LIFE SAFETY SYSTEM TESTING AND MAINTENANCE PROCEDURE

Purpose: 

To ensure Life Safety Systems are consistently tested and maintained to the standards of Golden Tulip, all properties are to complete the following according to the minimal schedules contained herein. Tasks may be completed more frequently as required by local jurisdictions or codes, as applicable.

Procedure

Standard

• Property must ensure that testing and maintenance is accomplished and documented on the following: 

Fire Alarm System 

• Property must perform the following tasks Daily: 

  • Visually inspect main fire alarm control panel to ensure it is free of troubles or alarms.

• Property must perform the following tasks Weekly: 

  • Check the diesel fire pump(s) alarm signal from annunciation panel during test(s). 

• Property must perform the following tasks Monthly: 

  • Check the emergency generator(s) alarm signal from annunciation panel during test(s). 

  • Check the electric fire pump(s) alarm signal from annunciation panel during test(s). 

  • Test guestroom smoke detectors for proper operation. 

    • This frequency refers only to stand alone detectors that are not tied into a main FA system. See Annually for all others.

• Property must perform the following tasks Quarterly: 

  • Check annunciation of flow and tamper switches during sprinkler system test. 

  • Conduct a fire drill. 

  • Check and ensure the FAP satisfies the sequence matrix (Module 14).

• Property must ensure the following tasks are completed Annually: 

  • Fire Alarm System is certified by one of the following: 

    • A local fire department authority 

    • A certified fire alarm contractor 

    • A government agency which handles building certifications

  • Check for proper transmission and report of signals to remote station and monitoring company, where applicable. 

  • Check annunciation of drypipe system(s), where applicable. 

  • Test guestroom smoke detectors (single or multi-station) for proper operation. 

  • Test audible and visible alarm indicating devices. 

  • Test manual pull or “break glass” stations for proper operation and annunciation. 

  • Test communication systems (one and two way). 

  • Test elevator recall and override for proper operation and annunciation. 

  • Test door hold open devices for proper operation. 

  • Test emergency generator batteries and charger for proper operation and check electrolyte level (where applicable). 

  • Check all power supplies, control panel diagnostic testing, calibration and adjustments. 

  • Check fire alarm panel back-up / emergency power batteries and charger for proper operation.

Sprinkler System

• Property must perform the following tasks Weekly: 

  • Start diesel fire pump(s) by water flow. 

  • Inspect diesel fuel transfer pump for operation. 

  • Test diesel fire pump(s) batteries, using hydrometer as needed, if applicable. 

  • Verify there is an adequate fuel supply, maintain at least ¾ full.

• Property must perform the following tasks Monthly: 

  • Visually inspect control valves to ensure that they are: 

    • Accessible. 

    • In the normally open or closed position (as per design). 

    • Locked and / or supervised. 

    • Free from leaks. 

    • Appropriate signage identifying the portion of the system controlled. 

    • Visually inspect gauges on wet pipe systems for condition and appropriate water pressure. 

    • Check and tighten packing glands, if applicable.

  • Visually inspect fire department’s Siamese connection. 

  • Visually inspect fire hydrants / standpipes. 

  • Visually inspect fire hose valves. 

  • Visually inspect dry system(s), check air and water pressure, if applicable. 

  • Visually inspect water storage tank(s) level and condition. 

  • Start electric fire pump(s) by water flow. 

• Property must perform the following tasks Quarterly, by a certified sprinkler contractor if property does not have sufficient expertise: 

  • Test post indicator valve(s) and tamper switch, verify the device signals are received at the Fire Alarm Panel(s). 

  • Test flow switch(s) and tamper switch(s), verify the device signals are received at the Fire Alarm Panel(s). 

  • Test main drain and check automatic fire pump(s) start and outside bell activation, if applicable.

• Property must ensure the following tasks are completed Annually: 

  • Visually inspect any hoses and hose racks. 

  • Lubricate control valve stems. 

  • Change oil in diesel fire pump(s). 

  • Test pre-action / deluge systems. 

  • Open and close fire hydrants. 

  • Open and close fire hose valves. 

  • Check freezing point of antifreeze systems, where applicable. 

