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A guide to
FIRE Safety
in Houses in Multiple Occupation.
Contents
Introduction 3 Principles of fire protection 6 Means of Escape
General 8 Providing a safe escape route 8 1. Removal of hazards,
obstructions and combustible materials 8 2. Carpets and floor
coverings 9 3. Surface spread of flame 9 Containing the fire 9
Detecting the fire and alerting the occupants 10 Extinguishing the
fire 10 Other Fire Precautions General 11 Houses with central
stairways 11 Principles of means of escape 13 Self contained flats
13 Bedsits and shared houses 13 Hostel type accommodation 14
Constructional details 14 Fire resistant doors 17 Non-load bearing
wall 18 Roof access hatch 18 Timber staircase spandrel 18 Ceilings
19
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Fire resistant glazing 20 Emergency lighting system 20 Fire
detection and alarm systems 22 Fire fighting equipment 24
Management 26 A Guide to Furniture and Furnishing (Fire)(Safety)
Regulations 26 Reminders on fire precautions for residents of self
contained units 28
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Guidance Notes on Improving Fire Safety in Houses in Multiple
Occupation
A House in Multiple Occupation (HMO) is defined by the Housing
Act 1985 as a house occupied by persons who do form a single
household which are typified by properties divided into flatlets,
bedsits, self contained flats, hostels and certain shared houses.
As the enforcing authority under the provisions of the Housing Act
1985 the decision in law that a house is a HMO or a shared house
rests with the local authority and the Council has recognised six
categories of HMO which are: Category A : - Houses occupied as
individual rooms, bedsits or flatlets. Category B : - Houses
occupied on a shared basis, usually let to a defined group.
Category C : - Houses let in lodgings catering for lodgers on a
small scale. Category D : - Houses generally referred to as
hostels, guest houses or bed and
breakfast accommodation. Category F : - Houses converted into
self contained flats. Category G : - Houses with some degree of
shared facilities made available through
an employer or an educational establishment. Category D
premises, where a Fire Certificate has been issued under the Fire
Precautions Act, which may previously have been recognised as
commercial hotels catering only for short term stays and which have
subsequently become either wholly, or partly, occupied by persons
having no other permanent accommodation then additional works may
be necessary over and above the requirements of the Fire
Certificate. Means of escape in case of fire is a cause of
particular concern in Houses in Multiple Occupation and where
satisfactory standards are not provided and maintained the Council
may serve an enforcement notice on the person having control of the
house or the person managing the house. Section 368 of the Housing
Act 1985 empowers the Council to effect closure of parts of HMOs
after consultation with the Fire Authority if satisfactory means of
escape are not provided . This guide has been produced therefore to
assist landlords, designers and architects to achieve an adequate
level of fire safety in Houses in Multiple Occupation. It is aimed
primarily at existing HMOs and should prove useful to those
upgrading properties to comply with current requirements or those
converting existing buildings
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to form Houses in Multiple Occupation particularly in the areas
of fire alarm and detection systems, emergency lighting and fire
fighting equipment provision and fire safety management. Where
existing buildings are to be used as HMOs difficulties can arise in
deciding what measures would provide adequate means of escape in
case of fire and other fire precautions. The difficulties arise
partly out of conflicting guidance given in: Department of the
Environment Circular 12/92 Guidance to local authorities on
standards of fitness under Section 352 of the Housing Act 1985 and
Approved Document B in relation to Building Regulations 1991, Part
B. Where work is carried out which may affect the means of escape
or structure you should contact the Building Control Officer to
check if the works require Building Regulation approval. If there
is a material change of use in the conversion of the building you
should also contact the Planning Department to determine if a
Planning Application is required. HMOs are required by the Housing
Act 1985 and other related legislation to comply with certain
standards and the provision of adequate means of escape from fire
and other precautions forms part of those standards. Section 352 of
the Housing Act 1985 relates specifically to Houses in Multiple
Occupation and empowers the Council to require that such premises
are reasonably suitable for occupation either by the number of
individuals or households accommodated there, or for a smaller
number of persons as appropriate. The requirements of Section 352
are as follows:- (a) There must be satisfactory facilities for the
storage, preparation and cooking of
food including an adequate number of sinks with satisfactory
supply of hot and cold water.
