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 This is an existing system that was going to be upgraded. This whole panel is filled with relays to get certain functions accomplished such as releasing security doors, roll-down shutters, and smoke control systems. This type of panel is replaced by smaller devices or can be integrated with the building management system (BMS) such that the fire alarm only provides an output to the BMS and the BMS triggers all these functions. All photos: Arup
The prospect of retrofitting an existing fire alarm system can be very  troubling to building owners and facility managers because of the many possible  pitfalls. Apart from potential interruptions to normal business operations,  upgrading a fire alarm system can cause a great deal of anxiety regarding design  and installation costs. 
 Because building owners and operators are  understandably concerned about the value that they are getting when upgrading  their fire alarm systems, they naturally opt for curtailing planning to get an  expedient installation. However, well-executed due-diligence planning not only  has the potential to save substantial sums of money on first costs, but can  result in significant long-term savings associated with reduced upkeep and  maintenance.
To upgrade—or not
There are many reasons why a building owner or  facility manager may want to upgrade or even replace an existing fire alarm  system. A few of the more common reasons are discussed below.
Code compliance—The need to comply with  federal, state, and municipal codes or requirements is perhaps one of the most  common motivations for replacing or upgrading fire alarm systems. Although  buildings that undergo a change in use or occupancy would certainly be expected  to comply with the current requirements for the design and installation of fire  alarm systems, even fairly minor renovations to a building can trigger fire  alarm upgrades. Specifically, compliance with state and federal accessibility  requirements may necessitate that notification appliances be brought up to  current code even in areas that are not directly being altered.
Furthermore, accessibility upgrades are not only  triggered as a result of voluntary alterations or additions, but also can be  required during the course of repairs to a building following a fire,  earthquake, or similar catastrophic event.
Wear and tear—Older high- and  low-voltage systems that have been in operation for many years may start to show  their age through an increasing number of system troubles, false alarms, or  system down-time events. These occurrences reveal more fundamental underlying  reliability concerns associated with aging or poorly maintained system  components. Some of these components, such as power supplies, tend to wear out  quicker than other installed elements of hardwired systems.
Other components, such as smoke detectors, may start  to malfunction because they become dirty or damaged from the normal wear and  tear that occurs in a lived-in building. Although many manufacturers recommend  replacement of detection devices every 10 years, it is not uncommon for smoke  detectors to be in service for more than twice as long. Over the span of many  years, tenant improvements and other building alterations or system adjustments  may have been performed, resulting in subpar performance.
Obsolescence—System obsolescence is  another factor that may influence the decision to replace an existing fire alarm  system. With older systems that did not rely as much on integrated circuit  technology, a fire alarm system would last for 30 to 40 years. However, as the  capabilities of fire alarm systems increased over time (and the reliance on  proprietary technologies), the useful life span of the systems diminished. In  much the same way that consumers have opted for newer, faster computers in the  past two decades, so has the fire alarm industry become more reliant on rapidly  advancing technologies that are not always backward-compatible or cross-listed  for use with available equipment. The net result was that fire alarm systems  that used to last three or four decades were now becoming obsolete in 10 to 20  years as manufacturers stopped making parts, opting to create ever more  versatile systems. The lack of parts availability and associated compatibility  challenges have led many owners to simply upgrade rather than deal with a  perpetually outdated system.
Integration with other systems—A newer, more versatile fire  alarm system may be required to more efficiently integrate fire alarm functions  with other building systems such as security, access control, or BAS. Newer  codes allow for greater integration of the fire alarm system with other building  systems. The form of integration may simply consist of monitoring other building  equipment and controls, or it may entail the development of a common  communications infrastructure to serve multiple building systems.
 The cost of keeping an old system
Apart from the increased flexibility associated with  newer components, one of the most compelling reasons to retrofit an older fire  alarm system is the cost of keeping the outdated system intact. Aging and  obsolete systems are subject to a number of pitfalls that can manifest as a slow  but steady trickle from the owner's coffers.
 False alarms—Older systems may not be able  to take advantage of new technologies such as self-adjusting intelligent  detectors that use alarm verification functions or integrate several detection  technologies into one device to read “fire signatures.” As a result, the  occurrence of false alarms may be greater, potentially resulting in fire  department fines or increased fees from third-party alarm monitoring/service  companies.
 Maintenance costs—Existing infrastructure  may require more frequent cleaning of sensing devices, as well as repair of  wiring and notification appliances due to vandalism, age, or poor-quality  changes made to the system. The normal wear and tear associated with even the  small changes related to tenant fit-outs can add up to large service bills.  Additionally, because older fire alarm systems cannot readily be combined with  other building systems, disparate infrastructure and multiple vendors become  necessary, and with them, multiple service contracts.