  • Test water flow and low air pressure alarms on dry pipe systems, where applicable. 

  • Trip test dry pipe valves, if applicable. 

  • Flow test fire pump(s). 

  • Visually inspect location, type, and condition of all sprinkler heads. 

  • Ensure that there are a minimum of three (3) spare sprinklers heads of each type and temperature rating and that there is a sprinkler wrench for each type of sprinkler. 

  • Test stored fuel for contamination and organic growth. 

  • Test engine oil for contaminants. 

  • Check engine coolant for contaminates and efficacy. 

  • If applicable, ensure the sprinkler system(s) is certified by: 

    • A certified sprinkler contractor. 

    • Local fire department authority. 

    • Fire-fighting system maintenance contractor. 

    • A government owned agency which handles building certifications.

• Property must perform the following tasks Every Five (5) Years (Use a certified contractor if the property does not have sufficient expertise). 

  • Test all pressure reducing valves. 

  • Test standpipe risers (only if required by local jurisdiction). 

Smoke Control System (where applicable)

• Operational test must be conducted with the property on normal power and with the property main power source disconnected. 

• Property must check and clean supply and exhaust duct work as necessary. 

• Property will ensure the following task(s) are completed Quarterly:

  • Check, clean and lubricate motors and bearings and physically test. 

  • Check and clean outside air intakes and screened exhaust openings as necessary. 

• Property must provide the following reports to Fire Protection Department on an Annual basis: 

  • Test automatic shutdown controls. 

  • Test automatic smoke control and annunciation in conjunction with fire alarm system testing. 

  • Test manual smoke control switching and annunciation. 

Kitchen Exhaust System(s) 

• Property must ensure the following tasks are completed Daily:

  • Clean filters thoroughly. 

  • Clean hoods and cooking surfaces.

• Property must ensure the following tasks are completed Monthly:

  • Inspect hood washdown system(s) for proper operation (if provided). 

  • Inspect the exhaust system(s) to determine if grease has deposited within. 

    • Clean as necessary.

  • Inspect horizontal and vertical ducting and clean as necessary. 

  • Manually test the fire suppression system. 

• Property must ensure the following tasks are completed Quarterly: 

  • Employ a certified duct cleaning contractor. 

    • Inspect and clean the interior of the hood exhaust system(s).

  • Clean all liquid grease at entrance of hood ducts. 

  • Clean all ducts through access panels from hoods to roof bird screen. 

  • Re-seal all access panels. 

  • Ensure contractor cleaning decal is affixed and updated. 

  • Clean suppression system including: 

    • Sprinkler heads 

    • Fusible links 

    • Frangible bulbs 

    • Powder nozzles or wet chemical nozzles 

    • Gas actuator cylinder 

    • Duct nozzles 

    • Cable distribution actuation hose 

    • Cabinets 

    • Remove and clean all powder nozzles tabs 

    • Check tension wires of fusible links. 

  • Clean all filer trough areas. 

  • Remove light fixture to clean grease buildup. 

  • Clean all back splash areas. 

  • Polish all stainless steel areas. 

  • Clean fan system(s) including fan blades, fan housing, and exhaust screens. 

  • Check belts, balance and lubricate motor and bearings.

• Property must ensure the following tasks are completed Semi-Annually:

  • Inspect hood and duct fire extinguishing system(s) and fire proofing. 

  • All appliances are properly covered with the correct nozzles. 

  • Duct and plenum covered with correct nozzles. 

  • Check system pressure gauge proper range. 

  • Hydrostatic test date. 

  • Inspect and clean cylinder and mounts. 

  • Test for proper operation from remote system (Ansul system). 

  • Check operation of micro switch and gas valve. 

  • Check pipes and conduit securely bracketed. 

  • All filters replaced or cleaned. 

  • Fuel shut-off in “ON” position. 

  • Test kitchen hood flow switch, gas solenoid valve and electric shunt trip relay. 

  • Ensure system is certified by a Fire Suppression contractor.

• Property must ensure the following tasks are complete Annually:

  • Replace fusible links. 

  • Replace automatic sprinkler heads, unless examination reveals no build-up of grease or other residue on sprinkler head. 

