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Presented by Edgar Furtado & David Vella
FIREPLACE & FLUE REPLACEMENTS1359 WHITE OAKS BLVD., OAKVILLE
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Background…
• Vertically venting fireplaces are not common in high-rise construction
• The Reserve Fund included allowances to service fireplaces to maintain performance
• An investigation of the fireplaces was initiated with the RFS to refine long term planning, define eventual replacement and funding needs
• Replacement was not expected to be required in the immediate future
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Your building…
• Top 10 floors of building have gas fireplaces
• there are about 100 units with fireplaces
• Individual flues rise from each fireplace unit up to the roof (There are 100 flues above roof level)
• The flues are concealed within wall cavities (except flue caps at Roof) and not readily accessible for inspection
• Fireplace flues are galvanized steel pipe (B-vent)
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The Way it is currently built…
• Codes require suites to have rated fire separation between each and every suite
• Separations are achieved by the floors, walls, doors, etc.
• Because of flues, lower suites “pass through” upper level suites (within vertical chases) to reach the roof.
• each flue must have a rated partition separating it from each and every other flue to prevent fire transfer between suites
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Recent Inspections
• an investigation of a sample of units was conducted to identify the current physical condition and start planning for long term operating needs.
• Inspection included camera inspections of flue interiors and test openings through walls
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– Pipes have only minor to moderate corrosion
– no perforations noted
– Minor widening of joints at pipe couplings
– No evidence to indicate gases are leaking from flues
– Pipes are in ok shape
Findings (Camera inspections of flues interiors)…
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Findings (Test Openings)…
– Some flue pipes do not have adequate clearance to fire separations
– should have 2” clearance from partitions.
Note: At floor level above this photo location, there will be inadequate clearance from flue to drywall partition
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Fire separations are not continuous (violating code)
Note: Gypsum board partitions have been cut to fit around flue pipes during original construction
Note: joints between gypsum board sheets are not taped
Findings (Test Openings)…
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Service penetrations (gas lines) through partitions are not fire/smoke sealed…
What is should look like….
Findings (Test Openings)…
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Summary of Findings…
• The fireplace boxes & flues remain in a serviceable condition.
• If separation problems were absent, the flues could continue to operate for up to 15 years with periodic servicing/repairs
• Replacement is required to address fire-partition concerns relating to construction (not a result of age or the condition of the fireplace units)
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Don’t Panic…
• The condition has existed for 30 years without operational problems of the fireplaces
• The risk to safety is low. The concern relates to the spread of fire not from the fireplaces but from inside one suite to the next (i.e. a fire has to occur for the problem to become real)
• Fire separations at lower levels are not impacted
• If there is a fire – follow the same evacuation procedures as before
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Why action is needed…
• Even though conditions have existed since construction, retroactive compliance to repair fire separations is required by fire codes
• To repair separations to an adequate condition
• The local Fire Marshall could mandate immediate repair once they become aware of the problem – HCC 61 forced to rush to repairs
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What has been done so far…
• The Board is acting prudently to assess options, costs and plan for replacement
• The Board is developing a plan of action before revealing the concern to local authorities
• Working with legal counsel, consultants & service providers to assess options, costs and feasibility to replace the units and repair separations.
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Replacement options
• Vertically Vented (B-vent type) flues
• Direct Vent Systems
• Electric Fireplaces
• Abandonment (for information purposes only)
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B-Vent System Direct Vent System
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Vertically Vented (B-vent) System• Replaces like with like
• Chases opened, flues removed and replaced, fire separations replaced, fireboxes replaced
• Lowest initial cost replacement option
• Fireplaces will project further into suites to permit construction of compliant fire separations
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Direct Vent System
• Chases opened, flues removed, fire separations repaired, new direct vent fireplace units installed
• Complications to extend flues/vents to exterior walls
• Requires integration with window systems or ducting across suites to exterior walls
• More disruptive and costly repairs to suite interiors
• Higher cost than B-vent option
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Electric Fireplace Systems
• To address fire safety issues, chases still need to be opened to remove flues and repair fire separations
• New electric fireplace units installed
• Existing outlets have aluminum wiring. Master electrician has made recommendations to provide new dedicated service for electric fireplaces
• Complications arise, providing dedicated electrical service will be disruptive to suite interiors and costly to repair
• Higher cost than B-vent option
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Abandonment / Decommission
• To address fire safety issues, chases still need to be opened to remove flues and repair fire separations
• Costs to abandon/decommission are about 60% of replacement value
• Legally the Corporation cannot remove suite specific amenities without consent
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Closing…
• Need for Immediate replacement was not predicted preventing the ability to plan for replacement in future
• Conditions mandating the need for replacement are concealed and unknown until recent investigations
• Action is required now that the conditions are known