Building Services & Fire Safety

Building Services & Fire: Coordination and Compliance

Services coordination is where design meets buildability. Poor planning leads to clashes, leaks, and compliance failures. Australia’s NCC (BCA) and associated standards govern both passive and active fire systems and essential services.

1. Plumbing & Hydraulics

• Water Supply & Backflow: Provide backflow prevention where required; coordinate meter locations and access.
• Sanitary Drainage: Maintain gradients, venting, and inspection points; keep wet-area waterproofing compliant (AS 3740).
• Stormwater: Design for overland flow paths; prevent ponding against walls and slabs.

2. Electrical (AS/NZS 3000 Wiring Rules)

• Switchboards & RCDs: Coordinate clearances and ventilation; ensure compliant emergency shutdowns and labeling.
• Essential Services: Emergency lighting and exit signage per AS/NZS 2293; allow for power redundancy and testing access.

3. HVAC & Ventilation (AS 1668)

• Ventilation Rates: Provide adequate outside air; balance systems and test performance.
• Ductwork: Seal joints, support correctly, and coordinate penetrations through fire-rated elements.
• Smoke Control: Integrate with fire mode operation and door hold-open devices.

4. Passive Fire Protection

Passive measures contain fire to its compartment. Detailing and installation quality are crucial.

• FRL: Assemblies must meet required FRLs; follow tested system details and avoid site “mix-and-match”.
• Penetrations: Use tested fire-stop systems (AS 4072.1). Record every penetration in a log and photograph before concealment.
• Fire Doors & Dampers: Install per manufacturer instructions and maintain clearances; certify at handover.

5. Active Fire Systems

• Sprinklers: AS 2118; coordinate head locations with ceilings and avoid obstructions.
• Hydrants & Hose Reels: AS 2419 and AS 2441; maintain access and clear signage.
• Detection & Alarm: AS 1670 for system design and commissioning.

6. Essential Safety Measures (Maintenance)

Ongoing compliance is tested under AS 1851. Provide access panels, isolation points, and documentation for routine testing.

7. Bushfire (AS 3959)

For BAL-rated sites, ensure ember protection of vents and eaves, metal mesh screening, and compliant sarking and seals. Coordinate services to avoid compromising external fire protection details.

Practical Coordination Tips

• Produce "builder’s works" drawings for all penetrations, setouts, and sleeves.
• Hold a services coordination meeting before framing/lining; prevent clashes early.
• Keep a penetration register and require photo evidence for fire-stopping sign-off.