In the realm of property management, ensuring the safety and security of premises is paramount. Regular maintenance of fire and security systems is not just a regulatory requirement but a critical aspect of safeguarding lives and assets. This article delves into the significance of routine maintenance, drawing insights from a recent takeover visit to a site we previously managed until 2022.

Observations from Our Recent Takeover Visit

During our recent visit to the site, we encountered several issues with the fire and security systems that highlighted the consequences of neglecting regular maintenance.

1. Fire Alarm System:

• Multiple Faults: The fire alarm panels exhibited multiple faults, compromising the system’s reliability.
• Painted Smoke Detectors: Some smoke detectors were painted over, rendering them non-operational.
• Non-Functional Sounders and Beacons: Several wall sounders and sounder beacons were not working, leading to insufficient audible coverage in certain areas.
• Changed Building Usage: The previous tenants required an L3 alarm, but the new tenants’ business nature necessitated a different level of alarm.
• Cancelled Monitoring: The fire alarm system was no longer linked to the fire brigade due to the previous tenants cancelling the monitoring service.
• Renovations Impact: Building renovations, including knocked-down walls and a new mezzanine floor, resulted in inadequate coverage.
• Fire Zone Plan: The fire zone plan, crucial for identifying fire zones and aiding emergency response, was locked away in the communication room instead of being visibly placed at the fire panel as required by British standards.
• Outdated Backup Batteries: The backup batteries had not been changed since 2021, increasing the risk of system failure during a power outage.
  
  

2. Intruder Alarm System:

• Multiple Faults: The intruder alarm panel showed multiple faults, with faulty PIRs and door contacts.
• Inadequate Coverage: The system did not provide adequate coverage for the building’s new usage.
• Security Risk: The system had 14 configured fobs, but the new tenants could only account for three, posing a significant security risk.
• Flat Backup Battery: The backup battery was flat, compromising the system’s reliability.
  
  

3. CCTV System:

• Access Issues: The new tenants did not have the admin password, preventing access to footage.
• Unauthorized Access: Two unauthorized users had remote access to the system, allowing them to view footage.
• Damaged Cameras: Two cameras were damaged, and one was facing the sky, reducing surveillance effectiveness.
  
  

4. Fire Extinguishers:

• Lack of Servicing: The fire extinguishers had not been serviced since 2023.
• Used and Damaged Extinguishers: Some extinguishers appeared used, with broken safety seals and incorrect weights.
  
  

Actions Taken During Our Initial Takeover Visit

To address these issues, we undertook several corrective actions during our initial visit:

• System Testing and Error Rectification: We fully tested all systems and rectified as many errors as possible, including replacing batteries in the fire and intruder alarms.
• Security Enhancements: We deactivated all unaccounted fobs and changed the intruder alarm system passcode to a new one.
• Fire Risk Assessment Recommendation: We recommended a fire risk assessment to ensure comprehensive fire coverage post-renovations.
• Fire Extinguisher Servicing: We arranged a service date for all fire extinguishers to be properly serviced.
• CCTV System Adjustments: We deactivated remote access for unauthorized users, ensured cameras were correctly positioned, and arranged quotes for replacing faulty equipment.
  
  

Conclusion

The observations from our recent takeover visit underscore the critical importance of regular maintenance for fire and security systems. Neglecting these systems can lead to significant safety and security risks, endangering lives and property. Regular maintenance ensures that these systems function optimally, providing reliable protection and peace of mind. Property managers and tenants must prioritize routine checks and servicing to maintain the integrity and effectiveness of their fire and security systems.