 System downtime—For obsolete systems in  particular, there can be significant delays in getting replacement parts. If the  system becomes partially or totally nonoperational, the authorities having  jurisdiction may require a fire watch or otherwise limit building occupancy  until the fire alarm system is functional. Clearly, such outcomes can be very  costly to any business.
Improper installation of a smoke detector is shown. Also note: Over time, the detector has been painted and no longer mounted in the proper orientation. Use of wire and nail as conduit strap is not an acceptable mounting technique.
 Planning for a new system
The first step in evaluating an existing fire alarm  system is to pull together a team that knows code requirements and design  approaches, inclusive of how fire alarm systems are installed. Typically, such a  team consists of the owner or owner's representative, an engineer or fire alarm  system designer with good working knowledge of fire alarm systems and the  associated scope requirements, and a general contractor that can simultaneously  direct the efforts of fire alarm contractors and service personnel. 
Next, the team should undertake a due-diligence  exercise to identify the relevant code requirements. It is critical to research  basic code requirements to understand precisely how they pertain to the building  occupancy and type. Although this might seem like an obvious task, it is often  overlooked in favor of making assumptions about the existing uses that may or  may not be true. Jurisdictions often allow a fire alarm system to be maintained  in the arrangement in which it was originally approved, but many have different  trip points as to when fire alarm maintenance becomes an upgrade that would  require the entire existing system to be brought up to current code. A small  investment in time to research the building occupancy and corresponding  requirements early on can save huge sums of money and eliminate nasty surprises  later during the plan review process. 
After the basic code parameters have been identified,  the team should do a bit of research about the system by examining drawings,  interviewing maintenance personnel, and even reviewing available specifications  in some instances. Such research might involve these types of  questions:
-  Was the system well-maintained and was maintenance documented, or are there potential unknowns that could impact cost, schedule, and operational integrity?
-  Where the old and new systems are proposed to interface, will there be issues associated with strobe synchronization or the joining of other system components? Will information need to be shared between the two systems? It should be noted that most codes do not allow two systems to be permanently installed in a single building.
-  Where the fire alarm system is integrated with other building systems, is the extent of the integration understood? Or are there potential gaps in knowledge or scope that can result in costly additions later? Systems that may be interconnected to the fire alarm system include building automation, smoke control, sprinkler (e.g., pre-action releasing valves), gaseous suppression, security, door unlocking or releasing, and elevator recall.
-  Will the system likely be upgraded to include mass notification capabilities in the future?
-  Are there requirements associated with the new system that could cause complications for the existing system? For example, if a voice alarm system was not required at the time of original system installation, but is now required, how does this impact the existing panels and speakers?
-  Were there changes in related systems (e.g., fire sprinklers) that could cause complications? Would the changes in the new fire alarm system impact these systems, or vice-versa?
-  Are accessibility requirements along the path to the modified areas from the building entrance also being addressed? What changes do potential accessibility upgrades necessitate?
-  Are there any special occupancy requirements that would impact the contractor's ability to perform the work? For example, if the facility has to remain open during replacement, more costly measures should isolate building occupants from the construction.
The survey
Once the potential design (and cost) impacts have  been identified, and the basic code research has been completed, it's time for  the survey. The purpose of the survey is as much to identify existing conditions  that will have an impact on the extent and constructability of any new fire  alarm infrastructure, as to learn how much of the existing equipment can be  reused. The survey can be framed in terms of the key system elements, including  the backbone, initiating devices, and notification appliances. At a minimum, the  following elements should be examined: 
Fire alarm control panel—The manufacturer  and model number of the panel are of equal import to the availability of  expansion slots (the means by which additional appliances or devices are added).  With this information in hand, it is possible to determine not only the  technical capabilities of the system (e.g., is voice alarm an option with the  existing panel?), but also the practical capabilities with respect to expansion  of the fire alarm system.
Consideration must also be given to the existing  system's manufacturer. Proprietary systems often require that the same  manufacturer be used if parts of the system are to be reused. Also, if the  system is part of a larger campus or site-wide system, the proprietary nature of  the components will need to be addressed to maintain full functionality of the  campus-wide system.
Wiring—Noting how the wiring was run, and  whether conduit was provided, will go a long way toward informing the cost of  adding new devices or appliances. Conduits can make it easier to run new wires  through what would otherwise be very challenging post-construction environments.  It should also be noted that while it may be attractive to retain existing  wiring, it is not always the wisest decision because there may be compatibility  issues between the wiring and any new installed equipment. If the existing  system has many trouble conditions, they are often due to the wiring. All wire  proposed to be reused and determined to be compliant with manufacturer's  requirements should be tested for continuity and proper grounding before  reuse.
