Investigations are underway into what went wrong in evacuating Wellington’s Loafers Lodge last night.
The 92-room, short-term accommodation block had fire alarms, a smoke extraction system and two stairwells to get out, but did not have sprinklers.
“There’s not a requirement for sprinklers but it would have been a good idea,” said Charlie Loughnan, a Christchurch fire protection specialist of 25 years and ex-firefighter.
“But sprinklers are expensive so people don’t tend to put them in unless they have to.”
A 13-part, four-page compliance schedule for a Building Warrant of Fitness (BWOF) at Loafers Lodge shows it had a type three fire alarm.
This alarm was triggered by heat, typically at 57 degrees Celsius, Loughnan said.
“That means if you stuff a waste paper basket full of newspaper and set it alight in the corner of the room it would be going really well by the time the system activates.
“You are on fire and the clock is ticking fast.”
However, the BWOF also showed supplementary smoke alarms in the corridors and separate alarms in the bedrooms.
“I would guess this system was installed between 1998 and 2004, so is pretty old but should function OK,” Loughnan said.
Fresh from a briefing by officials earlier today, Housing Minister Megan Wood said the safety requirements “were all being met” at Loafers Lodge.
No concerns were raised when the building was checked by an independent expert just two months ago, she said.
A Pentecostal church used to be run out of the Loafers building, which was called the Lifepoint Building in the 1990s. It also housed Westpac bank’s Newtown branch.
Its first building warrant of fitness as Loafers Lodge was issued in February 2010, and most recently renewed on 2 March this year – by which stage it had been expired for a week – according to Wellington City Council records.
The change of use around this time – apparently from a church to a lodge, though that has so far not been confirmed by council records – was required to be notified to the Wellington City Council.
Loughnan said the capital was unusual in the number of old buildings turned into accommodation.
Sometimes when a change of use was sought, checks were run by Fire and Emergency.
Internal Affairs Minister Barbara Edmonds said she was not aware FENZ had ever inspected the building in Adelaide Rd.
“As far as I know, I haven’t been advised so.”
Loughnan said the fire appeared to have spread rapidly and believed it got into a “safe path” and prevented people from being able to escape.
“Safe paths” include stairwells, which the rules say should be painted with non-combustible paint.
The BWOF attests to annual checks undertaken by an IQP, or Independent Qualified Person, of the 13 safety systems – out of a possible 16 – which the 1970s, five-to-six-level Loafers block had.
The checks on its alarm system and smoke-doors, were by Aquaheat, which signed systems off as “fully complied“. Another firm, Argest, signed off on fire separations.
Buildings under 25m with two stairwells, even residential ones, do not require sprinkler systems. With one stairwell, the height limit is 10m tall.
Loafers’ mechanical smoke control would be designed to kick in when smoke was detected, but depended on the fire alarm working, Loughnan said.
The BWOF shows fire doors had ‘hold-open’ magnets on them that let doors close and seal when there was an alarm.
One of the risers for firefighting water had a leak in it.