Proprietary vs Non-Proprietary Fire Detection Systems: What Strata Committees Need to Know

Estimated reading time: 8 minutes

When a strata building is considering a fire detection system replacement, modification, or the selection of a new fire detection platform, one of the most important questions is often one that nobody thinks to ask:

“Who will be able to program this system in the future?”

The answer is closely related to whether the platform is commonly described as proprietary or non-proprietary, and can affect whether the building's usual fire contractor can complete future changes themselves or whether an authorised third party may need to be engaged.

For many owners corporations, the distinction only becomes apparent later - when a detector is relocated, equipment is added or another modification requires a programming change at the panel.

Key Takeaways

✔ Proprietary and non-proprietary mainly describe who can access and alter the fire indicator panel (FIP) programming - not whether the system is conventional or addressable.

✔ Most addressable systems require devices that are compatible with that manufacturer's system, whether the system is proprietary or non-proprietary.

✔ With some proprietary systems, a fire contractor may be able to complete the physical installation but still need an authorised programmer to make the required panel changes.

✔ Non-proprietary, sometimes described as open-service, generally means suitably trained independent contractors can obtain the programming tools without joining a closed authorised network.

✔ How common and well-supported the particular platform is can be just as important in practice as whether it is proprietary.

Not familiar with some of the terminology used in this article? Visit our Fire Detection & Alarm Systems Glossary for plain-English explanations of common terms.

Feature	Non-Proprietary	Proprietary
Can be an addressable system requiring manufacturer-specific devices	✔	✔
Can use manufacturer-specific programming software	✔	✔
Programming access is restricted by the manufacturer or an authorised network	✘	✔
Suitably trained independent contractors can obtain programming access without manufacturer authorisation	✔	✘
Manufacturer authorisation or controlled access is a condition of programming the panel	✘	✔

Typical characteristics only. Proprietary and non-proprietary are not absolute categories, and arrangements vary between manufacturers and platforms.

The key difference

A proprietary fire detection system restricts access to the programming or configuration tools needed to make changes at the FIP. Depending on the platform, access may be controlled by the manufacturer, an authorised provider network, or contractors who have completed the manufacturer's required training or accreditation.

A system described as non-proprietary - sometimes also called open-service - generally allows suitably trained independent fire contractors to obtain the software and tools needed to configure and modify the system without joining a closed manufacturer-authorised network.

Put simply, the practical question is whether a contractor familiar with the platform can complete both the physical work and the required panel programming, or whether a separate authorised programmer will need to be brought in.

There is a spectrum. Some proprietary manufacturers make training and authorisation reasonably available, while others maintain a much more tightly controlled network. The practical impact depends on the particular platform and how many authorised programmers are available locally.

Is this the same as conventional versus addressable?

No. These are separate questions.

Most addressable systems use manufacturer-specific communication protocols. In simple terms, the panel and its addressable devices need to speak the same language. A detector or module designed for one manufacturer's addressable system generally cannot simply be installed on another manufacturer's system.

Conventional detection is more like a shared language. Rather than each detector communicating digitally with the panel using a manufacturer-specific protocol, compatible conventional detectors generally operate using electrical conditions understood by conventional equipment. Compatibility still has to be confirmed for the panel, detector base, electrical characteristics and approved system design.

That manufacturer-specific addressable language does not make a system proprietary. Proprietary versus non-proprietary is the separate question of who can access and alter the panel programming.

A conventional system can also have proprietary panel programming. Greater interchangeability of conventional field devices does not automatically mean that every contractor can alter the FIP itself.

What is a proprietary fire detection system?

A proprietary system is one where programming access is controlled through the manufacturer or an authorised service network. Other suitably qualified contractors may still be able to inspect, test, fault-find and complete physical installation work, but a separate authorised programmer may be needed when the FIP configuration must change.

Restrictions may involve manufacturer training, software licences, passwords, hardware keys or other controlled access. The important question is therefore not simply who can maintain the system, but who can make the required programming changes at the panel.

What is a non-proprietary fire detection system?

A non-proprietary or open-service system generally allows suitably trained independent fire contractors to obtain the programming software and tools needed to configure and modify the FIP without being part of a closed manufacturer-authorised network.

That does not mean every contractor can program every system. They still need the correct software, product knowledge, training and experience; the difference is that access to those tools is generally available to the wider industry.

What does this mean when work is actually required?

Imagine a common corridor refurbishment where several detectors or warning devices need to be relocated.

