regular maintenance Archives - Michael Aubrey Structural Engineers

Today I’m talking to Oliver Goodyear, Engineering Manager at Michael Aubrey Partnership about the main issues associated with fire escape inspections and how we helped a recent client.

What Are The Main Issues That You Encounter When Carrying Out A Fire Escape Inspection?

One of the main issues with these types of structures is that they are rarely used and, in most instances, never tested for a mass egress scenario, as fortunately fires are rare.

But because of this, these structures are often found neglected and left to deteriorate.

Unfortunately, we are finding that there are an alarming number of inadequate staircase structures out there, that may struggle to provide their intended function at their hour of need.

What Do You Normally Look For During A Fire Escape Inspection?

In general, we are looking at two items. Firstly, is the fire escape staircase structurally safe, i.e would it support the load imposed by a mass egress scenario?

We do this by checking the structural condition of each staircase component and connection.

Most staircases are usually steel and we find deterioration due to corrosion is the most common defect.

However often we are finding the corrosion is exacerbated by poor detailing (leaving somewhere for water to collect), the wrong type of bolt or even the wrong type/poorly applied paint.

Secondly, if the staircase is deemed structurally safe, the other item we assess is whether the staircase itself is safe to use in terms of functionality.

We often try to align this with Building Regulations and check that the

surface is grippy
the handrails do not have large gaps which may present a fall hazard to children
there are no obstructions to the escape route.

We have had instances in the past where say a satellite dish over sails the staircase and would cause a head clash or where bird waste or litter is left to congregate on the stairs.

Often menial and easy to resolve items, that would make a massive difference if the staircase is called into use.

What Happened At This Particular Site?

This particular site was a school in Brighton.

So automatically we were thinking high salinity in the air (steel structures tend to have shorter lives in these environments, often regularly meaning maintenance and recoating).

This particular staircase was a straightforward single flight and landing serving a first-floor landing and was noticeably rusty.

Painted System – Regular Maintenance

The superior corrosion protection for these types of structure is usually a galvanised structure.

This one was a painted system, which was fine but usually needs more regular maintenance and in this instance the paintwork was worn, and the steel was corroding.

The corrosion was fairly advance, and sections of the steel structure were beginning to delaminate/break apart.

Worst Affected Area

The worst affected area was to the base of the column, where two of the columns had failed and the square tube had been completely eaten through with corrosion.

This is a common issue with steel tubes in contact with the ground as water can become trapped inside the tube and eaten away at both the inner and outer faces, which had occurred in this instance.

The Technical Solution

The staircase needed extensive remedial works which effectively involved taking it all apart and sanding back the corrosion to clean metal and putting it back to together with new fixings, whilst applying a new primer and topcoat system.

The corroded columns were to be cut back to an appropriate height and replaced with concrete plinth type foundations.

The benefit of this solution is that concrete is very durable and we can get the steelwork well above ground level where prone to corrosion.

This was fairly intensive work and would estimate around £5k, whereas a replacement staircase would be around £15-20k.

I would anticipate around 10-20 years additional life to this structure, providing that is well maintained.

How We Helped The Client

The main way we helped the client is by allowing them to keep the current staircase in use whilst they sought remedial quotes. Normally we use a traffic light system to advise the client on the structural status.

Ordinarily two failed columns would usually be assigned a RED – i.e the structure is condemned.

Structural Expertise

However, our structural design capabilities set us apart from other surveyors carrying out this role and we were able to assess the remaining two columns.

We found these to be adequate in supporting the structure in the short term which meant we could categorise the staircase as;

AMBER 1 – which meant the staircase needed urgent work within the next 12 months – but it could be kept in use for the short term, whilst works were organised.

The main benefit to the client was that they did not need to update their fire plan and reorganised escape routes. Which could ultimately lead to additional protection to create new routes, suppression or even closing off an area until repairs are carried out.

External Fire Escape Inspections

Are you a building owner?

Do you mange the health and safety of people in and about your building(s)?So that we can understand your requirements, it’s easier to talk.

Either call us on 0118 962 9666 or simply fill in your details below and we’ll get back to you at your convenience.

Please note, for one off inspections we generally work within a 50 mile radius of Reading. For multiple sites we work nationwide.

Click here to check out other Blog Post regarding external fire escape inspections.

Today I’m talking to John Staves, our Managing Director about the issues of maintaining drill towers and external fire escapes and the need for regular structural checks.

