Introduction to building fire safety requirements

Fire safety is one of the main considerations in building design. Fire safety requirements in buildings are mainly divided into two parts: fire safety construction; and fire services installations and equipment. Buildings with properly functioning fire safety measures can not only protect the lives in the event of a fire, but can also reduce losses to equipment and property in the building.

Fire safety construction

include:

• Means of escape
• Fire resistant construction

• Means of Access for Firefighting and Rescue

Providing adequate fire safety construction can prevent the spread of fire and ensure the structural integrity of the building in the event of a fire, making it easier for people in the building to escape from the fire scene and for rescuers to enter the building for fire extinguishing and rescue.

Fire services installations or equipment

Fire services installations or equipment generally include:

• Sprinkler system
• Fire hydrant/hose reel system

• Fire detection system
• Fire alarm system
• Ventilation/air conditioning control system
• Drencher system
• Emergency generator
• Emergency lighting system
• Exit sign
• Fireman's lift
• Approved hand-operated portable equipment, including fire extinguishers, fire blankets, sand buckets, etc.

In general, the functions of fire protection installations or equipment include extinguishing, attacking, preventing or limiting a fire; giving warning of a fire; providing access to any premises or place for the purpose of extinguishing, attacking, preventing or limiting a fire; facilitating the evacuation from any premises in case of fire; and providing a stand-by power supply to an installation or equipment the purposes of which are mentioned in the event of the loss of normal power supply.

Maintenance and repair of fire safety measures

Building owners, management organizations, corporations or property management companies must properly and systematically store fire safety construction and installation plans, warranty certificates, design manuals, operating instructions, replacement and modification information, inspection and maintenance records, etc. In addition, a fire-fighting installation and equipment location map should be prepared so that owners and property managers can become familiar with the location of relevant equipment so that they can be used in the event of a fire and provide relevant information to firefighters.

Maintenance and repair of fire safety construction

All construction works of private buildings are regulated by the Buildings Ordinance (Cap. 123) to ensure that their planning, design, construction, inspection and related repairs meet statutory safety and health standards. Buildings are made up of different components, some of them are designed to resist fire so as to prevent spread of fire and protect people and their properties from the effect of fire. No alternations to these fire-resistant components are allowed without the prior approval and consent of the Building Authority or in accordance with the simplified requirements of the Minor Works Control System.

If unauthorized alternation or defective fire resisting construction is found, the owner, the occupant, the owner's corporation or the management company should enlist the service of a registered professional to advise on the conditions, propose remedial work, and apply for permission from the Building Authority as necessary. Registered professionals include Authorized Person, Registered Structural Engineers and Registered Inspector. The lists of Registered Professionals, Registered General Building Contractors and Registered Minor Works Contractors can be accessed on the Buildings Department website.

For buildings completed after about 2006, the building's Deed of Mutual Covenant requires that relevant building plans and equipment manuals be kept at the building management office for management personnel and owners' review.

Although the construction components have a long service life, since they are located in common areas, they are inevitably subject to natural wear and tear or man-made damage. Therefore, registered professionals and/or registered contractors can be invited as necessary to conduct regular inspections and related repairs. For the time intervals and details of each inspection, please refer to the Building Maintenance Manual compiled by the Urban Renewal Authority.

During routine maintenance and repairs, please pay attention to the following:

Fire doors

•

the doors of the protective lobby, fireman’s lift lobbies, staircases, switch room and rooms containing air-conditioning plant or similar hazardous installations shall be kept in good repair condition including the door hinges, glass panels and door closers;

•

these doors shall be kept in a closed position; and

•

these doors shall not be removed or replaced with doors having a lower fire resistance such as ordinary glass doors.

Means of escape

•	doors or gates shall not swing out onto exit routes such as the common corridor, staircase and rear lane causing obstruction to the means of escape;
•	no metal gate or roller shutters shall be installed across any means of escape;
•	doors or gates at common parts of the property shall be readily opened from inside without the use of a key;
•	doors giving access to the roof of the property shall be readily opened from inside without the use of a key;
•	exhaust fans, air conditioning units or similar installations shall not be installed in protected lobby or staircase. No opening shall be formed in the walls of protective lobby or staircase for such installations or for doors or windows;
•	means of escape shall be free of any obstruction caused by unauthorized structures, such as racks, shelves, cabinets and storage rooms;
•	adequately lighting shall be provided for the means of escape and shall be kept in good condition; and
•	emergency vehicular access shall be free from obstruction at all times.

