on any modifications involving penetrations. Communications and cable installations often leave unseen holes in fire separation components like walls and ceilings. Owners can leverage a professional’s expertise and knowledge to plan building modifications that do not adversely affect the fire rating of components. Their involvement helps maintain the safety and integrity of the building, protecting both occupants and property in the event of a fire.
Engineers can devise alternative designs or solutions that maintain the building’s structural integrity and fire resistance. This might involve reinforcing existing components or specifying new materials that meet the required fire ratings.
Professionals can also work closely with local building and fire safety authorities to execute modifications that align with the required fire protection standards. They can provide the necessary documentation and technical details to demonstrate compliance.
Seek professional advice from Lockatong Engineering professionals for any residential or commercial building modifications in New Jersey. Contact Lockatong Engineering today to schedule a consultation.
