HOUSING SERVICES
GUIDANCE ON FIRE SAFETY REQUIREMENTS FOR
HOUSES IN MULTIPLE OCCUPATION
November 2009
November 2009
Page 1 of 24
Date of approval 25/11/09
1
Introduction
1.1
A house in multiple occupation (HMO) is a house or dwelling which is occupied
by persons who do not form a single household as defined in Section 258 of the
Housing Act 2004. The full definition can be found in Sections 77, 254, 257, 258
– 260 of the Housing Act 2004 (Housing Act 2004).
1.2
The Housing Act 2004 introduced a new method of assessing the conditions in
residential accommodation, the Housing, Health and Safety Rating System
(HHSRS). Applying these conditions to the various categories of HMO will help
to ensure that the property is adequately protected from fire to avoid the
presence of category 1 or 2 hazards which may otherwise result in legal action
being taken by the Council.
1.3
These notes are for guidance only, a full inspection will be required to determine
fire safety requirements for a particular property. The Housing Standards Team
should be consulted before undertaking works.
2
2.1
Categories of HMOs covered by these standards
Category A – Bedsits
2.1.1 These are houses occupied as individual rooms, bedsits and flatlets which are
considered to have a number of rooms for exclusive occupation, not necessarily
behind one door. There will be some sharing of amenities, usually bathrooms
and/or toilets. In such a house, each occupancy would be rented separately (on
a separate tenancy).
2.2
Category B – Shared houses
2.2.1 These are houses occupied on a shared basis. Some would be let to groups of
friends on a shared/group tenancy, others will be occupied by individuals on
separate tenancies. Each occupant will have their own bedroom, but will share
the amenities with the other tenants. This accommodation is typically occupied
by groups of students.
2.3
Category C – Lodgings
2.3.1 These are houses catering for not more than two lodgers where the owner is
living as his main residence. This is the traditional house let in lodgings where
the lodgers share family facilities and meals are provided from the family kitchen.
If a property has more than two lodgers, it will be classed as a shared house for
the purposes of this standard.
2.4
Category D – Self contained flats
2.4.1 This category includes most houses or buildings which, by erection or
conversion, contain dwellings which are self contained and all such dwellings
comprise accommodation which is behind one access door off a common area.
The dwellings would normally contain all the standard amenities, although it
would be possible for some to be unimproved self-contained flats lacking one or
more standard amenities. There is no sharing of amenities with occupiers of
other dwellings.
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2.4.2 If the house or building containing the self-contained flats is proven to meet
modern building regulations, including the provision of appropriate active and
passive fire safety measures, then they would not be considered to be within a
category of HMO.
2.5
Category E – Hostels and supported housing
These types of properties will be dealt with under the most appropriate category of
HMO, usually being shared house HMOs.
2.6
Interpretation
2.6.1 The Council accept that not all properties will fall readily into one of the
categories detailed above. Whilst these standards will be applied to all HMOs,
the Council accept that it may be appropriate, on occasion, to treat a property as
comprising a mix of the different Categories. The classification of individual
lettings within an HMO and the interpretation of these standards in their
application to a mixed Category property shall be at the discretion of the Public
Protection Manager.
2.6.2 The Council accept that there cannot be hard and fast demarcation between
categories of HMO and that a house might move between categories over a
period of time. The classification of a HMO at any particular time will be at the
discretion of the Public Protection Manager and the appropriate requirements will
be enforced.
3
Fire Risk Assessment
3.1
The aims of the fire risk assessment are to identify the fire hazards; reduce the
risk of those hazards causing harm and to decide what physical fire precautions
and management arrangements are necessary to ensure the safety of people in
the premises if a fire does start.
3.2
The responsible person must carry out a fire risk assessment for the purpose of
identifying the general fire precautions and other measures needed to ensure the
safe occupation of the property. Responsible person means “the person who has
control of the premises”. In practice this will usually be the landlord or managing
agent.
For further information please refer to LACORS Guidance on fire safety provisions –
sections 4 – 6.
4
4.1
General Management
Hazards should be removed where it is practicable to do so such as replacing
portable heating appliances with a whole house heating system; ensure electrical
sockets are adequate in number and sited appropriately to avoid overloading and
trailing leads; ensure all furniture complies with the Furniture and Furnishings
(Fire)(Safety) Regulations 1988; ensure combustible items such as furniture and
laundry are stored properly and are kept away from potential ignition sources
such as cookers, heaters and boilers; ensure refuse is properly stored and
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disposed of. All escape routes must be kept free of obstruction at all times.
Refuse must not be stored within the escape route.