The physical work may be straightforward, but the project may also require FIP programming - for example, adding or removing an addressable device, changing its location text or modifying an interface.

On a non-proprietary platform, a contractor familiar with the system can generally obtain the programming tools and complete both parts of the job.

On some proprietary platforms, the same contractor may complete the physical work but still need the manufacturer or another authorised provider to undertake the programming.

That can mean another attendance, more coordination and additional cost for what might otherwise have been a relatively simple modification.

Does proprietary mean bad?

No.

Many highly regarded fire detection systems use proprietary programming arrangements and may offer strong manufacturer support, advanced functionality and an established authorised service network.

The important issue is whether the owners corporation understands the programming restrictions, how many providers are available locally and what those arrangements are likely to mean for future modifications.

Proprietary isn't the whole story - how common is the system?

Whether a platform is proprietary is only part of the long-term support picture. How common and well-supported the particular system is can matter just as much in practice.

A system may technically be non-proprietary but still have limited practical support if few local contractors use it. Conversely, a widely used proprietary system may have several authorised programmers operating locally.

The installed base also affects the availability of compatible replacement equipment and specialist knowledge as the system ages. Parts availability and obsolescence are important considerations, but they do not by themselves tell you whether a platform is proprietary or non-proprietary.

When selecting a new platform, ask not only whether it is proprietary, but how widely it is installed and supported in your area.

How can I tell whether our system is proprietary?

Searching the manufacturer and exact panel model can provide a useful starting point, but the word “proprietary” may not appear in the manufacturer's information at all.

In practice, the more useful question is:

Who can program this panel, and what do they need in order to do it?

The building's incumbent fire service contractor can be a useful starting point if they already install and program that particular panel. A contractor who only routinely inspects and tests the system may not necessarily know what programming access is available.

The manufacturer, distributor or a contractor experienced with the platform should be able to clarify whether software is available to independent contractors, whether manufacturer training or authorisation is required, and whether passwords, licences, hardware keys or other controlled access are involved.

Long-term support and future planning

When a building replaces an obsolete fire detection system, it is making a decision that may affect the building for decades.

No platform is completely future-proof. Product ranges are discontinued, suppliers change and specialist knowledge can become less widely available.

Building requirements can also change over time. Changes to codes or Australian Standards do not necessarily require an existing compliant system to be upgraded retrospectively, but later upgrade works, a Fire Safety Order or another compliance process may require functions the existing platform cannot readily provide.

Capacity for future expansion and migration can therefore be just as important as replacement-parts availability.

Committees can reduce the building's long-term risk by considering:

• How many local companies can service and program the platform

• How common the platform is in the local market

• Availability of compatible replacement equipment

• Manufacturer support history

• Access to programming software, training and configuration information

• Expansion and migration options

• The proposed pathway when the product range eventually becomes obsolete

Questions to ask before approving a proposal

Before selecting a new fire detection system, ask:

1.      Is the proposed system conventional or addressable, and what manufacturer-specific device compatibility will that create?

2.      What software, passwords, licences, hardware keys, programming databases or other access information are required, and will these remain accessible to the owners corporation and its nominated fire contractor?

3.      Who can obtain and use the programming software for the panel?

4.      Is manufacturer training or accreditation required, and how widely is it available?

5.      How many companies locally can actually service and program this platform?

6.      If our usual fire contractor cannot program it, would a separate authorised provider be required for future modifications?

7.      How common is the platform and how readily available is compatible replacement equipment?

8.      What is the manufacturer's current support, obsolescence and migration pathway?

9.      What programming restrictions or likely third-party costs should the owners corporation expect over the life of the system?

Final Thoughts

Choosing a fire detection system is not simply about selecting a panel and detectors. Programming access, device compatibility and long-term product support can all affect how easy the system is to own and modify, particularly with manufacturer-specific addressable equipment.

A proprietary system is not automatically a poor choice, and a non-proprietary system is not automatically the easiest to support. Before approving a major replacement or modification, strata committees should understand who can complete future programming, how many providers are available and how the platform is likely to be supported over its life.

Want us to cover another topic?

We'll continue adding new fire detection and alarm system topics over time. If there's a question you'd like us to explain, send it to info@fcfire.com.au.

About the Author

This article was prepared by Full Circle Fire, specialists in fire detection and alarm systems with more than 30 years’ experience delivering maintenance, upgrades and replacement of obsolete fire detection equipment across NSW.

Important Information

This article provides general information only and is not intended to replace advice based on the specific fire safety systems, approved documentation, building design or regulatory requirements applicable to an individual property.