  • Puff test the system to ensure nozzles are clean using nitrogen or regulated compressed air.

• Property must complete the following Every Ten (10) Years: 

  • Overhaul ansul / piranha fire protection system.

Emergency Power System(s)

• Property must perform the following task Weekly:

  • Test emergency generator(s) without load.

• Property must perform the following tasks Monthly:

  • Verify there is an adequate fuel supply, maintain at least ¾ full. 

  • Test Emergency Generator(s) by starting with the transfer switch, or by use of a build in Load Bank. 

    • Exercise under load for a minimum of 30 minutes. 

    • Properties with multi transfer switches rotate the switches used to start the Generator(s) or simultaneously operate transfer switches.

  • Test operation of fuel transfer pump. 

  • Test battery pack lighting (if applicable). 

  • Visually inspect emergency lighting (flash test). 

  • Visually inspect exit signage. 

  • Check for evidence of water, fuel, or oil leaks (for diesel driven generators only). 

  • Electrically test transfer switches from normal to emergency position. 

  • Check ventilation system for proper operation. 

  • Check enclosures for structural integrity and personnel protection from hazard. 

  • Test fuel oil system for proper operation and check oil tank level. 

  • Perform any manufacturers recommended follow-up. 

  • Maintain adequate replacement parts to include replacement air filter, replacement fuel filter, replacement glow plug, replacement starter, or other items as recommended by manufacture. 

  • Maintain primary and secondary fuel supplier on a priority status and list in Manager on Duty (MOD) book. 

  • Check oil. 

  • Check cooling system. 

  • Check exhaust system. 

  • Check battery system and wiring, connections, and circuit breakers. 

  • Check for debris, foreign objects, loose or broken fittings; check guards and components; look for any unusual condition of vibration, leakage, noise, temperature or deterioration. 

  • Hire a licensed contractor if in-house qualified personnel are not available.

• Property must perform the following task Quarterly:

  • Visually inspect elevator operation under emergency power.

• Property must perform the following tasks Annually:

  • Perform the manufacture’s recommended annual preventive maintenance tasks for engine power substation and generator. 

  • Test stored fuel for contamination and organic growth. 

  • Test engine oil for contaminates. 

  • Check engine oil for contaminates and efficacy. 

  • Load test emergency lighting systems for 90 minutes, where applicable.

• Property must perform the following task Every Three (3) Years:

  • Replace emergency generator battery(s). 

  • Replace fire alarm panel emergency battery(s). 

  • Complete a load bank test with supplemental load at 25% of nameplate rating for 30 minutes, followed by 50% on name plate rating for 30 minutes, followed by 75% of name plate rating for 60 minutes, for a total of 2 continuous hours.

Fire Extinguishers

• Property must perform the following tasks Monthly:

  • Inspect all Fire Extinguishers for proper placement, type, size, and charge, replace as necessary. 

  • Ensure all fire extinguishers are tagged with the current annual inspection. 

• Property must perform the following tasks Annually:

  • All fire extinguishers are inspected and tagged by a certified contractor. 

  • All associates are trained in the use of a Fire Extinguisher. 

Life Safety & Systems Inspection

• Property must conduct Life Safety Inspection Quarterly.

Fire Hose Cabinets

• Property must perform the following tasks Monthly: 

  • Check and clean the entire cabinet and accessories. 

  • Inspect, remove, align and re-rack the hose. 

  • Check if there is any sign of leak. If any, hose should be removed, dried and the leak must be repaired immediately. 

  • Cabinet lock should be check and replace if found defective. 

  • Lubricate fog nozzles and hose threads. 

  • Check the gaskets and replace if broken.

• Property must perform the following tasks Quarterly:

  • Random testing of fire hose.

• Property must perform the following tasks Annually:    

  • Ensure that all fire hose cabinets are inspected and tagged by: 

    • An in house engineer. 

    • A certified fire-fighting service and maintenance contractor. 

    • A government-owned agency which handles building certification. 

Life Safety & Systems Training

• Property must perform the following tasks Annually: 

  • Schedule, complete and document training for associates in engineering on all life, fire and safety procedures.