4.2
•
•
•
•
•
Information and training: Each occupier should be given specific advice on fire
prevention and fire safety in the home. This should be provided at the start of
each new tenancy and reviewed periodically. Information should include:
an explanation of the escape routes, particularly where secondary means of
escape is provided;
how the fire detection and alarm system operates and what to do if it activates
including how and when to re-set the fire alarm system, the avoidance of false
alarms; how and when to call the fire brigade and how to report defects;
where extinguishers or fire blankets are provided, there should be training in their
application and safe use;
the importance of maintaining clear escape routes, free of storage, and keeping
fire doors closed, not propped or wedged open;
smoking and cooking safety, gas safety advice;
4.3
Record keeping: It is recommended that a property log book is kept and all
routine maintenance and servicing activity is recorded in it, along with all reported
defects and remedial action taken – including false alarms.
4.4
Notices/ signage: In most residential premises of average size and risk, fire
safety signs and notices will not be required. However, in larger premises or
those with complicated layouts or with alternative exits, the fire risk assessment
is likely to indicate some need for signage. The need for clear information should
be balanced with the desire to maintain a homely environment.
4.5
The fire risk assessment will determine whether fire safety signage is required.
The assessor should consider if all occupiers are likely to be familiar with the
escape route; which route offers the shortest travel distance and are there any
changes in direction in corridors or areas where confusion may occur when
exiting the building. Any facilities or equipment provided for fire safety may need
appropriate signage e.g. If it is obscured from view.
4.6
Fire-resisting doors should be marked ‘Fire door keep shut’. Where fire safety
signs are provided they should be in accordance with BS 5499 and the Health
and Safety (Safety Signs and Signals) Regulations 1996. All signs should be
pictographic.
For further information please refer to LACORS Guidance on fire safety provisions –
section 27.
5
Escape Routes
5.1
Layout of accommodation units themselves must be considered. Poor layout
within a unit of accommodation can compromise the means of escape in the
event of a fire. Ideally, sleeping areas or rooms should be closer to the exit door
to the accommodation than living areas or kitchen facilities. Escape from the
premises should not be through a risk room. E.g. a kitchen.
5.2
There is usually no requirement to provide protection to bathrooms and shower
rooms which open onto protected routes. Properly installed and maintained
central heating boilers, electric showers or water heaters and room-sealed gas
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water heaters pose little additional risk. However, if the room contains open flame
or electric bar space heaters, storage cupboards or other risk items then either
the storage cupboards or the room itself, as appropriate, should be protected to
the appropriate standard in the same way as the remainder of the route.
6
Escape windows
6.1
Any window provided for emergency escape purposes should have an
unobstructed openable area that is at least 0.33m² and have a minimum 450mm
height and 450mm width. The bottom of the openable area should not be more
than 1,100mm above the floor.
6.2
Escape windows can only be considered if satisfied that it would be safe to use
them in an emergency and they serve rooms whose floor level is no more than
4.5m from the ground.
6.3
The occupiers of those rooms must be able-bodied individuals and there must be
no basement well or other encumbrance beneath the window such as railings or
a conservatory.
7
Exit doors
7.1
All doors to lettings and each final exit doors from the premises should be fitted
with locks/catches which are openable by the occupiers from the inside without
the use of a removable key. Wherever key-operable locks are fitted they should
be of the type with a suitable internal thumb-turn to facilitate this.
7.2
Electrically operated locks must fail to safety (open) or have a manual over-ride
in the event of power failure.
8
Fire separation and compartmentation
8.1
In addition to providing a protected escape route, it is necessary to restrict the
spread of fire and smoke from one unit of accommodation to another. Fireresisting construction enclosing each unit of accommodation creates a
compartment that will contain fire and smoke within it - generally 30 minutes.
8.2
Where the fire risk assessment identifies specific higher risks, then a higher
standard of fire resistance may be required (usually 60 minutes) or additional fire
safety measures should be installed.
8.3
Examples of 60-minute requirement will include walls, ceilings and doors
separating commercial uses from residential parts; walls, ceilings and doors
separating areas of high fire risk such as commercial kitchens, large boiler rooms
or large stores; and separating walls between buildings.
8.4
Attention should be paid to any ductwork that passes through the separation.
This will require protecting to the same standard of fire resistance as the partition
itself.
8.5
Floor/ ceiling partitions between any basement or cellar and the ground floor
escape route should provide 30 minutes resistance.
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8.6
Inspection of the floors/ceilings as part of the fire risk assessment will determine
the suitability of existing construction. Generally, ceilings constructed with
12.5mm plasterboard with skim coat and in sound condition will be adequate.
8.7
Ceilings constructed from 9mm plasterboard or lath and plaster (in sound
condition) can be expected to provide a lower standard of fire resistance.
However, this should be acceptable as part of an overall fire risk assessment in
lower risk premises such as single household occupancy and shared houses of
no more than three storeys with no specific higher risk factors present.
8.8
Ceilings which are not in sound condition particularly lath and plaster type should
be replaced or upgraded to provide 30 minutes resistance.
8.9
This can be achieved by removal and replacement of the existing ceiling with
standard 12.5mm plasterboard and skim or alternative product/construction
providing 30 minutes resistance and subject to a satisfactory fire test report.