(b) An adequate number of suitably located water closets for the
exclusive use of
the occupants. (c) The premises must have for the exclusive use
of the occupants, an adequate
number of suitably located fixed baths or showers and wash-hand
basins each of which is provided with a satisfactory supply of hot
and cold water.
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(d) Adequate means of escape from fire. (e) Adequate other fire
precautions The Housing Act legislation is enforced by Doncaster
Metropolitan Borough Council and the Council exercises its powers
through the Directorate of Borough Strategy & Development who
have the power to inspect and serve statutory notices on owners to
undertake fire precautionary and other works if necessary. The
Housing (Fire Safety) Order also now places a statutory duty on
local authorities to ensure the provision of adequate means of
escape in certain HMOs. In addition owners of businesses, which
include the letting of accommodation have a duty of care under the
Health and Safety at Work etc. Act 1974 to ensure that persons
affected by the business are not put at risk as a consequence of
any act or omission on the part of the owner. Statistical
information shows that the risk from fire in HMOs is much greater
than in single family dwellings and the need for adequate
structural separation, early warning of fire and good management is
of great importance in reducing those risks. D.M.B.C has therefore
in consultation with South Yorkshire Fire and Rescue Service has
adopted the Department of the Environment Circular 12/92 as the
standard of fire protection to be achieved. Copies of this circular
are available if required from any bookshop stocking HMSO
publications.
Circular 12/92 is however a complex document and these guidance
notes cannot take account of every situation that is likely to be
encountered in individual HMOs. Only a full inspection by this
Department with consultation with the fire service can accurately
determine the requirements of the legislation which apply to a
particular property. These notes do however provide a framework
which if followed should mean that the property is likely to
satisfy the requirements of this department and of the fire
service.
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Principles of fire Protection The basic principle of fire
protection is that all occupants of an HMO should be able to leave
the building safely in the event of fire. This is achieved by a
combination of measures such as providing structural separation
with fire resistant construction between occupancies and the
staircases and landings to prevent the spread of the products of
combustion to occupancies or escape routes before the occupants
have made good their escape, and measures such as fire warning
systems which can help ensure that all occupants receive adequate
warning of fire in sufficient time to allow escape from the
building before escape routes become impassable. In determining the
specific measures appropriate to an HMO the Council will take
regard to: The adequacy of the means by which individual
occupancies and the escape
routes from them are protected by structural separation to
prevent the spread of the products of combustion. This will involve
an assessment of the construction and condition of the walls
ceilings and doors.
The distances of travel involved in escaping from each room to a
final exit from the
HMO. The nature of the means of escape and their suitability for
the number of
occupants such as the width of doorways and corridors and the
steepness of stairways.
The basic requirements are the formation of a half-hour
protected internal escape route comprising the staircases and
landings achieved by structural means of separation with 30 minute
fire resistant construction and doors plus automatic fire
detection, emergency lighting, fire fighting equipment, as
appropriate, installed so as to comply with the appropriate British
Standard. In certain existing properties secondary external fire
escapes, where maintained in a satisfactory condition, or
inter-connecting doors between adjoining properties may be
incorporated into the requirements. An example of the application
of the required fire protection measures to a typical small HMO are
shown in Fig.1 which gives an indication of the rooms and other
areas where fire doors, automatic fire detection, emergency
lighting, break glass call points and fire fighting equipment are
required.
