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Retrofitting Heritage Properties For Fire Safety
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Why retrofit a heritage property?
Planning a fire safety retrofit
Products and materials to use for retrofits
Building Codes, fire codes and municipal restrictions
Professional Fire Safety Plan Design Service
Why retrofit a heritage property?
Fire safety improvements are a key part of historical preservation. Architectural beauty or cultural significance offers no protection from the devastion of flame, smoke and water damage. While the cost of retro-fitting fire protection may seem high, the cost of doing nothing may be even greater.
Some historic buildings are literally fire traps. Made of highly combustible construction materials, many were designed with large open staircases that allow fire and smoke to rapidly spread between floors. They may have concealed voids above ceilings, below floors, and behind walls. Basements and attics were not compartmentalized. They may have older heating systems with possible gas or carbon monoxide leaks; or have fireplaces and wood stoves with dirty chimneys. Often renovations have been made without being inspected. Wiring may be faulty. Electrical panels may be overloaded. Openings around ductwork, electrical conduits, and plumbing pipes, that were added after the original construction, may not have been stopped with fire-resistant materials where the openings passed through floors, ceilings, and walls. Modern construction methods, materials and codes exist because of the tragic deficiencies of the past.
Planning a fire safety retrofit
First the building as a whole should be looked at. Style, use, age, condition, materials, modifications, public and private areas and specific features that make the building unique should be evaluated. Then a fire safety assessment should be done to determine how the building presently performs in the event of a fire, to define deficiencies and how to best overcome or improve them. Things that are looked at are stairs, doors, exit corridors, construction materials, fire sources, existing fire safety equipment, operational support systems and usual occupancy. Next, the most significant historic features are identified and prioritized. The local historical society or an architect specializing in heritage buildings are the best people to deal with that aspect. Then different solutions are explored to meet the objectives of both fire safety and historic preservation. Once the planning is done and the fire safety system is selected, then the actual fire safety hardware is installed. Finally the work is inspected.
While many of these steps are part of any fire safety strategy, some areas require unique solutions in a historical preservation scenario. For example, a design should not alter, remove or add doors, or alter the appearance of historically significant materials in a corridor to accomodate an exit access corridor, according to a document entitled "Fire Safety Retrofitting in Historic Buildings" from the Advisory Council on Historic Preservation and the General Services Administration of the United States government. This document contains guidelines and solutions used to protect and conserve public heritage buildings in the United States.
Doors are a special area of concern. Historic doors may be added to an approved fire rated door assembly. Or historic doors may be protected on each side with an automatic suppression system. Electromagnetic devices can be used to maintain the doors in the open position, but upon receiving a fire alarm signal, the hold-opens de-energize and release the doors so they close and
Stairs are another location where heritage and safety needs conflict. If old stairs were meant to be open, from a conservation perspective, they should stay that way. However, stairs that serve as exits usually require separation from other spaces by fire-rated enclosures. One solution is the installation of a fire suppression system. Another is adding new stairs inside or outside. New interior stairs for exiting should be built of modern materials but integrated in a way that is sensitive to the original style of the decor. New exterior stairs for exiting should not be built on historically significant facades that are visible to the public.
Products and materials to use for retrofits
Retrofit construction using new materials requires extra care also. When installing passive fire suppression materials or fire proofing materials, modern materials should not be installed over historically significant materials such as original wallpaper, paint finishes or murals, fancy plaster, wood or marble wainscott. Compartmentalizing fire safety zones should not be achieved by adding new partitions that damage the historic character of the building.
The first line of defense for fire fighting, fire extinguishers cannot be disguised. However installing extinguishers in surface mounted cabinets in areas where recessed cabinets would alter the historic fabric of the building, selecting a fire cabinet style that is least obtrusive to the surrounding historic decorative style, and using recessed cabinets when possible, makes less of an impact on the interior design.
Fire alarms and detection devices also cannot be hidden. Their installation must be coordinated between the authority having jurisidiction, the fire protection specialist and the historic preservation specialist. Conduits used should not be exposed to view if possible. Their colour and style should be chosen so the visual integrity of the building is least affected. Smoke and heat detectors should not be installed in historic plaster relief or cornices or on the surface of ceilings that are historically significant.
Overall, though, most improvements can be made without significantly altering the historical features of the property.
The Canadian Conservation Institute, the government agency whose job is to promote the proper care and preservation of Canada's cultural heritage agrees. On their website, http://www.cci-icc.gc.ca, Deborah Stewart has outlined similar steps for the successful and efficient retro-fitting of fire safety systems in heritage buildings and museums.
Building Codes, fire codes and municipal restrictions
There are no specific codes to guide installation of fire safety systems in historic properties. The local fire authority has jurisidiction to waive code requirements for construction, alterations and the repair of historic properties.
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