Mandatory Licensable HMOs Fire Safety Standards. 3 Storey Property

Transcription

1 Mandatory Licensable HMOs Fire Safety Standards 3 Storey Property Fire Alarm System *Low Risk Property Medium (Normal) Risk Property Grade D fire alarm system to BS5839 LD3* system (heat to kitchen(s), smoke detection in hallways, lounge(s),dining & utility room(s). *LD3 plus shared areas Grade A fire alarm system to LD2 BS5839 with (heat to kitchen(s), smoke detection in hallways, lounge(s), dining rooms & utility room(s) & bedrooms). For bedsits there should be the addition of stand-alone battery operated smoke detector. Fire Doors *Low Risk Property 30 minute fire door complying with BS to kitchen, along with 20 minutes fire resistance to walls/partitions. Doors to be of solid, sound construction, and close fitting. (eggbox door construction, doors with glazing, & doors with thin panels would not be considered acceptable). Medium (Normal)/High Risk Property 30 minutes fire resistance to walls & partitions and 30 minute fire doors complying with BS throughout. Self-closing devices *Low Risk Property All doors to lounge & kitchens are required to be self-closing. Medium (Normal) Risk Property All doors to lounge & kitchens to be self-closing. Emergency Lighting Property with Basements/Lower Ground Floors *Low/Medium (Normal) Risk Property *Low Risk Property All doors to be self-closing. Only required if escape route has no borrowed light or route is long or complex. Emergency Lighting required 20 minute separation from rest of the property Option 1 20 minute door at top or bottom of stairs & 20 minute vertical

2 Medium (Normal)/High Risk Property separation Option2 Smoke detector to each bedroom & 20 minute door to each bedroom 30 minute separation from rest of the property. 30 minute fire door conforming to BS at top or bottom of stairs & 30 minute vertical separation OR Smoke detector to each bedroom & 30 minute fire door to each bedroom conforming to BS Fire Blanket Required in all shared kitchens Fire Extinguishers Fire Extinguishers are only required if there are staff that work/sleep at a property. Staff are required to be appropriately trained/qualified to use extinguishers. Security Locks Any lock should have a thumb turn or should be capable of being immediately opened without the use of a key if security lock(s) are provided Items in Means Of Escape The protected route should be maintained free of any obstructions and/or fire risks. The stairway should not contain any furniture, electrical items such as washing machines and tumble driers or any storage (includes coats & shoes, ornaments etc). Glazing No glazing on means of escape unless Georgian wired glass or fully insulated glass. Fire Alarm & Emergency Lighting Boilers in Means of Escape Low Risk Medium & High Risk Cupboards in Means Key, card or coin meters not allowed to ensure there is no interruption to power. Allowed in Means of Escape Not allowed in Means Of Escape Storage cupboards should not

3 Of Escape Electricity/gas Meter Washing machine/tumble drier in bathroom Washing machine/tumble drier utility room *Low Risk/Medium (Normal) Risk High Risk *Low Risk/Medium (Normal) Risk High Risk be located in protected routes unless they are 30 minute fire resisting with an interlinked smoke detector or emptied and locked shut. (Will require ventilation and not compromise MOE) Will electricity/gas meters in the escape route providing up to current standards. 30 minutes fire resisting cupboard No washing machine or tumble dryer should be located in a shared bath/shower room. These should be located in a shared kitchen or utility room. (See below). 20 minute door which is sound, solid construction, close fitting and self-closing & heat detector. 30 minute Fire door conforming to BS476-22and heat detector. 4 Storey Property Fire Alarm System *Low Risk Property Medium (Normal) Risk Property Grade D fire alarm system to BS5839 LD3* system (heat to kitchen(s), smoke detection in hallways, lounge(s), dining & utility room(s). *LD3 plus shared areas Grade A LD2 fire alarm system to BS5839 with (heat to kitchen(s), smoke detection in hallways, lounge(s), dining rooms & utility room(s) & bedrooms). For bedsits there should be the addition of stand-alone battery operated smoke detector.

