Fire Compliance in a Sectional Title Scheme

Fire compliance in a community scheme forms part of section 3(1)(p) of the Sectional Title Schemes Management Act (STSMA):

 

“A body corporate must perform the functions entrusted to it by or under this Act or the rules, and such functions include...to ensure compliance with any law relating to the common property or to any improvement of land omprised in the common property”

 

It is the body corporate’s responsibility to ensure the onsite equipment's annual service is done promptly. When the service provider provides a quotation for after-service requirements ( e.g. hydrant head that is faulty or hose reel that is damaged or replacement of condemned equipment) this is to be done within 30 days of receiving the quote as compliance to the SANS 10400-T regulation is essential for insurance purposes.

 

“4.32.1 Any fire-fighting equipment, installations, and fire protection systems in any building shall be so installed and maintained as to be ready for their purpose at all times.

4.32.2 The disposition of such fire-fighting equipment shall be clearly visible at all times of shall be indicated by symbolic signs which shall be visible at all times and comply with the requirements in SANS 1186-1

4.32.3 Such fire equipment shall be so installed that it facilitates maintenance. Where compartments are created to house this equipment, they should not impede maintenance.”

 

The body corporate’s classification in accordance with the SANS 10400-T regulation is seen on the building plans, unfortunately, it is not reflected on the SG diagrams. The majority of sectional title complexes are classified as H3(domestic residence).

 

Below is extracted from the regulation with regard to equipment installation:

 

“4.34.1 Hose reels for the purpose of fire fighting shall be installed in any building of two or more stories in height or in any single story building of more than 250 m² in floor area, at a rate of one hose reel for every 500 m² or part thereof of floor area in any story, provided that such hose reels shall not be required in any building classified as H4 or in any dwelling unit of an occupancy classified as H3 where each unit is provided with independent access to ground level.

4.34.5 Where no water supply is available, two 9KG or equivalent fire extinguishers that comply with the requirements of 4.37 shall be provided in place of each required hose reel.

 

4.35.3 Any hydrant shall, where required by the local authority, be provided with an appropriate fire

hose of 24 m or 30 m in length, together with couplings and a 16 mm internal diameter nozzle, all of

which shall comply with the requirements of SANS 1128-2. Such hose and nozzle shall, when

positioned in the open air or in any factory building, be suitably housed in a cupboard, provided that

this requirement shall not apply in any occupancy classified as J4

 

4.37.1 A building that contains an occupancy given in table 11 shall, for the relevant occupancy and floor area, be provided with portable fire extinguishers in unobstructed positions approved by the local authority.

4.37.2 A local authority may specify the type of portable fire extinguisher to be provided and may require that a number of fire extinguishers shall be installed in excess of the number indicated in table 11 if, in its opinion, any particular hazards or risks warrant such an increase.

4.37.3 Portable fire extinguishers installed in a building shall comply with the requirements in SANS 1910, and shall be installed, maintained, and serviced by competent persons in accordance with SANS 1475-1 and SANS 10105-1.

4.37.4 Such portable fire extinguishers shall bear a certification mark from an accredited certification body.”

 

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