8.10
It may be possible to provide additional protection below the ceiling; or by
providing additional protection within the floor space above the ceiling.
8.11
Only upgrading methods accompanied by a valid test report can be accepted.
The report will specify the fire resistance which will be achieved by the upgrading
method. This is essential for all upgrading methods, but particularly so where
proprietary products are being considered.
9
Fire doors/ door sets
9.1
Where fire-resisting partitions are required, any doorways within them must be
fitted with fire resisting door assemblies (door and frame set) providing fire
resistance at least to the same standard as the partition itself. E.g. 30-minute
partitions will require a 30-minute fire-resisting door set.
9.2
30-minute doorsets are specified as FD30 (or E 30) and 60-minute doorsets are
specified as FD60 (or E 60).
9.3
Most timber fire doors will need intumescent seals fitted. In most situations fireresisting doors should be fitted with smoke seals, as these restrict the passage of
smoke into the escape route from the room where the fire is situated.
9.4
The exception to this is where fire doors are fitted to rooms in premises where
the fire detection system is restricted to the escape route. This will often be the
case in three-storey shared houses. In these cases smoke seals should not be
fitted, as their benefit will be outweighed by the fact that the smoke detectors in
the escape route will only activate when the fire is at an advanced stage and
beginning to breach the fire door.
9.5
Where smoke detection is sited within rooms the alarm will sound very early in
the development of the fire and the smoke seals will be of benefit in keeping
smoke out of the escape route.
9.6
Fire doors should be installed and maintained in accordance with BS 8214:1990.
In multi-occupancy situations, fire-resisting doors should be fitted with approved
self-closing devices.
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9.7
Doors to rooms within larger flats in multiple occupation and larger shared
houses may require self-closers within the context of an overall fire risk
assessment. Entrance doors to flats and bed-sit rooms will always require them.
9.8
In lower risk premises (as determined by the enforcing authority), where a full 30minute protected route is not required, it should be possible to accept existing,
well fitted and constructed solid doors, providing they are in sound condition.
Solid timber doors and panelled doors of substantial construction may be
adequate in these lower risk situations. Non fire-resisting glazed doors, doors of
flimsy construction or hollow infill-type doors (commonly known as ‘egg box’)
should not be accepted.
9.9
When new fire doors are to be provided, ideally an entire doorset construction
should be fitted, overcoming problems with fitting doors to frames of a different
specification. However, it is recognised that in some existing buildings of
substantial construction this may cause practical difficulties. It may be possible to
fit new fire doors to existing frames provided that the frames are of sound
construction, in good condition, and of adequate material and dimensions to
meet requirements.
9.10
Not all doors are suitable for upgrading, so before undertaking upgrading the
door must be assessed for suitability by a qualified person.
For further information please refer to LACORS Guidance on fire safety provisions –
section 21.9/ 10.
10 Emergency Lighting
10.1. When a fire occurs, people will be escaping in haste and in a probable state of
distress or even panic therefore the staircase and escape route must be
adequately lit at all levels.
10.2
In HMOs (including shared houses) of three or four storeys, it may be appropriate
to provide emergency lighting throughout the escape route if the route is long or
complex or where there is no effective borrowed light.
11 Fire fighting equipment (portable)
11.1
The provision of fire blankets and simple fire extinguishers can be useful in
restricting the development and spread of small fires in their early stages.
However, unless a fire is very small, the best advice is to evacuate the building to
a place of safety and call the fire and rescue service.
11.2
In order to provide a facility for extinguishing small fires in their early stages, a
simple multi-purpose extinguisher in compliance with BS EN 3-7 is
recommended on each floor in the common parts of HMOs and buildings
containing flats. It will not usually be practical to train tenants in the use of these,
but basic advice should be offered at the start of each new tenancy.
11.3
Water extinguishers are not suitable for location within kitchens or for use on
electrical fires. All portable fire fighting equipment shall be wall mounted by the
use of suitable brackets, so that the handle or other carrying device is about
1.1m from floor level.
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11.4
Fire blankets will be required in certain kitchens and bed-sit rooms. Fire blankets
should comply with BS 6575 and be mounted on the wall approximately 1.5m
high and closer to the room exit than the cooking facility.
12 Automatic fire detection and alarm systems
12.1
The presence of a suitable, properly installed and maintained automatic fire
detection and warning system will alert occupiers to the presence of a fire in its
early stages and enable them to evacuate. The system should wake people who
are sleeping. It should also alert the presence of a developing fire in any hidden
areas before that fire affects the escape route.
12.2
The type of system to be provided in a particular premises is dependent upon
risk. The type of system installed should be in accordance with the
recommendations of BS 5839: part 6. This details different grades of system and
extent of coverage and recommends an appropriate system based on the risk the
premises presents. Relatively simple systems will be satisfactory for smaller, lowrisk premises, but larger houses and HMOs will require a more sophisticated
automatic system.
