The Grenfell Tower tragedy reshaped how we think about fire safety in high-rise buildings. As a result, building managers now prioritise proactive strategies to protect residents, especially when combustible cladding is present. One of the central challenges is balancing safety with cost, particularly when stay-put policies are no longer considered safe and a temporary simultaneous evacuation strategy becomes necessary until cladding improvements are completed. This article explores how to approach reducing fire safety costs in high rise buildings without compromising protection, with a focus on practical options such as waking watch alternatives and implementable fire detection systems.
Introduction: Why cost considerations matter in high-rise fire safety
After Grenfell, the imperative to review external wall materials and overall fire safety in tall buildings intensified. The concept of stay-put can become unsafe when external walls have combustible cladding, prompting a shift toward evacuation strategies that are safer in the interim. Building managers are tasked with ensuring the safety of residents while controlling operational costs. In this context, many organisations consider waking watch as a temporary measure to coordinate evacuations, but the prohibitive annual costs have driven interest toward more cost-effective solutions, notably fire alarm systems that cover common areas and provide rapid detection. This discussion centres on reducing fire safety costs in high rise buildings by comparing traditional waking watch with fire alarm solutions and other modern mitigations.
Understanding the current landscape: stay-put vs simultaneous evacuation
- Stay-put policies were historically used in high-rise buildings to limit unnecessary evacuations by containing fires within a dwelling unit.
- When cladding is combustible, the risk of rapid external fire spread can render stay-put unsafe, necessitating a simultaneous evacuation approach for residents.
- Implementing a simultaneous evacuation plan requires clear communication, prompt detection, and reliable alarm systems to coordinate actions across floors.
For managers, the key is to have a clear, tested plan that protects residents while avoiding excessive cost. This is where the choice between waking watch and fire alarm systems becomes critical.
Waking watch: benefits, drawbacks, and cost implications
Waking watch involves trained personnel who monitor a building during the night and coordinate evacuations in the event of a fire. It offers high visibility and rapid response, which can be comforting to residents and authorities. However, the costs can be substantial:
- The government and industry reports estimate average waking watch costs at around £17,897 per building per month.
- Over three years, this can amount to as much as £644,292 per building, depending on duration and frequency of coverage.
- Waking watch requires ongoing staffing, training, and management, which can be a long-term financial burden, especially for smaller portfolios or leaseholds.
Given these financial pressures, many building managers look for alternatives that preserve or enhance safety while reducing annual expenditures.
Fire detection systems: a cost-effective alternative
An NFCC-compliant fire alarm system for high-rise buildings offers early detection and improved safety without the ongoing cost of round-the-clock staffing. Important points include:
- Coverage: Fire alarms in common areas supplement individual flat alarms, providing wide-area detection without intruding on every living space.
- Response timing: Early detection enables faster evacuation decisions and can reduce the risk of injury and property damage.
- Total cost: While initial installation and ongoing maintenance are required, the long-term costs typically undercut perpetual waking watch expenses.
- Compliance: A professionally designed fire alarm system aligns with regulatory expectations and can be part of the broader fire risk assessment regime that follows Grenfell-era guidelines.
Implementing a well-designed fire alarm system can substantially lower total risk-adjusted costs for high-rise landlords while maintaining high safety standards.
External wall fire risk assessment: aligning safety with costs
Following Grenfell, the government mandated assessments for combustible materials in external walls for buildings over 18 meters. The external wall fire review (or similar assessment) delivers a safe or unsafe certification by a competent fire expert. This process:
- Identifies risk factors related to cladding and insulation materials.
- Determines necessary remediation actions and timelines.
- Helps justify investment in safer cladding or protective measures, which can, in turn, influence decisions about evacuation strategies and detection systems.
From a cost-management perspective, having a clear risk profile supports decisions to shift from costly waking watch to more efficient detection and automation technologies, provided safety outcomes remain strong.
NFCC fire alarm systems: practical implementation in high-rise buildings
NFCC-compliant systems are designed for rapid detection and alerting, integrated with building management and fire services. Practical considerations include:
- System design: A properly engineered system accounts for building layout, occupancy patterns, and risk zones. Common area detectors, stairwell coverage, and audible/visual alarms are essential components.
- Integration: The system should be compatible with existing fire safety infrastructure, including mains-wired smoke alarms in individual flats where required.
- Maintenance: Regular testing, fault finding, and servicing keep the system reliable and ready to respond when needed.
- Cost considerations: While there are upfront installation costs, ongoing maintenance tends to be lower than the recurring wage costs of waking watch, especially as building portfolios grow.
By prioritising a robust fire alarm system, landlords can achieve strong safety outcomes with more predictable annual costs than perpetual waking watch arrangements.
Comparative case: financial implications over three years
To illustrate the potential savings, consider a hypothetical high-rise building previously operating a waking watch program:
- Waking watch cost: approximately £17,897 per month, equating to about £644,292 over three years.
- Fire alarm system: installation plus recurring maintenance, typically far less than the three-year waking watch total, with a net savings potentially exceeding £500,000 over the same period when scaled across multiple buildings.
This comparative snapshot shows why many building managers view fire alarm systems as a prudent investment for reducing fire safety costs in high rise buildings, while still meeting or exceeding regulatory and safety expectations.
Practical steps for building managers
- Commission an external wall fire review if your building is over 18 meters tall, and act on the findings with a clear remediation plan.
- Evaluate the viability of replacing waking watch with a NFCC-compliant fire alarm system in common areas, ensuring compatibility with flat-level alarms and local fire services.
- Develop a phased implementation plan to spread costs while maintaining safety, prioritising high-risk zones and ensuring resident communication.
- Engage with fire safety experts to tailor a solution to your building’s specific layout, occupancy, and risk profile.
- Provide ongoing training and information for residents so everyone understands evacuation procedures and the role of the new detection system.
Reducing fire safety costs in high rise buildings does not mean compromising on safety. By combining external wall risk assessments with modern NFCC fire alarm systems and re-evaluating the role of waking watch, building managers can achieve safer outcomes at a lower total cost over time. The Grenfell-era focus on robust detection, reliable evacuation coordination, and proactive refurbishment remains central to responsible management. If you’re seeking guidance, consider reaching out to fire safety specialists who can help you design, install, and maintain an optimized detection and evacuation strategy that aligns with current regulations and financial realities.
If you’re looking for expert advice on high-rise fire safety or need help assessing your building’s needs, contact a regional fire safety partner to discuss the best approach for reducing fire safety costs in high rise buildings while ensuring residents stay protected.
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