Fire Watch Compliance in BC: The Property Manager's Complete Guide

Fire watch is one of the most misunderstood obligations in BC property management — until a sprinkler system goes offline and the fire marshal asks who is watching the building. This guide explains when fire watch is legally required, who qualifies to perform it, and how to stay compliant without disruption.

The Legal Trigger: Under the BC Fire Code, when an automatic sprinkler or fire suppression system is impaired for more than four hours within a 24-hour period, a fire watch must be established and maintained until the system is fully restored. Common triggers include renovations, sprinkler testing or repair, hot work near suppression lines, and cold-weather or vandalism damage to risers.

Who Qualifies as a Fire Watch Officer: A fire watch officer must be awake, alert, and actively patrolling the affected areas — not merely present in the building. They must have reliable communication equipment, know the location of every fire extinguisher and hose connection, and follow a clear protocol for alerting emergency services. JIBC-trained security officers meet these requirements.

The Patrol and the Log: Fire watch is continuous patrol, not a stationary post. Each patrol must be recorded with its time, the officer's name and licence number, and any observed conditions. These logs are exactly what the local fire authority inspects — and what protects the building owner in an insurance review after an incident.

Common Scenarios in BC: The most frequent fire-watch situations are construction sites where temporary heating or hot work creates fire risk, buildings undergoing sprinkler testing or upgrades, and properties where a system has been damaged. Each requires prompt, documented coverage.

Why Professional Fire Watch Is the Safer Choice: Assigning an untrained staff member to 'keep watch' frequently fails compliance audits and leaves the building exposed if a fire actually starts. Trained, licensed personnel understand both the regulatory obligation and the practical emergency response — and they carry the insurance and documentation to prove it.

On Guard Security Ltd. provides certified fire watch across the Lower Mainland and Fraser Valley, available on short notice with compliant logs after every shift. Contact: 778-990-5070 | onguardsecurityltd.ca