We Specialize In Multi-Family and Commercial Services!
Bolt Mechanical specializes in working with Property Management Companies within their broad range of responsibilities, aimed at ensuring the smooth operation and profitability of residential and commercial complexes.
These responsibilities ensure that the property is well-maintained, financially viable, and a pleasant and safe place for occupants.
Fire and Life Safety is one of those key responsibilities. Bolt Mechanical works closely with property management owners, risk departments, as well as with regional and onsite managers, to ensure that all Fire and Life Safety systems are functioning properly.
Like many of the responsibilities involved with property management, our services involve routine inspections, testing, maintenance, and repairs. We ensure that the property complies with local, state, and federal housing laws. This is a critical responsibility.
Services
Inspection, Testing and Maintenance – Done the right way!
Bolt Mechanical provides the following Property Management Services for your Property:
- Inspections
- Testing
- Maintenance
- Monthly, Quarterly, Annual & Five-Year Certifications
*All work is performed per the State adopted NFPA 25 and the local Authority Having Jurisdiction.
See Our Services page for more details.
NFPA 25 & UL TESTING
Did you know that the National Fire Protection Association requires laboratory testing of residential sprinkler heads that are 20 years old?
It is a fact that many buildings in our area were built prior to our current year to date. We have had many property managers come to us to find out about the CA-adopted NFPA 25 requirements for twenty-year fire sprinkler head testing.
How many properties in your portfolio are over twenty-years old? Have the sprinklers at your properties been submitted for UL testing?
Sample sprinkler testing verifies functionality and performance to ensure that the heads properly activate in the event of a fire. Automatic fire sprinkler systems are the first line of defense against fire events when providing egress for your occupants. For efficient and safe property management it is vital that they are in proper working order.
Due Diligence Walks
We can help you with your Property Management – Call Anytime!
Are you considering:
- Acquisition of new Multi-Family or Commercial Property
- Third-Party Management
- Mergers
- Investments
Amongst other things, Property Management Due Diligence Walks* involve: Fire and Life Safety inspections, market analysis, physical inspections, property condition assessments, market reports, and property condition reports when assuming the liability of a new property. These processes provide options when potential issues are discovered.
As a part of the Fire and Life Safety services we offer, Bolt Mechanical will be by your side during the entire process. We provide a comprehensive report of the property’s current systems condition and potential red flags. This could save huge amounts of expenditures, should you sign a deal.
*Due Diligence Walks are performed using the state adopted NFPA 25 and the Local Authority Having Jurisdiction requirements.
Document Control
Bolt Mechanical provides you with the required State Fire Marshal Certificates for your Fire and Life Safety systems, ensuring efficient Residential or Commercial Property Management.
If your Authority Having Jurisdiction (AHJ) contracts with The Compliance Engine, we send the required reports to them via our account.
Are you in a Los Angeles City Fire Chiefs Regulation 4 area? We submit those documents for you as well!
Access your files on our cloud server at anytime, from anywhere. We keep your records straight and up-to-date whenever you need them.
Call Anytime!
Click here to learn more about our document control and how it can help you with your Property Management.
BMI Certifications and Projects
Browse through some of our recent Certifications and Projects. Our work speaks for itself. Call Anytime!
Property Management Tech Tip
Certifying Vs. Design and Installation
“Isn’t hiring a C-16 Contractor to do my periodic inspections and certifications enough?”
According to the California Adopted NFPA 25, Section *1.1.3.1:
This standard does not require the inspector to verify the adequacy of the design of the system. The Annex A Explanatory Information states:
*A.1.1.3.1 The requirement to evaluate the adequacy of the design of the installed system is not a part of the periodic inspection, testing, and maintenance requirements of this standard. However, such evaluation is the responsibility of the property owner or designated representative, as indicated in 4.1.5 and 4.1.6.
What do I do now?
If you are renovating, building or relocating to a new location, know who to call to make sure your Wet-Based Fire Protection System is adequately designed for your occupancy use and city permit.
*4.1.5 Changes in Occupancy, Use, Process, or Materials.
The property owner or designated representative shall not make changes in the occupancy, the use or process, or the materials used or stored in the building without evaluation of the fire protection systems for their capability to protect the new occupancy, use, or materials.
This is true even after the fact and if you didn’t know the law.
Why?
*A.4.1.5 It is assumed that the original system design and installation were appropriate for the occupancy and use of the building and were approved by all applicable authorities having jurisdiction. If no changes to the water supply, to the building or its use, have transpired since it was originally occupied, no evaluation is required.
Simply put,
If changes are contemplated, it is the owner’s responsibility to arrange for the evaluation of the fire protection system(s). Where the inspections and tests specified in the standard have been contracted to a qualified inspection provider or contractor, it is not the role of the inspector or contractor to determine if any changes have been made or the subsequent evaluation of the fire protection system were realized.
The evaluation of any building changes should be conducted before a proposed change is incorporated and should utilize the appropriate installation standard and input from applicable authorities having jurisdiction.
In Conclusion
4.1.5.1 The evaluation required by 4.1.5 shall not be considered part of the normal inspecting, and maintenance required by this standard.
Make sure that if you are occupying a space with a Water-Based Fire Protection System, the system matches your occupancy group and use.
You can contact your Local Authority Having Jurisdiction (Fire Department) for a basic Site Review for more guidance. This review usually comes with a fee and is subject to availability.
Still confused or have questions? Talk to us about your Property Management questions.