For more detailed information on grades of fire alarm system please refer to LACORS
Guidance on fire safety provisions – section 22.
Please note: These notes are for guidance only it will be necessary to refer to British
Standard – Fire detection & fire alarm systems for buildings. BS: 5839 -1:2002 and BS:
5839 -6:2002 for full details on component compliance.
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13
Bed-sit type HMO of no more than two storeys to final exit
13.1
Escape routes
It is necessary to create a protected route as provision of a safe means of
escape from the property, i.e. all doors, walls and screens forming staircase
enclosures shall be constructed or repaired to provide a minimum period of fire
resistance of thirty minutes.
NOTE:
The protected means of escape must be kept free from obstruction at all times meaning
articles and items of furniture must not be placed or stored on the escape route at any
time.
13.1.1 All doors and frames to risk rooms and those which open onto the protected
route, should must be FD30s (including the door to the cellar). This should
include the correct installation of intumescent strips, cold smoke seals and
correctly adjusted self-closing devices. All doors to lettings and each final exit
door from the premises should be fitted with locks/catches which are openable by
the occupiers from the inside without the use of a removable key. Wherever keyoperable locks are fitted they should be of the type with a suitable internal thumbturn to facilitate this.
13.1.2 Gas & Electric meters within the protected route should be boxed in with fire
resisting material affording a minimum of one half hour fire protection.
13.2
Fire separation
No requirement for additional fire-resisting separation between units, but walls
and floors should be of sound, traditional construction. However:
13.2.1 Occupied basement
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm gypsum plaster skim to provide 30
minutes fire resistance. Alternatively use 12mm plasterboard and skim joints.
A separate escape route is required from occupied basements. If this is not
possible escape windows must be installed to all habitable rooms and occupants
must be able bodied.
Where there is no external access to the basement any rooms off the basement
corridor must be fitted with 30 minute fire resisting doors and frames, including
the correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted).
NOTE: If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints. All overlaid boards should be laid with
staggered joints.
All ducting and large pipe work passing through ceilings/ floors is to be fitted with
intumescent collars. All holes in brickwork to party walls must be sealed.
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13.2.2 Unoccupied cellar
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Note; Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm skim. Alternatively use 12mm
plasterboard and skim joints to provide a minimum of 30 minutes fire protection.
If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints.
An FD 30S fire door and frame with smoke seals must be provided to the head of
the cellar stairs, where this door leads into the protected route.
Rubbish and materials should not be stored within the cellar;
13.3 Fire detection and alarm system
13.3.1 Mixed system
Grade D, LD2 system
• Interlinked mains wired smoke alarms with integral battery back-up located in
the escape route at each floor level.
• Interlinked smoke alarms with integral battery back-up located in any cellar.
13.3.2 Where cooking facilities are sited within the bed-sit:
• Interlinked heat alarms with integral battery back-up located in each bed-sit;
and additional non-interlinked smoke alarm with integral battery back-up located
in each bed-sit.
13.3.3 Where cooking facilities are sited in shared kitchen, not within bed-sit:
• Interlinked smoke alarms with integral battery backup located in each bed-sit;
• interlinked heat alarms with integral battery back-up located in each communal
kitchen;
13.4
Emergency Lighting
Conventional artificial lighting is required. Emergency lighting (which is to be
independent of all other systems), in compliance with B.S. 5266 should be
installed - one light to each level to illuminate all escape routes, except where
there is adequate borrowed light.
13.5 Fire fighting equipment
13.5.1 Fire blanket to be provided in each bed-sit with cooking facilities and in shared
kitchens.
13.5.2 A simple multi-purpose extinguisher on each floor in the common parts
recommended.
13.6
Fire safety signs
Signage along escape route to the final exit is required, if the escape route is
complex.
13.7
Management and maintenance of fire safety
Please refer to “General Management” page 1
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14
Bed-sit-type HMO of three or four storeys to final exit
14.1
Escape routes
It is necessary to create a protected route as provision of a safe means of
escape from the property, i.e. all doors, walls and screens forming staircase
enclosures shall be constructed or repaired to provide a minimum period of fire
resistance of thirty minutes.
NOTE:
The protected means of escape must be kept free from obstruction at all times meaning
articles and items of furniture must not be placed or stored on the escape route at any
time.
14.1.1 All doors and frames to risk rooms and those which open onto the protected
route, should must be FD30s (including the door to the cellar). This should
include the correct installation of intumescent strips, cold smoke seals and
correctly adjusted self-closing devices. All doors to lettings and each final exit
door from the premises should be fitted with locks/catches which are openable by
the occupiers from the inside without the use of a removable key. Wherever keyoperable locks are fitted they should be of the type with a suitable internal thumbturn to facilitate this.
14.1.2 Gas & Electric meters within the protected route should be boxed in with fire
resisting material affording a minimum of one half hour fire protection.
