BCAB #1864

May 27, 2021

Re: Required manual stations for fire alarm systems

Project description

The project is a multiple unit residential building six storeys in height. The building is sprinklered and a fire alarm system is required and installed.

On the first storey the individual suites incorporate an egress door into a public corridor with identified exits at each end of the public corridor. A manual station is provided at each of these exits.

The first storey ground level suites also have exterior doors that lead to private patios. From the private patios it is possible to access the street via gates and stairs.

Applicable Code requirements

Sentence 3.2.4.16.(1) and Note A-3.2.4.16.(1) of Division B of the 2012 British Columbia Building Code.

 3.2.4.16.(1) Except as permitted by Sentences (2) and (3), where a fire alarm system is installed, a manual station shall be installed in every floor area near

a) every principal entrance to the building, and

b) every required exit, and

c) every other egress facility that has been designed and identified as an exit and has all the features of a required exit.

(See Note A-3.2.4.16.(1).)

A-3.2.4.16.(1) Manual Station. Only one manual station need be provided near a group of doors serving as a principal entrance or as a single exit facility. Egress facilities that are provided for convenience and that do not include all the features of required exits need not be provided with a manual pull station

Decision being appealed (local authority’s position)

The local authority has determined the exterior doors from the suites to the patios are exits on the basis that occupants can use them to leave the suites and make their way to the street. Therefore, manual stations are required to notify other occupants of the building in the event of an emergency.

Further, some of these doors have been identified in the appellant’s proposed alternative solution as requiring exit protection. It is noted that the sealed Electrical Drawings are indicating manual stations at each of the suite exterior doors.

Appellant's position

The appellant maintains that the exterior doors of the suites are neither designed nor identified as exits, and that some do not swing in the direction of exit, and none of them are identified as exits with exit signs. The doors are designed and intended for convenience only.

Exit exposure protection is not provided for these suite exterior doors, but rather for the exterior path leading from the exit stairways.

Appeal Board decision #1864

It is the determination of the Board that manual stations are not required at the exterior suite doors.

Reason for decision

The Board considers that the exterior suite doors have not been designed and identified as an exit and do not have all the features of a required exit. The Board notes there are no exit signs provided, and all design requirements for exits must be provided for the Building Code to require manual stations at other egress facilities. The Board understands the design of these doors is for convenience (access to patios and street) for the individual suite occupants and not designed as required egress.

The Building Code provides direction in Note A-3.2.4.16.(1) that “egress facilities that are provided for convenience and that do not include all the features of required exits need not be provided with a manual pull station.”

Lyle Kuhnert

Chair, Building Code Appeal Board