4 Fire Doors 30 minute FD30 fire door(s) with self-closing device to lounge(s), bedrooms, utility room(s), dining room etc. FD30S door required to kitchen. (Existing FD30S doors will be accepted if detector provided to room). All 30 minute fire door should comply to BS Emergency Lighting Property with Basements/Lower Ground Floors *Low/Medium (Normal) Risk Property Only required if escape route has no borrowed light or route is long or complex. Emergency Lighting required 30 minute separation from rest of the property Option 1 30 minute fire door conforming to BS at top or bottom of stairs & 30 minute vertical separation Option2 Smoke detector to each bedroom & 30 minute fire door conforming to BS to each bedroom Fire Blanket Required in all shared kitchens Fire Extinguishers Fire Extinguishers are only required if there are staff that work/sleep at a property. Staff are required to be appropriately trained/qualified to use extinguishers. Security Locks Any lock should have a thumb turn or should be capable of being immediately opened without the use of a key if security lock(s) are provided Items in Means Of Escape The protected route should be maintained free of any obstructions and/or fire risks. The stairway should not contain any furniture, electrical items such as washing machines and tumble driers or any storage (includes coats & shoes, ornaments etc.). Glazing No glazing on means of escape

5 Fire Alarm & Emergency Lighting Boilers (to be clarified with Avon Fire & Rescue) Cupboards in Means Of Escape Electricity/gas Meters Washing machine/tumble drier in bathroom Washing machine/tumble drier utility room *Low Risk/Medium (Normal) risk High Risk unless Georgian wired glass or fully insulated glass. Key, card or coin meters not allowed to ensure there is no interruption to power. Not allowed in Means Of Escape Storage cupboards should not be located in protected routes unless they are 30 minute fire resisting with a detector or emptied and locked shut. Electricity/gas meters will be allowed in escape route providing up to current standards. 30 minutes fire resisting cupboard No washing machine or tumble dryer should be located in a shared bath/shower room. These should be located in a shared kitchen or utility room.(see below). 30 minute Fire door and heat detector. 5 Storey Property This should be discussed with a Senior Environmental Health Officer/Avon Fire & Rescue. *Low Risk Property Definition of low risk found on Page 12 of LACORS (Housing Fire Safety Guidance on fire safety provisions for certain types of existing housing). A low occupancy level (6 people agreed to Avon Fire & Rescue) and all occupants able bodied and capable of using the means of escape without assistance. (May accept 7/8 providing a risk assessment has been undertaken and deviation agreed with Senior).

6 Very little chance of fire occurring and few, if any highly combustible or flammable materials or other fuel for a fire (Clear means of escape). Where a fire cannot spread quickly throughout the property and will be quickly detected so people can make their escape Other things to be considered when deciding risk of property?. Is there more than one acceptable escape route Does the property have a complex layout Travel distance not excessive Is property in good state of repair Confidence in Management Occupiers are not vulnerable and do not present a higher risk due to alcohol/mobility or drug dependency Social interaction in the house or cohesion between occupiers Tenancy Type of heating No of Storeys If a property is low risk then some of the recommendations in LACORS may be relaxed. Normal (Medium) Risk Property No definition in LACORS. LACORS will normally apply. Additional fire precautions may be required in addition to those required in LACORS. Higher risk properties include:-bedsits, hostels, properties occupied by vulnerable tenants (alcohol/mobility or drug dependency), high occupancy level, properties with long or complex layouts and those where there is very poor confidence in management. Storey LACORS Page 73 definition of storey when counting the number of storeys all floors from the level of the final exit to the topmost floor (include mezzanines as storeys)

7 should be counted Where the final exit is located on the ground floor (or raised ground level) any lower ground/basement/cellar should not be counted. Therefore, a house with a basement, ground, first and second floors with its entrance/final exit at ground level should be counted as a three- storey house. Risk Assessment Provisions It should be noted that LACORS does not set prescriptive standards but provides recommendations & guidance for use when assessing the adequacy of fire precautions. Often alternative solutions are available which will provide an equally acceptable level of fire safety for a particular property, and sometimes identical properties need different approaches due to differences in the types of occupation or the needs of the occupant. The above standards are not prescriptive and alternatives will be accepted providing a fire risk assessment is undertaken.

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