How to strengthen the fire safety management of multi-property buildings

Multi-property buildings refer to buildings such as offices, houses, garages, hotels, shopping malls and entertainment places with two or more property owners. Therefore, there are as few as two or three property owners and as many as dozens. Property right, management right and use right are separated and intertwined, and the use nature of each unit or place in the building is not the same, which leads to problems such as unclear fire safety responsibility of the unit, inadequate daily fire management, damage to public fire control facilities, and failure to rectify building fire hazards. Fire safety hidden dangers are prominent, fire supervision is difficult, and fire safety management is chaotic. Once a fire breaks out, it is easy to happen.

First, the status quo and causes of multi-property buildings

Multi-property buildings are mostly commercial buildings, involving catering, entertainment, shopping malls, hotels and other industries. On average, each building has 3-4 property units, which are entrusted to property management companies. Due to the scattered property rights and numerous users, and the property management company is only an entrusted management organization, it lacks effective means and measures to restrain the users in the building, and its daily maintenance management is weak. During the renovation period, it is very common for owners to change the fire plane layout, block fire exits, occupy and dismantle fire facilities without authorization, which can easily lead to various fire hazards such as evacuation exits, blocked fire exits and abnormal use of fire facilities, and the fire safety situation is not optimistic.

Influenced by objective factors, the main reasons for the emergence of multi-property buildings are as follows: First, enterprise restructuring. After the enterprise restructuring, due to various problems left over, the takeover unit is unable to manage the original building, and it is still managed by the original property unit itself. Some restructuring units only have one person to look after them or no one to manage them at all, which leads to the loss of control and leakage of pipes in these buildings. The second is multi-party investment. At the beginning of this building construction, many units invested in it. Because of the multi-property rights construction and the separate use and management of multi-property rights, some users later changed the local use function of the building without authorization, destroying the evacuation passages and fire-fighting facilities of the original building. The third is bankrupt enterprises. When an enterprise goes bankrupt, its buildings are auctioned or sold layer by layer, that is, the problem of multiple property rights of buildings appears. Senfeng Automobile and Motorcycle Building in tinghu district, Yancheng is such a multi-property building. The fourth is to rent or sell to individuals. It mainly appears in large comprehensive markets and shopping malls. After this kind of building is developed by the construction unit, only some booths or floors are managed, and the rest are sold to social individuals, forming the status quo of multiple property units in one building.

Second, the problems existing in fire safety management of multi-property buildings

Due to the particularity of multi-property buildings, there are many property rights and scattered users, which have some characteristics in fire safety management. For example, the fire control facilities of the whole building are integrated, and each floor and each part of the floor are different operators and users, which involves the safe passage and evacuation stairs used by * *, which are easy to be occupied. In the process of reconstruction, due to the needs of business layout, all business households in the building arbitrarily increase the partition or expand the fire zone area, which is easy to breed congenital fire hazards and increase the difficulty of fire safety management.

(a) the implementation of fire management in the building is not in place

At present, the fire management of multi-property units is relatively backward and there are many problems. Some development units sell property rights to many units; Some buildings have multiple property rights due to the change of property rights in use, and there is no lead unit for fire management; Although some property companies maintain the daily operation of the building, they can't really perform their duties and undertake the maintenance and management of fire control facilities; Some buildings do not entrust property service companies at all, and the owners are fragmented, and the daily fire safety management system is ineffective. For example, there is no entrusted property service company, and many places in the building are managed by themselves. Supervisors found that the configuration and maintenance of fire-fighting facilities were not in place, and when they asked for rectification, they shirked their responsibilities and put money into it, which made it difficult to rectify hidden dangers.

(b) The fire safety setting in the building is not in place.

It is found that in multi-property buildings, the functions, use properties and fire-fighting facilities of the original buildings are often changed without authorization, which destroys the setting of fire-fighting zones and evacuation passages of the original buildings. Unauthorized decoration and separation with combustible materials increased the fire load. In addition, the interior decoration process of the building is random, the stairwell and the front room windows are blocked at will, and the room windows are blocked by billboards, which makes the fire protection facilities of the original building not meet the nature and requirements of the building. In addition, the evacuation staircase and the front room of the building were occupied, sundries were piled up, and the front room of the smoke-proof staircase was destroyed. In some buildings, the original evacuation stairs were even blocked and converted into rooms for use. Due to the existence of multiple property rights, sometimes the upper evacuation route can only reach the outdoor through the business premises of other property owners at the bottom. If the business hours of the superior and subordinate business units are different, the evacuation exit can easily be locked. For their own "safety", some operators sometimes lock the door at the safety evacuation stairs of the place.