Fire-resisting construction

•

the walls of switch rooms and rooms containing air-conditioning plant or similar hazardous installations shall be kept in good condition and free of unprotected openings; and

•

all required staircases and their protective lobbies shall not accommodate any services other than emergency services unless such services enclosed by walls or fire barriers of adequate fire resistance rating. Such walls and fire barriers shall be kept in good condition. Any access panels thereto shall be kept in a closed position.

Access for firefighting and rescue

•	the walls of fireman's lift lobby shall be kept in good condition and free of unprotected openings.

Fire shutters and dampers

•	fire shutters and dampers shall be maintained in good working order.

Maintenance and repair of fire protection installations or equipment

According to the Fire Services (Installations and Equipment) Regulations (Cap. 95B), no fire service installation or equipment shall be installed in any premises by any person other than a registered contractor. The owner of any fire service installations or equipment shall keep such fire service installations or equipment in efficient working order at all times; and have such fire service installations or equipment inspected by a registered contractor at least once in every 12 months.

Relevant regulations

In response to the occurrence of many large fires in different eras, resulting in many casualties, the government has enacted the Fire Safety (Commercial Premises) Ordinance, Cap. 502, for old commercial premises/buildings, mixed-use and domestic buildings and industrial buildings respectively. Cap. 572 Fire Safety (Buildings) Ordinance and Cap. 636 Fire Safety (Buildings) Ordinance stipulate that the fire safety level of the above-mentioned old premises/buildings must be improved to meets current requirements. The executive authority for the above three ordinances with respect to fire service installations or equipment is the Director of Fire Services; while the executive authority with respect to building planning, design and construction is the Director of Buildings.

Fire Safety (Commercial Premises) Ordinance (Cap. 502)

The Fire Safety (Commercial Premises) Ordinance, Cap. 502, was implemented in 1997 to provide better fire protection from the risk of fire for occupants and users of, and visitors to, certain kinds of commercial premises and commercial buildings.

The scope of the Ordinance –

Prescribed commercial premises

(a)

the building or part is used or it proposed to be used, for carrying on any of the commercial activities such as banking (other than merchant banking), conduct of off-course betting, conduct of jewelry or goldsmith businesses on premises that have a security area, supermarkets, hypermarkets or department store and shopping arcade; and

(b)

the total floor area of the building or part exceeds 230 square meters

Specified commercial building

(a)

The building was constructed to be used or is being used for the purposes of office, business, trade or any entertainment; and

(b)

The building either was constructed on or before 1 March, 1987 or the plans of the building works were first submitted to the Building Authority for his approval on or before 1 March, 1987.

The enforcement of this Ordinance is similar to the Fire Safety (Buildings) Ordinance. For relevant details, please refer to the introduction below –

502 E

An Introduction to the Fire Safety (Commercial Premises) Ordinance Cap. 502

In addition, the Fire Services Department is responsible for issuing "Fire Safety Instructions" for fire protection installations and equipment, which generally cover the following six items:

(a)	provide or improve automatic sprinkler systems (whether or not in direct contact with the Fire Services Department);
(b)	provide or improve fire hydrant and hose reel systems;
(c)	provide or improve manual fire alarm;
(d)	provide or improve emergency lighting in common areas;
(e)	provide or improve automatic cut-off devices for mechanical ventilating systems;
(f)	Other fire protection installations and equipment shall be provided or improved in compliance with the requirements specified in the Code of Minimum Fire Service Installations and Equipment issued by the Director of Fire Services and latest printed by the Government Printing Bureau.