14.2 Fire separation
No requirement for additional fire-resisting separation between units, but walls and
floors should be of sound, traditional construction. However:
14.2.1 Occupied basement
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm gypsum plaster skim to provide 30
minutes fire resistance. Alternatively use 12mm plasterboard and skim joints.
A separate escape route is required from occupied basements. If this is not
possible escape windows must be installed to all habitable rooms and occupants
must be able bodied.
Where there is no external access to the basement any rooms off the basement
corridor must be fitted with 30 minute fire resisting doors and frames, including
the correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted).
NOTE: If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints. All overlaid boards should be laid with
staggered joints.
Please note all ducting and large pipe work passing through ceilings/ floors is to
be fitted with intumescent collars. All holes in brickwork to party walls must be
sealed.
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14.2.2 Unoccupied cellar
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Note; Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm skim. Alternatively use 12mm
plasterboard and skim joints to provide a minimum of 30 minutes fire protection.
If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints.
An FD 30S fire door and frame with smoke seals must be provided to the head of
the cellar stairs, where this door leads into the protected route.
Rubbish and materials should not be stored within the cellar;
14.3 Fire detection and alarm system
14.3.1 Mixed system
Grade A, LD2 system:
• Smoke detectors located throughout the escape route
• Additional interlinked smoke detectors located in any cellar.
• Control panel.
14.3.2 Where cooking facilities are sited within the bed-sit:
• Interlinked heat detectors located in each bed-sit; and additional Grade D, noninterlinked smoke alarm with integral battery back-up located in each bed-sit.
14.3.3 Where cooking facilities are sited in shared kitchen, not within bed-sit:
• Interlinked smoke detectors located in each bed-sit;
• Heat detectors located in each kitchen; and
14.4
Emergency Lighting
Conventional artificial lighting is required. Emergency lighting (which is to be
independent of all other systems), in compliance with B.S. 5266 should be
installed - one light to each level to illuminate all escape routes, except where
there is adequate borrowed light.
14.5 Fire fighting equipment
14.5.1 Fire blanket to be provided in each bed-sit with cooking facilities and in shared
kitchens.
14.5.2 Simple multi-purpose extinguisher on each floor in the common parts
recommended.
14.6
Fire safety signs
Signage along escape route to the final exit is required, if the escape route is
complex.
14.7
Management and maintenance of fire safety
Please refer to “General Management” page 1
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15
Building converted into self-contained flats – up to two storeys to final exit
(Converted self contained flats not meeting 1991 building regulations or not suitably maintained)
15.1
Escape routes
It is necessary to create a protected route as provision of a safe means of
escape from the property, i.e. all doors, walls and screens forming staircase
enclosures shall be constructed or repaired to provide a minimum period of fire
resistance of thirty minutes.
NOTE:
The protected means of escape must be kept free from obstruction at all times meaning
articles and items of furniture must not be placed or stored on the escape route at any
time.
15.1.1 All entrance doors and frames to flats which open onto the protected route,
should must be FD30s (including the door to the cellar). This should include the
correct installation of intumescent strips, cold smoke seals and correctly adjusted
self-closing devices. All doors to lettings and each final exit door from the
premises should be fitted with locks/catches which are openable by the occupiers
from the inside without the use of a removable key. Wherever key-operable locks
are fitted they should be of the type with a suitable internal thumb-turn to facilitate
this.
15.1.2 It is not required for existing doors within the flats to be FD30; however it is
necessary for the doors to be in a sound condition and well constructed – please
refer to section 9 - fire doors and door sets.
15.1.3 If any door within the flat is to be changed, or in new conversions, FD30 doors
must be fitted.
15.1.3 Gas & Electric meters within the protected route should be boxed in with fire
resisting material affording a minimum of one half hour fire protection;
15.2
Fire separation
No requirement for additional fire-resisting separation between units, but walls
and floors should be of sound, traditional construction. However:
15.2.1 Occupied basement
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm gypsum plaster skim to provide 30
minutes fire resistance. Alternatively use 12mm plasterboard and skim joints.
A separate escape route is required from occupied basements. If this is not
possible escape windows must be installed to all habitable rooms and occupants
must be able bodied.
Where there is no external access to the basement any rooms off the basement
corridor must be fitted with 30 minute fire resisting doors and frames, including
the correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted).
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NOTE: If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints. All overlaid boards should be laid with
staggered joints.
Please note all ducting and large pipe work passing through ceilings/ floors is to
be fitted with intumescent collars. All holes in brickwork to party walls must be
sealed.
15.2.2 Unoccupied cellar
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Note; Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm skim. Alternatively use 12mm
plasterboard and skim joints to provide a minimum of 30 minutes fire protection.
If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints.
An FD 30S fire door and frame with smoke seals must be provided to the head of
the cellar stairs, where this door leads into the protected route.
Rubbish and materials should not be stored within the cellar;
15.3 Fire detection and alarm system
15.3.1 Common Parts
Grade D, LD2 system
A hard wired fire alarm system, interlinked and consisting of self-contained
smoke/ heat detectors complying with B.S. 5446.
