Background:

The Alberta Government formed a High-Intensity Residential Fires (HIRF) Working Group in 2007.  It was given a mandate to review the factors surrounding high-intensity residential fires in Alberta and develop recommendations for the Minister of Municipal Affairs and Housing on ways to reduce the occurrence and severity of these events in the future. The Working Group prepared its recommendations at which point CHBA - Alberta was invited to participate in a high-level consultation prior to the recommendations going to cabinet.  In late May 2008, Minister Danyluk announced that 18 of the 22 recommendations will be moved forward. 

 

Industry Participation:

Once the Working Group completed its report, the residential construction industry was then given a short period of time to provide a response to the report with the intention of keeping the best interests of home buyers and the industry top of mind. 

 

By encouraging government to involve the residential construction industry, some of the recommendations have been deferred and will now require additional study. Additionally, the government has agreed to collaborate with CHBA - Alberta on fine-tuning the recommendations on a move-forward basis.  Any time industry is involved, practicality and affordability have a better chance of being a consideration for government when making decisions. 

 

The government is taking immediate action to:

·  Increase public education efforts to give Albertans information to prevent fires;

·  Improve the fire code to help prevent arson and to promote construction site safety;

·  Improve the building code so homes built within 1.2 metres from the property line are safer from HIRF's through measures such as using fire resistant and/or non-combustible construction materials on the exterior of homes;

·  Improve requirements for new multi-family buildings that would already require sprinkler systems, by requiring additional sprinklers for balconies, attics and crawl spaces;

·   Make new homes with attached garages safer by requiring fire detectors and gypsum wall board on interior of garage.

 

The government approved a number of changes to the 2006 Alberta Building Code that will impact the building process and materials used.  The following changes are expected:

· Fire resistant gypsum would be required for house projections (i.e. cantilever) that are within 1.2 metres of the property line.  Non-combustible cladding will also be acceptable alternative (i.e. stucco, stone, cement board);

·  Window sizes and spacing on side walls will change.  Details have not been released at this time;

·  Construction and venting of eave soffits will change.  Details have not been released at this time;

· Attached garages have gypsum wallboard (or similar performing membrane) on walls and ceilings, as well as heat detectors; and

·  Additional sprinkler requirements for multi-family residential buildings on balconies, patios, crawl and attic spaces. Multi-family buildings that do not require a sprinkler system are to incorporate a non-combustible exterior finish to balconies and patios.

 

Any reference to changing spatial separation from 1.2 m to 1.5 m has been referred for further study and will likely go through the normal National Building Code review and approval process; therefore, CHBA - Alberta being involved via normal public review process.

 

Even though these code changes will not be in effect until early 2009, proactive builders will likely start incorporating these changes into standard building practice prior.

CHBA - Alberta will work with the Government of Alberta on a communication strategy, utilizing existing programs such as the Smoke Detector Program.

 

CHBA - Alberta is already dedicated to encouraging its members to earn the COR or SECOR designation and adopt of culture of safety within their organizations.  It is expected the government will impose the following regulatory measures:

·  Use an on-site security and surveillance system for multi-family projects;

·  Adopt a fire safety plan based on a model to be developed by government;

·  Have builders refer to fire prevention guidelines as developed by the government.   CHBA - Alberta has been told it will have input on the development of these guidelines

 

CHBA - Alberta will keep members updated as more information materializes.

 

CHBA - Alberta will do its best to inform members on the building code changes to allow for a smooth transition.  Participating in the consumer and worksite safety programs resulting from the recommendations is a priority as well.