THE MAJORITY OF RENTED ACCOMMODATION ARE GOVERNED BY MANDATORY LEGISLATION ANDCOMPLIANCE WITH THE FIRE SAFETY REGULATIONS WHICH ARE ENFORCED BY LOCAL AUTHORITIES.
WE ARE THEREFORE AWARE THAT NOT ONLY DO WE NEED TO KEEP THE CLIENT HAPPY, BUT WE ARE ALSO AWARE OF THE IMPORTANCE TO COOPERATE WITH THE LOCAL ENVIRONMENT HEALTH DEPARTMENT TO ENSURE THAT ALL OUR WORKS ARE ALSO MET WITH THEIR APPROVAL.
THE FOLLOWING IS A SUMMARY OF REQUIREMENTS WHICH APPLY TO BOTH LICENCED AND NON LICENCED ACCOMMODATION:
What legal responsibility do I have as a landlord?
From 1st October 2006 your premise is required to comply with the Regulatory Reform (Fire Safety) Order 2005. The enforcing authority for this legislation is the Fire and Rescue Service. For further information on this you can refer to the internet site http://www.direct.gov.uk. In addition the government has published a guidance document. “Fire safety risk assessment – Sleeping accommodation” which provides comprehensive guidance on the management of fire safety. It includes guidance on your duties regarding fire safety records and evaluation plans, which must be made available to residents and the Enforcing Authority.
The management/person for managing the house shall ensure that the requirements are met. The manager may be the owner, person in control, person receiving rent, agent or any other specially. Additional information can be found at http://www.communities.gov.uk.
What are the fire safety requirements in Houses in Multiple Occupation?
The escape route, which usually comprises the common stairs, landings and hallway landing to the building’s main entrance door, should be a protected route. This means that all the walls, floors and ceilings separating bedrooms, living rooms and kitchens from the escape route must generally be of 30 minutes fire resistant construction. All doors to such rooms directly leading off the escape route must be 30 minute fire doors with smoke seals and self-closing devices.
All units of accommodation should be separated from each other and from shared kitchens and living rooms by walls, floors and ceilings which are generally of 30 minutes fire resistance.
There should be an automatic fire detection and alarm system (AFD). The particular type required will depend upon the size and layout of your property, as well as its use (see Which type of AFD do I require). The system should be such that when one detector is activated the alarm sounds around the building to alert all the occupants. Systems should be mains wired with a battery backup supply so that it will work even if the mains electricity supply fails.
Emergency lighting is necessary to illuminate all parts of the escape route, particularly at changes of floor level and to indicate manual call points and fire fighting equipment. It is designed to operate upon failure of the mains supply.
A 9 litre water or a dry powder extinguisher should be provided on each floor in the hallway or landing and located near to manual call points where these are required as part of the alarm system. In shared kitchens, a 2.0 kg carbon dioxide or dry powder extinguisher and a fire blanket should be provided.
A full test of the automatic fire detection system and the emergency lighting system must be carried out at least annually by a competent person and a test certificate obtained. In addition the owner/ responsible person must carry out regular tests by activating manual call points and emergency lighting key switches and logging in a log book.
Which type of AFD system do I require?
There are generally 2 different types of AFD for HMO’s whether they require a licence or not. These will generally apply to the particular types described below.
1/ House and flats of no more than 2 stories will usually require a “Grade D category LD2” system.
This type of system does not require a control panel. It will consist of mains wired smoke and heat alarms with battery backup, which are all linked together so that if one is activated, they all sound. A smoke alarm is a device containing both a smoke detector and an audible alarm sounder. They should be located in all living rooms opening directly onto the means of escape as well as on the escape route itself including the basement a possibly cupboards. A heat alarm is a device containing both a heat detector and an audible alarm sounder. These should be located in a shared kitchen or in bed-sitting rooms which contain cooking facilities
2/ House and flats of 3 or more stories will usually require a “Grade A category LD2” system as defined in BS 5839 Part 6.
This type of system requires a panel which will have control and indicating equipment as well as smoke and heat detectors, audible alarm sounders, manual call points and mains wired as well as battery backup supply. Smoke detectors should be located in all living and bedrooms opening directly onto the means of escape as well as the escape route itself including the basement and possibly cupboards. Heat detectors should be located in a shared kitchen or in bed-sitting rooms which contain cooking facilities.
Please note that the above summary is not definitive and depending on your local authority, criteria and specifications may vary. It is therefore advisable to contact your local Environmental Health Department for their requirements.
In addition the “Lacors” booklet provides practical guidelines for all aspects of fire safety provisions in housing and can be accessed online at www.lacors.gov.uk.
