Given the rapid spread of fires that have occurred during construction (caused by faulty electrical wiring, welding, etc.), it should not be surprising that the use of wood framing in mid-rise construction projects has led to a rising number of fires across the United States.
Steel framing, in contrast, is noncombustible. It cannot burn because it contains no elements that can serve as fuel. It provides no means for a fire to start, and it does not contribute to fire growth or fire spread. The clear advantage of noncombustible steel framing raises the question of whether more construction projects should specify steel framing for enhanced safety.
‘A Campfire Waiting to Happen’
“From a firefighter’s point of view,” says the handbook, Fundamentals of FireFighter Skills, published by the National Fire Prevention Association, “lightweight wood-frame construction is a campfire waiting to happen. A fire in this type of construction will spread rapidly throughout the building and to adjacent exposures.”
The concern is echoed by fire service professionals across the country, according to Walls & Ceilings.
“From a firefighter’s point of view, lightweight wood-frame construction is a campfire waiting to happen.”
“The increase in the amount of wood in the structure increases the fuel load,” says Scott Marks with the International Association of Fire Fighters. “When you start to tally up the wood in those buildings there is an incredible amount of potential fuel load for a fire.”
“And because of the higher combustible load, incidents go from incipient to catastrophic in very short order,” Marks adds.
Rise in Fires
Unfortunately, a slate of fires during the construction of mid-rise structures has occurred recently. A few examples include:
3 Alarm Fire Torches Colorado Apartments
Fire rescue had to battle a three-alarm fire in an Aurora, Colorado, wood-framed apartment complex under construction. According to the Denver Gazette, there were a limited number of fire hydrants in the area because it was a new building construction site, making it more difficult to get water to the area. Access was narrow as well, as crews had to work around construction equipment. Fortunately, there were no injuries.
Luxury Apartments Engulfed in Flames
A fire in Visalia, California, fire engulfed nearly half of the wood-framed luxury apartments under construction. Authorities estimated that the damage was in the millions. According to Visalia Times Delta, dozens of firefighters attacked the flames from top to bottom, hitting the peaks of the mostly plywood structures with water from ladder trucks. The cause of the fire remains unknown, though one firefighter said it’s possible electrical work could have been the cause. There were no injuries reported.
Fire Damages $1B Texas Development
A massive fire destroyed a five-story apartment building in Rowlett, Texas. The building is part of the $1 billion mixed-use Sapphire Bay project under construction, touted for its future mix of residential and commercial spaces. Firefighters from 10 counties battled the fire for 32 hours. Because the apartments were empty, no one was hurt, but it also meant there was no one to contact authorities.
Risks of Structural Fires
The use of wood framing in the construction of multi-family buildings poses grave risks to construction workers while structures are being built and can increase builder’s risk insurance costs during construction. Here is a list of several of these risks related to using wood framing:
- Lack of Standard Fire Protection: In the early stages of construction, fire protection measures may not be fully in place. This can include the lack of fire-resistant barriers, sprinkler systems, or other fire suppression features, and the use of space heaters, which can cause extra fire risk.
- Limited Fire Detection: Incomplete construction may mean that fire detection systems are not fully operational, leading to delays in identifying and responding to a fire.
- Loss of Revenue: Fire during the construction of a building can result in a loss of revenue for various stakeholders involved in the project. The extent of the financial impact may include project delays, loss of rental income, reputation damage, and even legal and regulatory compliance costs.
- Collapse Hazard: Wood-framed structures, especially those under construction, may be more susceptible to collapse during a fire. Firefighters entering such buildings are at risk of structural failure, which can result in injuries, as well as exposure to harmful chemicals released during the combustion of various materials.
- Insurance Costs: Insurance premiums may increase following a fire incident. Insurers may perceive the project as higher risk, leading to higher insurance costs for future construction phases.
- Flammability: Wood is inherently flammable. And during construction, the exposed wood framing can be susceptible to ignition from various sources such as welding activities, electrical work or other construction processes.
- Rapid Spread: Once a fire starts, wood framing can allow for rapid fire spread. The lightweight and porous nature of wood can contribute to the quick progression of flames throughout the structure.
- Construction Debris: During construction, there is often a significant amount of combustible debris such as wood scraps, cardboard, and other materials. This debris can serve as fuel for fires and increase the intensity of flames.
- Increased Severity of Loss: Fires in buildings under construction can result in more significant losses compared to completed structures. The absence of fire containment measures and the incomplete state of the building can make firefighting efforts challenging.
- Weather Conditions: Weather conditions, such as high winds, can further exacerbate the risk of fire spread in buildings under construction. Embers or sparks from a construction site can be carried to nearby structures, increasing the potential for fire incidents.
Unlike other construction materials, metal studs are 100% noncombustible, making them eligible for use in Type I buildings where fire-resistance standards are most stringent.
Fire Safety: 5 Reasons to Use Steel
These unfortunate events emphasize why many builders are turning to cold-formed steel (CFS) framing for low and mid-rise projects. Here are five key reasons:
1. Steel is Noncombustible
Steel can’t burn, because it contains no elements that can serve as fuel. Steel provides no means for a fire to start, does not contribute to fire growth or fire spread and does not contribute to the generation of smoke and toxic combustion products in fires.
Steel studs simply do not ignite when exposed to a 500 degree Fahrenheit temperature, says TheBigRedGuide. Without the ability to add fuel to a spreading fire, steel studs can help protect the integrity of a structure. In fact, metal studs can even contain the spread of a fire.
2. Steel Maintains its Noncombustibility
Steel remains noncombustible throughout the entire lifecycle of the building — during building construction, occupation and future renovation and repair.
3. Steel-Framed Buildings Lower the Fire Risk to Workers and Occupants
Decades of research into understanding the behavior of structural steel components when exposed to fire has given designers the confidence to engineer buildings that will provide optimum fire safety. Fire resistance-rated walls and floors help limit or slow the spread of flames in a building and maintain the integrity of the structure.
4. Steel-framed buildings lower the impact on municipal fire services
Fires have challenged the resources of local fire services. They have prompted several municipalities to implement site-safety regulations during the construction of combustible buildings that will ultimately increase the construction costs and timeframes of projects. Some cities, such as the affluent Atlanta suburb of Sandy Springs, are working to ban combustible framing above three stories.
5. Steel-framed buildings tend to cost less to insure
Insurers traditionally offer steel-framed structures lower builders risk and general liability premiums compared to structures framed with wood.
For example, CFS framing saved $1.32 million in builders risk insurance premiums for the 24-month construction of a four-story, 400-unit hotel. Thereafter, CFS framing saved $66,000 a year in property insurance premiums in comparison to framing the hotel with wood.
Free Project Assistance for CFS Framing
A fire may occur every 20 seconds, but steel-framed structures lead to safer outcomes and can even lower insurance costs. For more information about how to use CFS framing to your advantage during your next building project, contact BuildSteel for free project assistance.
Additional Resources
- Fire Spreads Due to Unfinished Wood Framing at Las Vegas Apartments
- The Framing Material That Can Lower Your Insurance Premiums
- Don’t Get Burned: Steel for Fire Safety and Insurance Savings