Storage in Underground Parking Garages & Resident Lockers
A look at residential buildings in Ontario
First and foremost, thanks to Rod Escayola of Condo Adviser for always leading the charge in bringing forward timely, important topics in condo land. Great blog posted complete with the link to the full decision by the Fire Safety Commission, where they ordered a residential condominium corporation to remove storage from within a total of 52 “wired” cages (locker units) located within the building’s underground parking garage.
While I am limited to the details of this case through the decision document only, it brings to mind numerous considerations for both Boards and Managers from both a fire code compliance and building operations perspective.
1) This is very unfortunate, costly and was preventable. Somewhere down the line someone made the decision on behalf of the building Owner at the time, to permit resident storage within the parking garage, above and beyond the storage of vehicles.
The Condominium Corporation is the owner of the building and is responsible to ensure that both the underground parking garage and lockers are in compliance with the Ontario Fire Code. It is also clear to me that storage – other than vehicles (Bicycles included) within condominium underground parking garages is not permitted. Storage, whether it’s the residents or the building management, or contractors, must be with its own storage room, properly fire rated.
Unfortunately, this building is not alone. There are other buildings right here in the GTA, that have and will continue to be impacted.
Structural, procedural and operational changes at a building should always be measured to identify if these changes, potentially impact areas of compliance, or potentially impact the level of risk the corporation is willing to assume – before the change is implemented. Using this methodology for projects and initiatives – or change at the building, can reduce the likelihood of these incidents occurring.
3) Resident Storage Lockers & Condo Rules: Over the last 2 years, we’ve had the privilege to work alongside some amazing Property Managers - both high-rise and townhome condominium communities. Some of the common items found during our recent inspections of resident storage lockers, in fire rated separate rooms within the basement levels, has found; Stored Paints, Propane tanks, food, medical oxygen tanks, waste oil, acetylene tanks (for welding - with other contractor supplies), gasoline “red containers”, and more. It should not be suprising that homeowners typically possess these items, and “household” items has a broad definition!
Boards should consider updating their respective rules for the resident storage lockers, and ensure these rules are communicated to the residents, and an inspection program be implemented at the building.
This inspection program doesn’t have to be extensive, and doesn’t mean its more work. Every Condominium in Ontario, is already required by the Ontario Fire Code to have an inspection of the entire building – every 30 days. These inspections include inspecting fire rated doors, exit signs and fire separations. All of these are not only found throughout your building, they are found within all tenant storage locker areas. So in reality, this is already a fire code requirement to have one of your staff members walk through these areas and look for fire hazards and safety concerns – every 30 days. These inspections are typically assigned to either the building Security Staff or the Superintendent. If you think your fire alarm and sprinkler contractor is doing this for you every month – you may want to consider reviewing your contract. Review the work orders that your fire alarm / sprinkler service provider leaves every 30 days. Their inspections and tests focus on exactly that - Fire alarm and Sprinkler compliance, and not the inspections required by the building Owner.
Another reason to complete the monthly walk through’s and inspection of these areas is to address that residents themselves often access their lockers to clean them out or add / remove items on a frequent basis. Your team’s monthly inspections, often find residents simply dispose of their garbage / unwanted items in the corner of these rooms. This doesn’t always happen, as most residents are responsible, but we find it occurs often and requires active maintenance.
4) Annual communications should be considered to remind occupiers / suite owners to ensure their lockers are fire safe, and remind them of the items not permitted. This provides a great ongoing reminder and further documents the corporation’s efforts to maintain a fire safe building. These communications may also want to address areas of concern above and beyond fire code compliance, like the storage of food, or the fact that all storage – within the tenant locker - should be off the floor by 4 Inches. I would suggest allowing the storage of food may contribute to rodent attraction, and promoting storage of materials to be stored above 4 Inches, like on wooden pallets, would seriously mitigate the damages if and when a flood occurs.
5) Underground parking garages in Townhome communities represent unique challenges, as many of these townhome units have direct access from their suite to the below grade shared parking garage. My experience in inspecting these parking garages have identified that many townhome owners, have modified the interior wall of their shared parking area. These modifications have included storing patio furniture, BBQ’s, fuel cans, camping equipment, workbenches, toolboxes and at times, even running extension cords and modifying the electrical outlets. We have even seen shelving put up ! In every case, these modifications were made by the resident or suite owner, without the permission of the owner. This requires a unique response on behalf of the building Owner under the Ontario Fire Code.
6) Annual Fire Code Compliance “Health Checks” is a program we launched specifically designed for residential communities in Ontario, as is considered a best practice in the industry.
This inspection, involves a three (3) hour inspection of your building every 12 months – designed specifically for low and high-rise condo’s and apartments. This process is simple, and “health checks” your fire code compliance. It focuses on two major themes, the physical inspection of the property, and a review of fire code required documentation. The final report provides you with a clear road map of what you’re doing well, and what you’re not doing – complete with cost saving recommendations.
Completing annual health checks of fire code compliance allows both Managers and Boards to know their compliance gaps – and have documented evidence of “actioning” those gaps - before the fire department shows up.
In closing, I would also argue that if these “wired” storage lockers, found within the general underground parking garage were to in fact be involved in a fire, there would be no compartmentalization of that fire or smoke. The smoke would fill up the entire parking garage floor. Depending on the contents is how much and how fast. This smoke, now impacts the emergency access to the fire pump and sprinkler room - typically accessible in the underground parking. This would clearly have some impact on firefighter operations and safety during a fire, but requires further review. When the storage is inside a fire seperated room, and their is a fire, this impact, in my view - is simply mitigated.
Jason Reidwww.nationallifesafetygroup.ca
NLS Group provides innovative solutions to both your common, and your truly unique risks. We achieve this by utilizing tested and proven leadership and experience from both the private, and public sector, integrating fire, safety and emergency management in everyday business and facility operations.