Fire Safety (Buildings) Ordinance (Cap. 572)

The Fire Safety (Buildings) Ordinance, Cap. 572, was implemented in 2007, requiring composite buildings and domestic buildings to be constructed on or before March 1, 1987 or for which plans of the building works were first submitted to the Building Authority for approval before that date. The fire safety level of domestic buildings must be improved to meet current fire protection requirements. For relevant details, please refer to the introduction below –

572

An Introduction to the Fire Safety (Buildings) Ordinance (Cap. 572)

Fire Safety (Industrial Buildings) Ordinance (Cap. 636)

The Fire Safety (Industrial Buildings) Ordinance, Cap. 636, was implemented in 2020 to upgrade the fire safety of industrial buildings built before 1987. Industrial buildings include

(a)

all or any part of the building is used as a factory, industrial undertaking, godown, warehouse, place of bulk storage, or similar industrial premises; and

(b)

The building was constructed on or before 1 March 1987 or buildings works with plans first submitted to the Building Authority for approval on or before 1 March 1987.

This Ordinance aims to provide better fire protection by requiring owners and occupiers to improve the fire safety standard of buildings through the "Fire Safety Directions" issued by the Buildings Department and the Fire Services Department to industrial buildings. For relevant details, please refer to the introduction below –

Cap 636

An Introduction to the Fire Safety (Industrial Buildings) Ordinance (Cap. 636)

Section 16 of the Waterworks Ordinance (Cap. 102)

The Water Authority may issue a maintenance notice to a registered user of a fire water supply system or an agent of a public water supply system in the following circumstances:

(a)	Unauthorized changes to the fire services water supply system;
(b)	Waste or contamination of the water supply has occurred or is likely to result; or
(c)	The fire services water supply system does not comply with the Waterworks Ordinance.

Penalties

For the purpose of enforcing the Fire Safety (Commercial Premises) Ordinance, Cap. 502, if the "Fire Safety Directions" or "Fire Safety Improvement Directions" are not complied with, the enforcement authority may apply to the magistrate for a "Fire Safety Compliance Order" respectively. or a "Fire Safety Improvement Order" directing the owner or occupier to comply with the requirements specified in the "Fire Safety Direction" or "Fire Safety Improvement Direction". The authorities may also apply to the District Court for a "restriction order" to prohibit the use of prescribed commercial premises for any prescribed commercial activities; or for a "prohibition order" to prohibit the occupation of relevant units or parts of the building in specified commercial buildings.

For the purpose of enforcing the Fire Safety (Buildings) Ordinance, Cap. 572, if the "Fire Safety Directions" are not complied with, the enforcement authority may apply to the magistrate for a "Fire Safety Compliance Order" to direct the owner or occupier to comply Requirements specified in the Fire Safety Directives. The authorities may also apply to the District Court for an "injunction" to prohibit the occupation of the building or part of the building concerned.

For the purpose of enforcing the Fire Safety (Industrial Buildings) Ordinance, Cap. 636, if the "Fire Safety Directions" are not complied with, the enforcement authority may apply to the magistrate for a "Fire Safety Compliance Order" to order the owner or occupier Comply with any requirements or measures specified in the Fire Safety Directives. The authorities may also apply to the District Court for an "injunction" to prohibit the occupation of the building or part of the building concerned.

Type of Offences	Penalty Level
Non-compliance with a Fire Safety Direction or a Fire Safety Improvement Direction under the Fire Safety (Commercial Premises) Ordinance Cap. 502, Fire Safety (Buildings) Ordinance Cap. 572 and Fire Safety (Industrial Buildings) Ordinance Cap 636	• liable on conviction to a fine at level 4 (maximum fine of HK$25,000); and • further fine of HK$2,500 for each day
Non-compliance with a Fire Safety Compliance Order or a Fire Safety Improvement Compliance Order under the Fire Safety (Commercial Premises) Ordinance Cap. 502, Fire Safety (Buildings) Ordinance Cap. 572 and Fire Safety (Industrial Buildings) Ordinance Cap. 636	• liable on conviction to a fine at level 5 (maximum fine of HK$50,000); and • further fine of HK$5,000 for each day
Contravention of a Use Restriction Order or Prohibition Order under the Fire Safety (Commercial Premises) Ordinance Cap. 502,	• liable on conviction to a fine of HK$250,000; • imprisonment for 3 years; and • further fine of HK$25,000 for each day

