Security Systems with Smoke Detectors: An Explainer

According to the standards, Security Systems with Smoke Detectors (SSWS) are not Fire Alarm Systems, and they should therefore not be subject to fire alarm system compliance requirements, writes Independent Security Consultant Lincoln Potter PSP.

This year the NZSA has received numerous enquiries about the Building Code and Security Systems with Smoke Detection (SSWS). Clarification has been sought as to the confusion and possible misunderstanding from building inspectors, Councils, builders and security technicians and integrators.

It is apparent that there exist differing interpretations surrounding the standards documents and what the Building Code states in relation to SSWS, with some of technicians reporting that interpretations are varying from Council to Council, territory to territory.

What the documents say about SSWS

Firstly, an SSWS is an Intrusion Detection System (IDS) with a smoke detector(s) attached (edge device). It is not, by definition, a Fire Alarm. Its primary purpose is to detect intruders, with smoke detection just a function of such a system.

Because it is an Intrusion Detection system, it is covered by the Standard AS/NZS 22021.1: 2007 Intruder Alarm Systems.

By contrast, the Standard NZS 4512:2021 Fire detection and alarm systems in buildings (updated earlier this year) has no place for SSWS. In the list of types of fire safety systems listed in NZS 4512:2021 (at Appendix B), the only type that SSWS appears to fit is Type 1 – Domestic smoke alarm system:

A Type 1 system involves combined smoke detector and audible alerting device(s), either hard-wired or battery powered, and which are provided with a ‘hush’ facility that allows an occupant to silence the alarm for a short period.

Unless a single station smoke alarm is sufficient to cover the entire household unit or suite, smoke alarms are required to be interconnected such that when smoke is detected at one device the alerting is activated at all devices.

Visual or tactile alerting (or both) is permitted to be added to the system provided the audible alerting functions are not compromised.

The Standard goes on to state that it does not in fact cover Type 1 systems, and it refers the reader to NZS 4514:2021 Interconnected smoke alarms for houses.

The Standard also states at section ‘1.1.4 Alternative technologies’ [with my underlines]:

‘This standard specifies performance and test requirements for electrical and electronic fire alarms systems. Alternative technologies that do not comply with the specific requirements but give equivalent performance are not necessarily prohibited. In such cases, appraisal testing and certification will need to demonstrate this equivalent performance’.

And at section ‘2.3.1 Ancillary services’ [with my underlines]:

‘The fire alarm system shall not rely upon the use of equipment shared with other building services (for example, intruder alarm systems, fibre optic modems, internet protocol (IP) routers, IP switches, or information technology (IT) servers) in the performance of any mandatory function’.

I find this to be quite a confusing and alarming statement, particularly given the use of the expression ‘shallnot’ in the statement, which means that it is a requirement and not a recommendation.

Remember, a SSWS is not a Fire Alarm System but rather an Intrusion Detection System, and as it only meets the description in NZS 4512:2021 of a Type 1 system, it is therefore not covered by that standard but rather by Standard NZS 4514:2021 Interconnected smoke alarms for houses. In many cases, however, the SSWS is the only form of fire detection in a non-house (i.e. building) context, and it is generally thought of as the ‘fire alarm system’ because that is all that’s present on the site. In such instances, fire detection relies solely on an intruder alarm system SSWS.

The Building Code: Specified System

The Building Code refers to security systems with smoke detectors (SSWS) as a ‘Specified System’. According to the MBIE Building Performance website [with my underlines]:

Security and gas detection systems, and compliance schedule requirements

A system in a building (except a single household unit) that alerts people to fire or other danger is a specified system, regardless of why it was installed. It must be included on a compliance schedule and regularly inspected, tested and maintained.

And:

Smoke detectors attached to a security system

It is common for owners to want a security system for their building. Often the security system comes with smoke detectors which are monitored and connected to an alarm system, even though a fire alarm system is not required for Building Code compliance.

Owners need to be aware, however, that such a security system is a specified system and its installation is building work for which a building consent is necessary. Further, in all instances other than within single household units, security systems with smoke detectors need to be on the building’s compliance schedule.

This means that the plans and specifications submitted for building consent must include the details of the proposed procedures for inspection and routine maintenance of the specified systems for the purposes of the compliance schedule (see the definition of ‘plans and specifications’ in section 7 of the Building Act).

On satisfactory completion of the work, the building consent authority will issue a code compliance certificate along with the building’s compliance schedule. The compliance schedule will include the necessary inspection and maintenance requirements to keep the security system with smoke detectors in good working order.

Building consent authorities usually accept fire alarm systems that comply with NZS 4512: Fire Detection and Alarm Systems in Buildings and that have been certified as such by an accredited alarm system certifier. However, security systems with smoke detectors would not normally be expected to comply with the same Standard to achieve Building Code compliance. Further, compliance schedule requirements do not need to be as stringent.

Summary of facts so far

From the relevant standards and Building Code, it appears that:

• An SSWS is an Intruder Alarm System, not a Fire Alarm System

• SSWS appears to meet the description of a Type 1 system, which is for domestic use and not covered by NZS 4512

• According to the Building Code, a SSWS is a ‘Specified System’

• A fire alarm system is not required for Building Code compliance

• Building Consent is necessary for SSWS installations, and the system must be included in the compliance schedule along with inspection and maintenance requirements

• A SSWS would not normally be expected to comply with NZS 4512 to achieve Code compliance

• Compliance schedule requirements for SSWS do not need to be as stringent as NZS 4512

It’s no wonder everyone is so confused, as we are dealing with different types of documents / information and guidelines that seem to be contradictory, one starts to question one’s own level of comprehension and interpretation.

You almost need a Philadelphia lawyer to figure it out!

Compliance

In one recent incident, a Council refused to sign off on a SSWS at a school premises because it had not been certified as being compliant by an ‘Accredited Inspection Body’. This is in line with Standard NZS 4512, which at section 1.8.1 states [with my underlines]:

Only fire alarm systems, which conform in every respect with this standard, shall be deemed to comply with this standard. The installation shall therefore:

A. ‘Be undertaken by competent and qualified personnel who have access to all relevant technical instructions published by the manufacturer’;

B. ‘Be in conformity with the manufacturer’s instructions’;

C. ‘Be in conformity with all other requirements of this standard’;

D. ‘Use only listed equipment and components’;

E. ‘Be certified as being compliant by an accredited inspection body’.

If SSWS were covered by NZS 4512 then the Council would have been correct. As discussed above, however, as a Type 1 system SSWS are not covered by NZS 4512 and therefore it follows that there is no need for certification by an Accredited Inspection Body.

In closing

If you are dealing with a council or building inspector and the like, and they are saying that you need to do this and that for whatever reason, always ask them to provide you with the appropriate evidence from the ‘source documents’ they’re working from.

If this information is not forthcoming, then you are more than likely dealing with conjecture.

Lincoln Potter PSP is an Aucklandbased independent security consultant. He is the winner of the 2016 New Zealand Security Consultant of the Year Award and a 2018 ASIS International Meritorious Service Award.