(3) The maintenance of fire control facilities in the building is not in place.

First, there is a lack of fire control facilities. With the change of the nature of building use, many fire-fighting facilities should be added to the building, such as automatic sprinkler, fire alarm, smoke control and so on. Many apartments now have such problems. Second, the facilities are not working well. In the operation of automatic sprinkler, fire alarm, emergency lighting, smoke control and other facilities, failures, damages and paralysis still exist. Most of the fire-fighting facilities in multi-property buildings have such problems. Some buildings are older, the fire-fighting facilities are aging, and sometimes even newer products can't be bought.

(d) It is difficult to correct the fire hazards in buildings.

Due to the particularity of multi-property buildings, once there is a fire hazard, it is easy to cause multiple units to buck the buck. When rectifying fire hazards, many units usually need to cooperate, but one party will inevitably affect the operation and use of other units. Among them, because of various economic interests, other units may not cooperate or support, resulting in the failure to thoroughly and effectively rectify the hidden dangers of building fires. The rectification funds sometimes need to be borne by many units. Due to different operating conditions and fire safety awareness, although some units are willing to bear, some units are unwilling to bear, which makes the rectification difficult. In addition, multi-property buildings involve multiple property rights, and there is no coordinated and unified management. When the fire department issues legal documents, there is no clear subject, which makes it difficult to rectify hidden dangers. When punishing, the property rights units shirk each other, and it is difficult to implement fire law enforcement. When the coordination meeting was held, due to the inability to clarify the relationship, the effect was not obvious, so that all property units delayed rectification. If the fire department is forced to deal with it, once the measures are careless, it is very likely to affect the improvement of the investment environment.

Third, the causes of fire safety problems in multi-property buildings

(A) unclear management responsibilities, work out of control.

Although the newly revised Fire Protection Law clearly stipulates that "if two or more people manage or use the same building, the fire safety responsibilities of all parties shall be clarified, and the responsible person shall be determined to uniformly manage the evacuation passage, safety exit, building fire protection facilities and fire truck passage", many property owners of multi-property buildings are still very weak in fire protection laws and regulations and do not know their respective fire safety responsibilities. Although some multi-property buildings have owners' committees, they also exist in name only. They did not establish a fire safety management organization and sign a specific fire safety management agreement, which led to confusion in building management and even contradictions in daily cleaning and hygiene. The fire management of multi-property buildings without owners' committees is even worse. Some property owners of multi-property buildings have signed management agreements, and the fire safety of buildings is managed by property owners in turn, but it is difficult to get it in practical work.

(B) the overall consciousness is not strong, and the local design is changed at will.

In the early stage of construction, the fire protection design of multi-property buildings is based on the whole building. However, after it was put into use, due to the scattered property rights, the original fire protection design was unrecognizable through continuous resale, subletting, unauthorized division, demolition and transformation, which led to a large number of fire hazards in some business areas, such as excessive fire protection area, too long evacuation corridor and insufficient number of safety exits. Some property management companies change frequently. Some multi-property buildings have been put into use for several years and changed to more than a dozen property management companies. The frequent replacement of property management companies has caused a "vacuum" in the management of public fire control facilities. There are also property companies that lack corresponding fire-fighting professional and technical personnel, do not understand the composition, working principle and working state of fire-fighting facilities, and only play the role of guarding fire-fighting facilities when maintaining the management of fire-fighting facilities and equipment, and can find problems but cannot solve them.

(3) One-sided concern for interests and lack of laws and regulations.

Many design and construction units value interests over safety. In the interior decoration of multi-property building, the design and construction units do not pay attention to the overall situation, blindly follow Party A's requirements and take it for granted; Or get away with it knowing that there is a problem. On the other hand, the owners' committee itself is not an entity, but some conventions are binding, and no one is willing to take responsibility after problems in fire management, resulting in the fire department not being able to find a person in charge. In addition, the owners' committee itself is not an entity, only some conventions are binding, and no one is willing to take responsibility after problems in fire management, resulting in the fire department not being able to find a person in charge; Although laws and regulations on property management have been promulgated, they are still not in place in actual implementation. When encountering problems, the property management company either pushes the Committee or cannot solve them at all.