How to comply with the Fire Safety Measures

The Buildings Department and Fire Services Department will dispatch officers to conduct joint inspections at different types of target premises/buildings, and then conduct joint inspections based on the actual conditions of the buildings and in accordance with the Fire Safety (Commercial Premises) Ordinance, the Fire Safety (Buildings) Ordinance and the In accordance with the requirements of the Fire Safety (Industrial Buildings) Ordinance, issue "Fire Safety Directions" or "Fire Safety Improvement Directions" to owners and/or occupiers (only applicable to prescribed commercial buildings regulated by the Fire Safety (Commercial Premises) Ordinance)), requiring them to carry out fire safety construction works and/or provide appropriate fire protection installations or equipment.

After receiving the "Fire Safety Direction", the owner, user, owners' corporation or management company should:

(a)	Read the Directions carefully
(b)	Arrange fire safety improvement works; the compliance period for "directions" issued to owners is generally one year; 6 months of compliance period for individual premises in general
(c)	Select registered building professionals
•	Browse the list of Authorized Persons / Registered Structural Engineers on the BD’s website
•	Liaise with other owners / Owners’ Corporations Select registered building professionals through tenders / “Smart Tender” under Urban Renewal Authority
(d)	Ascertain scope of service
•	Scope of inspection
•	Recommendations on the required fire safety construction and demolition works (if necessary)
•	Application for approval of alterations and additions works (if necessary)
•	Supervision of the fire safety improvement works
(e)	Confirm fire safety improvement works
•	Required tenders for fire safety improvement works to be prepared by professionals/authorized persons in response to the “Fire Safety Directions” issued
•	Submit fire services installation plans to Fire Services Department for approval
•	Submit design drawings to Buildings Department/Water Supplies Department for approval (if applicable)
•	If the building has planned to carry out building maintenance works and fire safety improvement works at the same time, the authorized person can inquire the contents of the instructions issued by the Buildings Department and Fire Services Department to confirm that the fire safety improvement works have been included in the building maintenance works project.
(f)	Select registered contractor
•	Browse the list of registered contractors on the Buildings Department website
•	Browse the list of registered fire service installation contractors on the Fire Services Department's website and refer to the "List of registered fire service installation contractors that have successfully complied with the "Fire Safety Directions" of the Fire Safety (Buildings) Ordinance"
•	Select registered contractors through tenders / “Smart Tender” under Urban Renewal Authority
(g)	Carry out fire safety improvement works
•	Supervise fire safety improvement works
•	Note: Registered fire services installation contractors must obtain the approval of the fire service installation plan from the Fire Services Department before commencing fire safety improvement works.
•	After the fire safety improvement works are completed, notify the Fire Services Department/Buildings Department/Water Supplies Department to arrange acceptance inspection
(h)	Confirm completion
•	After completion, obtain a letter from the Buildings Department confirming that the relevant alternations and additions have been completed, or submit a minor works completion certificate to the Buildings Department
•	The fire safety improvement project passed the inspection and acceptance of the Fire Services Department
•	Obtain the completion notice of water supply equipment from the Water Supplies Department

In order to assist the owners/occupiers/public to better understand the requirements and measures under the Fire Safety (Buildings) Ordinance (Cap. 572),

a “<Guidebook for the compliance of Fire Safety Directions> (Chinese Version Only)” was produced by the Department, which sets out the requirements for fire services installations and equipment in buildings of different heights, Regarding the difficulties that property owners may face, the Fire Services Department will adopt flexible and pragmatic solutions to assist relevant parties in complying with the instructions.

workflow

Reference: Fire Services Department <Guidebook for the compliance of Fire Safety Directions> (Chinese Version Only)

If the building has already participated in the "Fire Safety Improvement Works Subsidy Scheme" (FSWS), the applicant must participate in the "Smart Tender" service of the Urban Renewal Authority to appoint a project consultant to coordinate the fire safety improvement works and to appoint qualified registered contractors to complete the relevant works.

The FSWS requires that the consultant company's services must include formulating a preliminary design for the improvement works or a complete improvement works design scheme approved by the relevant authorities before the tendering of the works

The Fire Services Department has published a list of Registered Fire Service Installation Contractors who have successfully assisted owners in completing fire safety improvement works required by the Fire Safety Directions issued under the Fire Safety (Buildings) Ordinance (Cap. 572) for public reference.