Why Are Regular Maintenance Inspections So Important?

You have a safety obligation as an owner of that structure to maintain it in a reasonable way so that it doesn’t cause injury to anybody using it.

Regular maintenance inspections allows you to;

head off serious problems, which if left unchecked, can be far more costly
to identify problems before they become major issues and helps you avoid any unplanned maintenance activity
Increase the life expectancy of your drill towers and / or external staircases

How Often Should You Carry Out Maintenance Inspections?

I think maintenance inspections to check the structure every three years is sensible.

But this might be increased if you are in a more aggressive environment eg coastal where you have got marine effects on corrosion.

What Are The Main Cause of Deterioration?

External Staircases

Typically it’s weather exposure because they are external structures – they are bound to deteriorate over time.

Even a galvanised structure has a life to it. Just because it’s galvanised doesn’t mean it will last forever – you still have to schedule regular inspections!

Sometimes it’s poor initial design details, for example where a design has allowed water to pond in a particular location.

Sometimes it’s just a matter of age.

Drill Towers – Masonry Structures

Not only do they have the normal weathering environment (masonry does need re-pointing over a period of time anyway) but it’s accelerated on a drill tower because of the drill practice.

Most drill towers are subject to high pressure hosing (usually around first floor level) often there is damage to the surface of the brickwork, which would need identifying and treating.

Typically What Involvement Have You Had With Structural Assessments Of Drill Towers And External Staircases?

We have carried out 50 + of inspections of external staircases and drill towers across the UK for Fire Authorities and commercial customers.

Mainly as part of an on-going maintenance program, but recently we were called into a commercial property where they’d had a fire.

The fire brigade had attended the site and criticised the external fire escape. The owners of the building appointed us carry out a full structural assessment the condition of the fire escape and report on our findings.

What Do You Report On?

We visit sites and carry out a visual structural survey of the building fabric. We inspect staircases, platforms, walkways, ladders and drill towers.

We provide a Structural Inspection Report which includes a Schedule of Defects.

The Structural Report would;

identify any structural defects on, or around the staircase/drill tower
identify the causes of the defect
suggest remedial works, the urgency of repair and maintenance options

Planned Maintenance

We operate on a Red, Amber and Green system, helping you identify issues that are most urgent so you can plan your maintenance more efficiently.

For example, for one of our customers we had identified a number of staircases within their portfolio that required external painting.

They were able to package together the work so that the contractors could move efficiently from site to site and carry out the work for the lower cost.

Why Use A Structural Engineer To Carry Out An Assessments And Not A Surveyor?

Fundamentally drill towers and external staircases are structures.

If you are looking for a relevant competent person it makes sense that a structural engineer inspects the structure.

A good structural engineer will have knowledge of the actual structure and general building fabric. Drill towers are loadbearing structures, so it’s all structure and a structural engineer would be the most appropriate person to make the assessment.

Generally we are not looking at general building defects, we are talking about defects that affect the structural components – which is usually the basis of safety.

If your structure is failing – that’s a safety issue.

Are you responsible for the maintenance of any external staircases or drill towers?

When was the last time you carried out a Health Check on your External Staircases / Drill Towers?

Why not book a no obligation telephone consultation to find out how we could help you fulfill your Health & Safety obligations. Call us today on 0118 962 9666.

Testimonials

“Having worked well with Michael Aubrey Partnership before, they were an obvious choice to undertake structural assessments of external staircases/drill towers.

They surveyed a number of sites across a large geographical area. Their reports were clear and concise and the “Red, Amber, Green” assessment helped us easily identify sites where remedial work was urgent.

Using this information we were able to plan our maintenance programme in the most efficient way”.

Graeme Major, Estate and Facilities Manager, Leicestershire Fire and Rescue Service

“Michael Aubrey Partnership helped me massively with the assessment of our external fire escapes.

You identified a major risk with the structures of our fire escapes which led to us condemning one of them.

This has ensured that swift action could be taken to mitigate the risk to persons using the structure. Everyone I spoke with was very polite and helpful.

The reports were clear and issued within a short timescale.

I would like to thank you as I know that I added some pressure to complete the report as quickly as possible in view of the seriousness of the findings – thank you. I would recommend Michael Aubrey Partnership to friends and colleagues”.

Boundless by CSMA

Do you have an external stair case that requires a Structural Assessment?