• Interlinked mains wired smoke alarms with integral battery back-up located in
the escape route at each floor level; and
• Interlinked heat alarm with integral battery back-up located within the hallway to
each flat; and
• Interlinked smoke alarms with integral battery back-up located in any cellar.
15.3.1 Within each dwelling
Grade D, LD3 system
A hard wired fire alarm system consisting of self-contained smoke/ heat detectors
complying with B.S. 5446:
• Non-interlinked mains wired smoke alarms with integral battery back-up located
in the room / lobby opening onto the escape route;
NOTE: Additional detection may be required in high fire risk rooms if higher than
normal risk is identified. E.g. where kitchens are next to the final exit door.
15.4
Emergency Lighting
Conventional artificial lighting is required. Emergency lighting (which is to be
independent of all other systems), in compliance with B.S. 5266 should be
installed - one light to each level to illuminate all escape routes, except where
there is adequate borrowed light.
15.5
Fire fighting equipment
Fire blanket to be provided in each kitchen or kitchen area.
Simple multi-purpose extinguisher on each floor in the common parts required.
November 2009
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Date of approval 25/11/09
15.6
Fire safety signs
Signage along escape route to the final exit is required, if the escape route is
complex.
15.7
Management and maintenance of fire safety
Please refer to “General Management” page 1
November 2009
Page 15 of 24
Date of approval 25/11/09
16
Building converted into self-contained flats - three-four storeys to final exit
(Converted self contained flats not meeting 1991 building regulations or not suitably maintained)
16.1
Escape routes
It is necessary to create a protected route as provision of a safe means of
escape from the property, i.e. all doors, walls and screens forming staircase
enclosures shall be constructed or repaired to provide a minimum period of fire
resistance of thirty minutes.
NOTE:
The protected means of escape must be kept free from obstruction at all times meaning
articles and items of furniture must not be placed or stored on the escape route at any
time.
16.1.1 All entrance doors and frames to flats which open onto the protected route,
should must be FD30s (including the door to the cellar). This should include the
correct installation of intumescent strips, cold smoke seals and correctly adjusted
self-closing devices. Note: All doors to lettings and each final exit door from the
premises should be fitted with locks/catches which are openable by the occupiers
from the inside without the use of a removable key. Wherever key-operable locks
are fitted they should be of the type with a suitable internal thumb-turn to facilitate
this.
16.1.2 It is not required for existing doors within the flats to be FD30; however it is
necessary for the doors to be in a sound condition and well constructed – please
refer to section 9 - fire doors and door sets.
16.1.3 If any door within the flat is to be changed, or in new conversions, FD30 doors
must be fitted.
16.1.4 Gas & Electric meters within the protected route should be boxed in with fire
resisting material affording a minimum of one half hour fire protection.
16.2
Fire separation
No requirement for additional fire-resisting separation between units, but walls
and floors should be of sound, traditional construction. However:
16.2.1 Occupied basement
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm gypsum plaster skim to provide 30
minutes fire resistance. Alternatively use 12mm plasterboard and skim joints.
A separate escape route is required from occupied basements. If this is not
possible escape windows must be installed to all habitable rooms and occupants
must be able bodied.
Where there is no external access to the basement any rooms off the basement
corridor must be fitted with 30 minute fire resisting doors and frames, including
the correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted).
November 2009
Page 16 of 24
Date of approval 25/11/09
NOTE: If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints. All overlaid boards should be laid with
staggered joints.
Please note all ducting and large pipe work passing through ceilings/ floors is to
be fitted with intumescent collars. All holes in brickwork to party walls must be
sealed.
16.2.2 Unoccupied cellar
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Note; Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm skim. Alternatively use 12mm
plasterboard and skim joints to provide a minimum of 30 minutes fire protection.
If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints.
An FD 30S fire door and frame with smoke seals must be provided to the head of
the cellar stairs, where this door leads into the protected route.
Rubbish and materials should not be stored within the cellar;
16.3 Fire detection and alarm system
16.3.1 Common Parts
Grade A, LD2 system
A hard wired fire alarm system, interlinked and consisting of self-contained
smoke/ heat detectors complying with B.S. 5446.
I.e.
• interlinked mains wired smoke alarms with integral battery back-up located in
the escape route at each floor level; and
• interlinked heat alarm with integral battery back-up located within the hallway
to each flat; and
• interlinked smoke alarms with integral battery back-up located in any cellar;
• Manual call points to be located at each final exit.
• Control panel
16.3.2 Within each dwelling
Grade D, LD3 system
A hard wired fire alarm system consisting of self-contained smoke/ heat detectors
complying with B.S. 5446.
• Non - interlinked mains wired smoke alarms with integral battery back-up
located in the room / lobby opening onto the escape route;
NOTE: Additional detection may be required in high fire risk rooms if higher than
normal risk is identified. E.g. where kitchens are next to the final exit door.