 Notification appliances—Speakers and  strobes should be examined for quantity (coverage), intensity, and location.  Newer codes typically have more stringent requirements for the spacing of  notification appliances. Strobes manufactured prior to the Americans with Disabilities Act of 1990 (ADA) may have to be  replaced with newer xenon strobes having greater flash intensity. Furthermore,  systems installed before the enactment of the ADA may not be located at the  proper heights, thus necessitating potentially expensive refinishing work to  relocate speaker/strobe appliances. Strobe synchronization may also be of  concern, both in terms of the existing system appliances and in terms of  interfaces between subzones controlled by distinct panels. If a new front-end  panel is being installed, cross-listing of existing appliances will need to be  confirmed prior to re-use.
 Power supplies—Power supplies should be  looked at in concert with the notification appliances. Frequently, upgrades to  the existing speaker/strobe system will necessitate upgrades to the power  supplies serving a particular fire alarm system.
 Detection—Because detectors must be  replaced more frequently than other fire alarm system components, their  condition and age should be carefully examined. To the extent possible, the  surveyor should attempt to understand the history of the detectors to identify  if trouble alarms or false alarms have resulted from age or improper  application. Newer analog devices often use proprietary communications such that  they cannot be re-used with other systems.
 Alternatively, where older style four-wire detectors  are still in use, the surveyor should be aware of potential cross-listing issues  associated with the reuse of old style analog detectors with newer replacement  panels. Although technically feasible to couple analog detection devices to  newer fire alarm panels, such panels may not have been listed for use with the  existing detectors, and thus the integrity of the system could be  jeopardized.
 Architectural features—The surveyor should  take note of any aesthetic or historical architectural features that might  require kid gloves. Common examples of features that may seem harmless at first  but can result in significant cost impacts later are plaster or stone walls that  have the potential to make running new wire very difficult. Similarly,  relocating pull stations to the proper ADA height may require extensive stone  work or less aesthetically pleasing cover plates. Alternative detection  technologies such as air sampling and beam detection should be considered as  they may allow the detection devices to be more easily concealed or limited in  number, respectively.
Hazardous conditions—The presence of  asbestos in the vicinity of fire alarm system components can pose significant  cost and logistical challenges. If it becomes necessary to interact with  existing asbestos installations, additional specialists will likely have to be  hired to safely mitigate potential asbestos exposure.
 The meeting of the minds
Because each jurisdiction has different requirements  for the extent of work required to integrate system components or to update a  fire alarm system, the team should have a meeting to flesh out the  details.
 For example, the design team will generally have to  obtain concurrence that not all existing systems being touched will have to be  brought up to code simply because portions of those systems are being upgraded  in one way or another. Spelling out exactly what is being done and what is not  being done can help to avoid nasty surprises during the inspection process that  could impact the successful completion of the project.
 Bringing it all together
The final step of the process is developing a fire  alarm narrative and associated bid documents. Depending on the scope, scale, and  location, these documents may be detailed drawings and specifications, or  schematic sketches and performance specifications designed to facilitate the  development of competitive bids for the fire alarm replacement or upgrade. In  addition to their role in reducing risk to the bidders, excellent narratives,  drawings, and specifications can be used to better articulate complex aspects of  the desired system design, such as fire alarm integration with other building  systems.
 These documents can be used simultaneously to  address construction phasing, inclusive of the needs of the project if the  facility has to remain operational during the installation, as such requirements  will have a direct impact on the cost and duration of the installation.  Additionally, the bid documents should include an option for ongoing system  maintenance and testing to meet local requirements.
 Following distribution of the bid documents to  qualified companies, a pre-bid meeting should be held with the potential bidders  so they can understand the building and what is being proposed to be done,  thereby setting the stage to conduct an apples-to-apples comparison of price to  obtain the best overall value. Although characterized by a lower initial cost,  an inferior installation will result in higher long-term maintenance and  nuisance issues. The contactor's ability to perform the installation as well as  the level of direct manufacturer support the contractor gets should be  considered.
 After contractor selection, it is important that the  team identified at the beginning be kept in place to provide follow-up  throughout the installation process. Inevitably, with a replacement project,  unknown existing conditions will be discovered, and thus it is important that  this team works with the contractor to ensure that cost-effective and functional  solutions are developed. Through this type of cooperation, and with the benefit  of clear documents to enhance communication and commissioning efforts, the many  challenges of fire alarm retrofit and replacement can be effectively save money  for the owner and yield a higher performance system in the long run.
 

 







