Is Your Apartment Building Violating The Fire Code?

Many condo residents across Ontario are living in buildings with outdated fire safety plans, which is particularly concerning for aging populations. These plans should include up-to-date records of individuals requiring special assistance during evacuations, yet many buildings fail to refresh this critical information regularly.

A recent fire in a building with a growing senior population highlighted these challenges. According to Deputy Chief Carrie Clark of the Barrie Fire Department, 50 out of 75 units required assistance during the evacuation. “That’s a significant, resource-intensive challenge for fire departments,” she noted during a CCI Huronia online session in March.

Keeping Fire Safety Plans Up to Date

Condo corporations must stay alert to changes that impact fire safety. Jeff Struewing, Vice President of Shore to Slope Management Services, emphasized that fire safety plans should be revised whenever building systems are updated, renovations alter layouts, or demographic shifts occur.

Murray Johnson, Vice President of Client Services at Crossbridge Condominium Services, pointed out that fire code compliance is too complex for property managers to handle alone. Partnering with knowledgeable fire code consultants ensures compliance, prevents liability, and enhances safety.

Educating Residents on Fire Code Compliance

Clear communication is key. Johnson recommends distributing resident emergency responsibility instructions and assistance-required forms annually to ensure everyone understands their role in fire safety. He also encourages regular educational campaigns, using bulletin boards or newsletters to inform residents about their responsibilities, from maintaining smoke alarms to keeping hallways clear.

Managers should also:

• Maintain and distribute fire safety policies, including protocols for responding to fire code deficiencies.
• Reinforce compliance through regular staff training and management reports to keep fire safety top of mind.

Beyond Fixing Deficiencies: Preventing Them

High-rise buildings have complex fire safety systems, including generators, sprinklers, fire pumps, and fire-rated doors. Keeping comprehensive records in a centralized binder ensures quick access to proof of repairs when requested by inspectors.

Johnson recommends proactive measures to prevent violations, such as:

• Regular door inspections – Ensure they latch properly and remain unobstructed.
• HVAC and fire safety checks – Have maintenance teams routinely verify chute doors, stairwells, and suite fire doors.
• Fire safety planning – Review plans annually and send updates to the local fire department when changes occur.

Fire Code Violations & the Cost of Non-Compliance

Fire inspectors frequently cite condos for failing to provide proper repair records, according to Michele Farley, President and Senior Code Consultant at FCS Fire Consulting Services. “Many violations stem not from incomplete inspections but from missing documentation of completed repairs,” she explained. Fire codes require buildings to retain safety records for at least two years.

To stay compliant:

• Work with contractors who provide timely inspection reports and deficiency lists.
• Keep essential fire safety items like smoke detectors and extinguishers on hand for immediate replacement.
• Ensure service contracts clearly define the contractor’s responsibilities, including post-inspection follow-ups.

Ensuring In-Suite Fire Safety Compliance

Condo boards and managers must understand which life safety equipment is required within suites and who is responsible for maintenance. Requirements differ based on building type—for instance, townhouses don’t have the same fire protection systems as high-rises.

To ensure compliance:

• Provide residents with a clear list of fire safety responsibilities in welcome packages, rulebooks, and annual reminders.
• Schedule annual inspections of in-suite fire safety equipment while respecting residents’ privacy.
• Address access challenges tactfully but firmly. If necessary, issue formal notices or seek legal counsel to ensure access for risk assessments.

Final Thoughts: Prioritizing Fire Safety

Fire safety isn’t just about meeting minimum legal requirements—it’s about protecting lives, preventing costly violations, and ensuring preparedness. By staying proactive, educating residents, and keeping detailed records, condo corporations can enhance fire code compliance and create safer living environments.

Interested in learning more? Contact us to explore how we can assist you.