16.4
Emergency Lighting
Conventional artificial lighting is required. Emergency lighting (which is to be
independent of all other systems), in compliance with B.S. 5266 should be
installed - one light to each level to illuminate all escape routes, except where
there is adequate borrowed light.
November 2009
Page 17 of 24
Date of approval 25/11/09
16.5
Fire fighting equipment
Fire blanket to be provided in each kitchen or kitchen area.
Simple multi-purpose extinguisher on each floor in the common parts required.
16.6
Fire safety signs
Signage along escape route to the final exit is required, if the escape route is
complex.
16.7
Management and maintenance of fire safety
Please refer to “General Management” page 1
November 2009
Page 18 of 24
Date of approval 25/11/09
Individual tenancies
17
Shared house of no more than 2 storeys to final exit
17.1
Escape routes
It is necessary to create a protected route as provision of a safe means of
escape from the property, i.e. all doors, walls and screens forming staircase
enclosures shall be constructed or repaired to provide a minimum period of fire
resistance of thirty minutes. The protected route must not be used for furniture or
storage/rubbish and must be kept clear of obstacles.
17.1.1 All door frames and doors opening onto the protected route i.e. hall, landing and
staircase enclosures, should afford 30 minutes fire protection (including the door
to the cellar; generally excluding bathroom doors). This should include the
correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted)
Note: All doors to lettings and each final exit door from the premises should be fitted
with locks/catches which are openable by the occupiers from the inside without the use
of a removable key. Wherever key-operable locks are fitted they should be of the type
with a suitable internal thumb-turn to facilitate this.
17.1.2 Gas & Electric meters within the protected route should be boxed in with fire
resisting material affording a minimum of one half hour fire protection;
17.2
Fire separation
No requirement for additional fire-resisting separation between units, but walls
and floors should be of sound, traditional construction. However:
17.2.1 Occupied basement
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm gypsum plaster skim to provide 30
minutes fire resistance. Alternatively use 12mm plasterboard and skim joints.
A separate escape route is required from occupied basements. If this is not
possible escape windows must be installed to all habitable rooms and occupants
must be able bodied.
Where there is no external access to the basement, any rooms off the basement
corridor must be fitted with 30 minute fire resisting doors and frames, including
the correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted).
NOTE: If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints. All overlaid boards should be laid with
staggered joints.
Please note all ducting and large pipe work passing through ceilings/ floors is to
be fitted with intumescent collars. All holes in brickwork to party walls must be
sealed.
November 2009
Page 19 of 24
Date of approval 25/11/09
17.2.2 Unoccupied cellar
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Note; Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm skim. Alternatively use 12mm
plasterboard and skim joints to provide a minimum of 30 minutes fire protection.
If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints.
An FD 30S fire door and frame with smoke seals must be provided to the head of
the cellar stairs, where this door leads into the protected route.
Rubbish and materials should not be stored within the cellar;
17.3
Fire detection and alarm system
Grade D, LD3 system:
i.e.
• interlinked mains wired smoke alarms with integral battery back-up located in
the escape route at each floor level; and
• Interlinked heat alarm with integral battery back-up located in the kitchen; and
• Interlinked smoke alarm with integral battery back-up located in the lounge; and
• Interlinked smoke alarms with integral battery back-up located in any cellar.
17.4
Emergency Lighting
Conventional artificial lighting is required. Emergency lighting (which is to be
independent of all other systems), in compliance with B.S. 5266 should be
installed - one light to each level to illuminate all escape routes, except where
there is adequate borrowed light.
17.5
Fire fighting equipment
A fire blanket to be provided in the kitchen and a simple multi-purpose fire
extinguisher in the hallway.
17.6
Fire safety signs
Signage only required if the escape route is complex
17.7
Management and maintenance of fire safety
Please refer to “General Management” page 1
November 2009
Page 20 of 24
Date of approval 25/11/09
Individual tenancies
18
Shared house of 3 – 4 storeys to final exit
18.1
Escape routes
It is necessary to create a protected route as provision of a safe means of
escape from the property, i.e. all doors, walls and screens forming staircase
enclosures shall be constructed or repaired to provide a minimum period of fire
resistance of thirty minutes. The protected route must not be used for furniture or
storage/rubbish and must be kept clear of obstacles.
18.1.1 All door frames and doors opening onto the protected route i.e. hall, landing and
staircase enclosures, should afford 30 minutes fire protection (including the door
to the cellar; generally excluding bathroom doors). This should include the
correct installation of intumescent strips, cold smoke seals and correctly adjusted
self-closing devices.
Note: All doors to lettings and each final exit door from the premises should be fitted
with locks/catches which are openable by the occupiers from the inside without the use
of a removable key. Wherever key-operable locks are fitted they should be of the type
with a suitable internal thumb-turn to facilitate this.