(d) The division of powers and responsibilities is unclear, and it is difficult to maintain fire control facilities.

For those buildings that are not organized and managed and have no agreement between owners, few people usually take the lead in solving fire protection problems, and no one is willing to pay maintenance funds; Although some property owners of multi-property buildings know that there are many shortcomings in fire protection, and the fire department actively cooperates in the process of supervision and inspection, they have no choice but to bear a heavy historical burden and simply can't afford so much money for renovation; Some buildings are also managed by property management companies. However, because the property management company is a self-financing service enterprise, the operating cost should be considered. In addition, there are many phenomena of defaulting on property management fees. Therefore, in order to reduce the cost, there is no staff on duty in the fire control room, and there is no one to manage the fire control facilities after they fail, or the fire control facilities are completely or partially closed, resulting in partial or total failure of the whole fire control system. There are also some property management companies with multi-property buildings that subcontract fire management and facility maintenance to maintenance companies. The reason why the maintenance company won the bid at a low price is because there was no reasonable calculation in the original bidding process, and once there is a large fire maintenance in the process of building use, there will be a phenomenon that the contract commission is simply not enough. For those buildings with aging equipment, the only solution is to replace them all, and it is even more difficult to solve the financial problem with such a large investment.

Fourthly, the feasible solutions at present.

(A) the introduction of multi-property building management normative documents

For the problems existing in multi-property buildings, all localities should coordinate with public security, construction, planning, housing management and other functional departments, study and analyze the safety supervision of multi-property buildings in their own areas, and on the basis of the newly revised Fire Protection Law and Property Law, introduce management measures for multi-property buildings to make up for the imperfections of laws and regulations, further clarify and standardize the rights and obligations between property management and owners, implement the legal responsibilities of all parties, and improve the fire safety of multi-property buildings that are difficult to manage.

(2) Cooperate with relevant functional departments to implement "fire control".

Multi-sectoral joint action. According to Article 2 of the new Fire Protection Law, the principle of "unified leadership of the government, supervision by departments according to law, overall responsibility of units and active participation of citizens" is implemented in fire protection work, so the effective solution of multi-property buildings cannot be separated from the support of the government. For the fire hazards of multi-property buildings, public security housing management, public security, fire protection, industry and commerce, power supply, water supply, planning, construction and other functional departments. We should cooperate with each other, establish an information exchange mechanism, implement "managing fire with certificates" and resolutely control "issuing certificates". Housing management, public security, fire protection, industry and commerce, urban management and other departments should establish a joint law enforcement mechanism, housing management departments should further improve the registration system of property rights division, and property rights division should not affect fire safety; The public security organ shall strengthen the lease registration and supervision, make use of the community police in the area to inspect the leased premises, and report the situation to the fire department of the public security organ in a timely manner; The public security fire department clearly defines the management and use requirements in the audit opinions, and informs the developers and users. At the same time, we will also strictly control the "secondary decoration". The property management department or the owners' committee shall take the initiative to inform them of the relevant fire safety management regulations. The industrial and commercial departments should incorporate fire safety conditions into the preconditions for the approval of business licenses and other documents, and resolutely refuse to issue industrial and commercial business licenses if the use of buildings is illegal; Urban management departments should strengthen the supervision of illegal buildings such as illegal buildings; Through joint law enforcement, cut off the chain of multi-property buildings that breed potential safety hazards and control the occurrence of potential safety hazards from the source.

(C) standardize social intermediary fire management behavior

As the basic unit of social management, property service enterprises should strengthen unified guidance and management, strengthen supervision, make them cooperate with the owners' committee, supervise and promote each other, and effectively prevent potential safety hazards. For some multi-property buildings that have not implemented property management, the people's governments of counties (cities, districts) under their jurisdiction shall organize property owners to set up fire safety organizations in conjunction with public security organs and public security fire control institutions, or the property owners shall entrust management units to be responsible. Public fire safety work in residential areas without property management shall be organized by community residents' committees to organize owners to set up fire safety organizations; The property management unit shall be responsible for the fire safety work of multi-property buildings with property management; Before the owners' congress and the owners' congress select the property management unit, the property management unit selected by the construction unit shall be responsible for the fire safety work. The fire safety expenses of multi-property buildings shall be borne by the property owners in accordance with the agreement; If there is no agreement or the agreement is not clear, it shall be shared by the property owner in proportion to the construction area.

