Al Bateen Residences– False Alarm Review
Regrettably there have been many false alarm incidents within the property which is unacceptable to the residents and management. We are taking these events very seriously due the risk to life and significant inconvenience to all involved.
To provide comfort, there is nothing wrong with the operation of the systems and equipment. Al Bateen Residences’ fire alarm detection system, firefighting protection systems, emergency lighting and signage are subject to planned preventative maintenance and corrective maintenance performed by certified DCD maintenance companies with qualified technicians. The systems are regularly inspected and are in full working order in accordance with related fire safety standards (NFPA 72:2010 and UAE fire & safety codes 2012).
The design of the building and its systems ensures that there is adequate protection well positioned throughout the building to ensure adequate coverage is reached, as per related fire safety standards. All devices are linked to the fire alarm and detection system, to ensure the system is fully integrated including the hotel in accordance with design and DCD requirement as a major incident in either tower will affect the other in a short space of time.
False Alarm difficulties
False alarms are too often being experienced within the property which are as a result of various sources from both the Hotel and the Residences.
Schedule of events between 1st January 2017 and 31st May 2017
Cause of full evacuation mode No. Events
1 Water leaks usually from a heater 6
2 Cooking 4
3 Dust 4
5 Commercial 14
6 Other 6
Total 34
To reduce the number of false alarms that do not cause a fire evacuation, residents should take caution and consider the following:
• Opening windows.
• Use of the extract fan when cooking.
• Not to burn items which will cause heavy smoke in your apartment.
• Regular preventive maintenance (water heaters and detection devices)
The significance of the influence that the residents can make to the number of false alarms should not be underestimated. In the single month of May there were in total 18 events of alarm in the residential tower alone. Only 6 of these events went to full evacuation which were unable to be averted and have been reported in the above table.
Action plan and recommendation
• Highlight to residents how their actions can reduce the number of false alarms
• Investigate current operations to identify possible improved reaction times in the event of an alarm.
• Identify whether modification can be implemented to design and equipment
• Coordination meeting has been arranged between FM, Security, Specialist Contractors and management to find solution(s).
• Coordinate with the Developer, Commercial Owner and Hotel to reduce incidents from other parts of the property.
Civil Defense representative has visited the property on Thursday 29th June 2017 at 2pm and they were shown around the control rooms, fire equipment and detection panels by Hilton Security and Secure Plus. During inspection, the representative requested a detailed schedule of events which was provided. The representative was satisfied with the operations of the tower and the management of events that had taken place. There was no further instruction from the representative. Explanation of this compliance was provided to a unit owner who had made complaint to DCD by the representative.
The management are looking into all possible enhancements and modifications to reduce the sensitivity and influence of resident’s normal living actions upon the fire protection systems. We look for your patience and cooperation whilst the optimum balance is found between convenient living environment and life line safety.
Keeping the devices well maintained including smoke detectors, electrical and plumbing systems and we recommend to switch off Water Heaters when not using them. ADEEB Facility Management have a separate team that can assist any resident requiring additional maintenance services and you may contact them on 04 2207614 or albateenfm@adeebgroup.com.
Al Bateen Residences Interim Owners Association