18.1.2 Gas & Electric meters within the protected route should be boxed in with fire
resisting material affording a minimum of one half hour fire protection;
18.2
Fire separation
No requirement for additional fire-resisting separation between units, but walls
and floors should be of sound, traditional construction. However:
18.2.1 Occupied basement
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm gypsum plaster skim to provide 30
minutes fire resistance. Alternatively use 12mm plasterboard and skim joints.
A separate escape route is required from occupied basements. If this is not
possible escape windows must be installed to all habitable rooms and occupants
must be able bodied.
Where there is no external access to the basement, any rooms off the basement
corridor must be fitted with 30 minute fire resisting doors and frames, including
the correct installation of intumescent strips and correctly adjusted self-closing
devices. (Cold smoke seals must not be fitted).
NOTE: If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints. All overlaid boards should be laid with
staggered joints.
Please note all ducting and large pipe work passing through ceilings/ floors is to
be fitted with intumescent collars. All holes in brickwork to party walls must be
sealed.
November 2009
Page 21 of 24
Date of approval 25/11/09
18.2.2 Unoccupied cellar
Ceilings, staircase soffits and spandrels should be upgraded to afford a minimum
of 30 minutes fire protection.
Note; Existing ceilings in poor condition should be removed and replaced with a
minimum of 9.5mm plasterboard + 5mm skim. Alternatively use 12mm
plasterboard and skim joints to provide a minimum of 30 minutes fire protection.
If the existing ceiling is in good condition it may be possible to underdraw the
ceiling using plasterboard with skimmed joints.
An FD 30S fire door and frame with smoke seals must be provided to the head of
the cellar stairs, where this door leads into the protected route.
Rubbish and materials should not be stored within the cellar;
18.3
•
Fire detection and alarm system
Grade A, LD2 system:
i.e.
interlinked mains wired smoke alarms with integral battery back-up located in the
escape route at each floor level and located in each bedroom; and
• interlinked heat alarm with integral battery back-up located in the kitchen; and
• interlinked smoke alarm with integral battery back-up located in any lounge/
living rooms; and
• interlinked smoke alarms with integral battery back-up located in any cellar;
• Manual call points to be located at each final exit.
• Control panel
18.4
Emergency Lighting
Conventional artificial lighting is required. Emergency lighting (which is to be
independent of all other systems), in compliance with B.S. 5266 should be
installed - one light to each level to illuminate all escape routes, except where
there is adequate borrowed light.
18.5
Fire fighting equipment
A fire blanket to be provided in the kitchen and a simple multi-purpose fire
extinguisher on each landing is recommended.
18.6
Fire safety signs
Signage only required if the escape route is complex.
18.7
Management and maintenance of fire safety
Please refer to “General Management” page 1
November 2009
Page 22 of 24
Date of approval 25/11/09
19
Single family dwellings of no more than two storeys to final exit
19.1
Escape routes etc.
The level of protection for single family dwellings will again depend on the risk
factors. There are generally no requirements for a protected escape route, fire
doors, fire separation or emergency lighting.
Two different standards are set out below and the risk factors present will
determine which standard should be applied.
19.2
Average property:
Where there are no particular risk factors; and
Stairs do not pass through a risk room; and
There is a substantial door on the kitchen
Then the following will apply:
Grade D, LD3 alarm system
• Interlinked mains wired smoke alarms with integral battery back-up located in
the escape route at each floor level; and
• Interlinked heat alarm with integral battery back-up located in the kitchen; and
• Interlinked smoke alarms with integral battery back-up located in any
basement/cellar.
If there are operational, sealed detectors (with 10 year battery enclosed) in the
escape route, with no additional risk factors, this may be acceptable. An
inspection of the property will determine this.
19.3
Additional risk factors present:
These could include stairs coming into the kitchen; or
Stairs coming into an open plan lounge/kitchen, where a door cannot be fitted to
the kitchen.
Then the following will apply:
At least one escape window to the first floor – see section 6 for details (may need
two if the travel distances are excessive eg. large rear extension).
Grade D, LD3 alarm system
• Interlinked mains wired smoke alarms with integral battery back-up located in
the escape route at each floor level; and
• Interlinked heat alarm with integral battery back-up located in the kitchen; and
• Interlinked smoke alarms with integral battery back-up located in any
basement/cellar.
19.4
Fire fighting equipment
It is recommended that a fire blanket be provided in the kitchen.
19.5
Management and maintenance of fire safety
It is recommended that all doors are kept closed at night.
19.6
If other high risk factors are present, such as means of escape through
kitchen at first floor level, alterations to the layout may be required. An
inspection will be required to determine if work is required.
November 2009
Page 23 of 24
Date of approval 25/11/09
Contact details:
Housing Standards,
Trafford Town Hall, Talbot Road, Stretford, Trafford, Manchester, M32 0YJ.
Tel. 0161 912 4509
Fax. 0161 912 1113
E-mail. [email protected]
November 2009
Page 24 of 24
Date of approval 25/11/09