(D) Clear fire safety awareness of multi-property buildings.

It is necessary to further clarify the rights, responsibilities and benefits of those responsible for fire safety at all levels in multi-property buildings. In accordance with the provisions of Article 18 of the Fire Protection Law, it is necessary to clarify the fire safety responsibilities of all parties in multi-property sites, and all business owners shall be responsible for the fire safety work in their respective business sites; Public evacuation passages, fire exits, building fire-fighting facilities and fire truck passages in buildings shall be managed by unified property rights units or unified management units. If there is no unified property unit or unified management unit, all owners may entrust a unit, property management unit or residents' committee to be responsible for unified management. Some rights and responsibilities within the framework of fire safety responsibility system of unified management units can be expanded accordingly. In addition to the supervision of public evacuation passages, safety exits, building fire-fighting facilities and fire truck passages in buildings, the management unit shall also be responsible for the supervision of daily fire safety in various places. And in accordance with the principle of "who benefits, who contributes", the owner's management fee is appropriately charged for daily fire management, maintenance of fire-fighting facilities, purchase of necessary fire-fighting equipment, etc. , so as to further realize the win-win situation of fire safety and economic benefits. The full implementation of the fire safety responsibility system and post fire safety responsibility system is more conducive to the timely discovery and effective elimination of various fire hazards. Local government departments can also vigorously carry out fire prevention publicity and training according to the actual situation, and comprehensively improve the "four abilities" of property owners and users. Popularize fire safety knowledge, basic knowledge of fire prevention and extinguishing, and escape and self-help skills by distributing publicity materials, posting publicity pictures and carrying out publicity and education. At the same time, all units are required to do a good job in fire prevention propaganda, forming a good situation in which everyone participates in fire prevention and attaches importance to fire prevention.

(five) to strengthen the supervision and management of fire safety sources.

Further strengthen fire supervision and law enforcement to curb the breeding of new hidden dangers from the source. At present, fire law enforcement is still too weak, and there is still no effective means to urge the rectification of buildings with great hidden dangers. The new fire protection law gives us the right to temporarily seal up and enforce, but we still lack the means to enforce these administrative enforcement measures. First of all, we should improve the quality of fire supervisors. It is necessary to conduct closed training for fire supervisors in batches on a regular basis, and strengthen ideological and work style education while learning fire technical specifications. Let fire supervisors face up to their rights and really put service awareness first. Through training and study, fire supervisors learned to communicate with the masses, mastered the methods of doing mass work well, and achieved the goal of solving problems. The second is to improve the fire supervision method. It is necessary to intervene as soon as possible to eliminate hidden dangers. In the scheme evaluation stage of architectural design, we should coordinate other construction departments to intervene as soon as possible, put forward countermeasures for possible multi-property building schemes as soon as possible, and adopt the idea of expert evaluation or performance-based design to improve the fire safety factor of buildings and eliminate hidden dangers. At the same time, it also puts forward requirements for construction units and design units, and prohibits them from being uncertain about the nature of the building and opportunistic. Buildings such as apartment-style office buildings that appear in society now need to be cautious. Third, we should solve the problem of multi-property buildings. It is necessary to prioritize and focus on management. For those multi-property buildings caused by historical reasons, the division of property rights is unclear and it is difficult to solve for a while. It is necessary to distinguish between primary and secondary difficulties, gradually eliminate hidden dangers, and resolutely put an end to the "three-in-one" phenomenon in fire supervision.

(six) innovative social fire safety supervision and management.

First, introduce a fire safety evaluation mechanism to explore and solve the problem that it is difficult to implement the fire responsibility system in social units. For a long time, the weak fire awareness of social units is the main aspect of a large number of fire hazards, and it is also the main human factor that causes fires. The safety evaluation mechanism of flammable and explosive units is enlightening to fire control work, and can also be included in the approval requirements of major hazard sources such as shopping malls, supermarkets, public entertainment places and flammable and explosive units. The second is to actively explore the establishment of a qualification system for fire safety management personnel. According to laws, regulations and relevant regulations, the Regulations on the Management of Social Fire Protection Training has been issued, which has effectively strengthened the fire safety training for full-time (part-time) fire protection managers and fire safety managers in this unit, and implemented the system of duty in the fire control room and certificates for operators.