(https://www.hkfsd.gov.hk/eng/source/safety/List_RFSICs_Successful_Cap572_eng.pdf)

List of Registered Fire Service Installation Contractors (RFSIC) who have:

(a)

successfully completed the fire safety improvement works for the fire service installations and equipment of the entire building; and

(b)

not been ordered to be removed from the registers of fire service installation contractors after inquiry by the RFSIC Disciplinary Board within the past five years.

This list, in alphabetical order, is solely intended to facilitate compliance with the Fire Safety (Buildings) Ordinance (Cap. 572). The contractors on the list should not be regarded as recommended by the government.

For any enquiries, please call the hotline (2272 9112) of Fire Services Department (FSD) Building Improvement Support Centre (BISC), or visit the BISC (3/F, FSD Mong Kok Office Building, 42 Tai Kok Tsui Road, Kowloon) in person.

The business hours of BISC are from 9:00 am to 8:00 pm, Monday to Saturday (except public holidays).

Financial support

If owners need financial assistance to carry out designated works in compliance with the directions, they can apply for subsidies or loans from the Urban Renewal Authority's one-stop "Integrated Building Rehabilitation Assistance Scheme". For details, please call the hotline 3188 1188 or visit the relevant website. (Integrated Building Rehabilitation Assistance Scheme)

Individual flat owners in need can apply for financial assistance under the " Building Maintenance Grant Scheme for Needy Owners (BMGSNO)"

Instructions for Application of the Building Safety Loan Scheme of the Buildings Department (BSLS)

Technical Support

If owners need technical support and maintenance-related information, such as general tendering procedures, etc., in order to follow directions and carry out designated works, please call the "Integrated Building Maintenance Assistance Schemes Hotline " 3188 1188 for details, or visit the Urban Renewal Authority's website: (Building Rehabilitation Platform ) or support from the following government departments

Support from government departments

Buildings Department - "Building Information Center"

The Building Information Center at the Buildings Department Headquarters provides inspection and copying service of building / minor works records and occupation permits for all private buildings.

Service Information	Details
Address	2nd Floor, Buildings Department Headquarters, North Tower, West Kowloon Government Offices, 11 Hoi Ting Road, Yau Ma Tei, Kowloon
Opening Hours	9:00am - 5:00pm, from Monday to Friday Closed on Saturdays, Sundays and Public Holidays Please note that the cut-off time for processing walk-in applications is 4:00 p.m.
Hotline	2626 1207 (Handled by "1823")
Email	enquiry@bd.gov.hk
Fax	2625 4367

Fire Services Department - "Building Improvement Support Center"

The Fire Services Department has been actively providing support to owners of target buildings regulated by the Fire Safety (Commercial Premises) Ordinance, Cap. 502, the Fire Safety (Buildings) Ordinance, Cap. 572 and the Fire Safety (Industrial Buildings) Ordinance, Cap. 636. Various aspects of support are provided to target building owners to assist them in completing fire safety improvement projects. In order to further assist the owners and occupiers of these buildings in complying with the above three regulations, the Fire Services Department established the "Fire Services Department Building Improvement Support Center" (BSIC) in December 2023 to provide one-stop support services to the owners and occupiers of the target buildings. The BISC provides them with information and assistance regarding coordination, technical support and financial assistance until the works are completed and the legislative requirements are met, with a view to providing convenience to the public in improving the overall fire safety standards of target buildings.

Service Information	Details
Address	3/F, Fire Services Department Mong Kok Office Building, 42 Tai Kok Tsui Road, Kowloon.
Service hours	Monday to Saturday (except public holidays), 0900 to 2000 hours (without meal breaks)
Telephone number	2272 9112
Email	fsdbisc@hkfsd.gov.hk

Smart Tips for Fire Safety Improvement Works

In order to assist the buildings who have not joined the URA subsidy scheme or those who intend to carry out fire safety improvement works, URA has produced a video to remind the owners to pay attention to the status of the building's fire safety and know more details on fire safty improvement works.