Some Common Sense Guidance For Fire and Smoke Curtain Procurement
Better Safe than Sorry – some common-sense suggestions to cut through the smog of fire and smoke curtain procurement and guidance to avoid expensive and hazardous mistakes.
It’s always great to talk to clients, but in response to the same questions and scenarios coming up time and time again, it is worth hosting a few words on the dos and don’ts of fire curtain procurement, based on our experience as manufacturers and installers of fire and smoke curtains.
I am getting more and more feedback, especially on Design and Build contracts from Tier One Commercial Managers and Quantity Surveyors, that they haven’t budgeted enough, (despite our package being the most competitive) for the product and install package because their estimating team did not understand the permutations of products and British Standard options available and hadn’t understood the governing design of the fire strategy and curtain specification. Estimators are going to market and capturing costs that can sometimes increase dramatically because the products quoted are not in line with the building’s fire strategy. Absolutely no blame there. Fire and smoke curtains are notoriously difficult to get right. Often there are clues within a fire strategy, that unless you are used to them can trip you up. In our experience, a fire and smoke specification does not always align exactly with the fire strategy. There are often ambiguities and inconsistencies that require clarification and in every case before we price any project, we make sure that what is being quoted is going to be signed off by building control.
In recent months, the issue has become almost endemic and we are increasingly being asked to replace recently installed fire curtains from other manufacturers and installers as they did not meet ALL of the specification/British Standard testing requirements. For those who already know this then forgive the statement, but there are potentially hundreds of combinations of British Standard, functionality, integrity, radiation, ancillary, third party accreditation, parameters and related requirements that could be required for your project. Even worse than under-budgeting is if you get this wrong, you as a contractor could well be replacing your recently installed fire curtains, dismantling and rebuilding structures, delaying practical completion and warring with your end client on the legalities of catch all clauses such as “all current and relevant standards” in your previously negotiated JCT/NEC contract. Most worryingly of all, your building may not be as safe as it should be.
As manufacturers and installers, we are not here to devise a fire strategy, nor are we qualified to do so. As such, this article is orientated towards those who are involved in the contractor procurement process, and to those who have to interpret client design requirements and procure on their behalf. Our role is to thoroughly scrutinise any architectural specification, fire strategy, or building control requirements, references and inferences, then marry (if our product range allows, and it almost certainly will), THE CORRECT type of fire curtain, control systems and ancillary devices to your client strategy. To that end, it is imperative that we understand and cover off as a minimum your:
1) British and or European testing standards required i.e. BS 8524 or BS 1634
2) Required fire integrity to BS 1634-1
3) Radiation requirements in kw/m2 (for tenable conditions on the unexposed face of the curtain)
4) Whether smoke control to BS 1634-3 is required
5) Control functionality, i.e. one stage, two stage, time delay, etc.
6) Ancillary requirements, i.e. egress, and access switches, obstruction warnings and beacons
7) Fire curtain parameters and whether horizontal or vertical
8) Substrate we are fixing to
9) Any deflection stipulations
10) Required third-party accreditation hosted on Notified Body websites (so transparency and in the public domain) i.e. IFC certification for BS 8524 or Warrington Certifier for BS EN 1634-1
11) Installation, commissioning and servicing protocols to BS 8524-2 or BS 1634. Any required third party installer scheme.
If we were to get any part of this process wrong, no matter how seemingly minor, things can and unfortunately do, unravel very quickly. We also appreciate that our clients are probably contractually obliged to procure the correct system on behalf of their end client so unless we at the very least discuss all possible permutations with them, we are not doing our jobs properly. Sometimes disparities between the strategy and the specification may be legally the contractor’s responsibility to iron out. Similarly, if any fire curtain manufacturer does not discuss ALL of the above with you, in my personal opinion, they may well be introducing unnecessary commercial and life safety risk to your project.
For pricing and a discussion on your fire and smoke curtain projects email :
info@a1sgroup.com
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