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Figure 1 Application of fire protection measures to a typical
small HMO
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Means of Escape - General Providing a safe escape route. The
escape route is almost always the main staircase alone and it is
essential that it is well maintained at all times. A communal
stairway and hallway can therefore be the single most important
component of the means of escape providing the only means of exit
from the building. It is important that the staircases/hallways are
protected from fire and smoke for as long as possible and it is
normally referred to as the protected route. You should ensure that
hallways, stairways, landings, passages etc. that form part of the
escape route are kept free from obstruction, flammable materials
and trip hazards (for example worn carpets), at all times. The
lighting must be kept functional at all times with any time
switches correctly adjusted. Stairs, handrails and balustrade must
be kept in good repair at all times. 1. Removal of Hazards,
Obstructions and Combustible Material. The following must not be
permitted within the escape route:- a) Portable heaters of any
kind. b) Heaters which have unprotected naked flames or radiant
bars. c) Mixed heaters using a gas supply cylinder. d) Oil-fuelled
heaters. e) Cooking appliances. f) Upholstered furniture. g)
Wardrobes or other storage furniture. h) Coat racks. i) Storage of
any kind j) Lighting involving the use of naked flames k) Gas
meters other than those installed with the appropriate Gas
Safety
Regulations. No items must be allowed in the stairway that will
obstruct the means of escape.
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2. Carpets and floor coverings. You should check the labelling
when purchasing any new floor coverings. When new floor coverings
are provided on common escape routes they must conform with BS
5287, low radius spread of fire (up to 35mm) when tested in
accordance with BS 4790. 3. Surface spread of flame. Certain
linings can severely affect the personal safety of occupants in the
early stages of fire due to their susceptibility to spread of flame
and it is essential that the following recommendations are followed
when carrying out any redecoration or refurbishment work within a
property: a) Walls and ceiling linings on escape routes i.e.
corridors, passages and staircases
must be of at least Class 1 standard as defined in BS 476, Part
7, 1987. b) Rooms, other than small rooms must have wall and
ceiling linings of at least Class 1 standard as defined in BS 476,
Part 7, 1987. c) Small rooms not exceeding 4m of floor area must
have wall and ceiling linings of at least Class 3 as defined in BS
476, Part 7,1987. It should be noted that the most commonly found
materials e.g. anaglypta or woodchip wallpaper or emulsion paint
are suitable for use within stairways but care must be taken with
timber, heavy flock wallpapers and plastic laminates. For these
latter coverings flame retardent treatments will be required. It
should also be noted that expanded polystyrene e.g. ceiling tiles,
in any form, are not acceptable as a covering in any situation.
Containing the fire. When a fire takes hold within a room a
positive pressure rapidly develops within it forcing the heat and
smoke out through any openings into adjoining rooms and passages
allowing the fire to spread. To guard against this, where the
existing construction of the walls, floors and ceilings within a
house are not of sufficient fire resistance, it will be necessary
to upgrade certain elements and in some cases replace them with new
constructions. The doors opening onto the halls, stairs and
landings from any lettings, storerooms, cupboards or any other
rooms containing a fire risk will require replacement with
half-hour fire resistant doors and there will generally be
requirements to carry out works in the cellars including the
replacement of inadequate ceilings.
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Detecting the fire and alerting the occupants. In order to
comply with legal requirements and provide acceptable safety
standards by increasing the occupants chance of escape to safety
and to increase the probability of early extinction of a fire to
reduce the loss of, or damage to property, it is necessary to
provide a fire detection and alarm system. The type and extent of
the systems needs to be related to the degree of fire resistance
existing or to be provided and the level of risk in the premises.
Smoke and heat detectors strategically placed throughout the
building activate the alarm automatically and sufficient suitably
located bells or sirens must be provided which are capable of
achieving 75 decibels (dB(A)) in each bedroom at the bedhead. This
is the sound level regarded as being necessary to wake an average`
person from sleep. Careful consideration has to be given to the
positioning of the sounders as any fire resisting door between the
sounder and the bedhead can reduce the sound level by up to 30
decibels. It is advisable therefore to site a sounder within each
bedroom or unit of accommodation in addition to those located
within the common passageways. For those fires detected by the
occupants themselves, call points are placed usually on the first
floor landing and adjacent to any final exit door to enable any
person to raise the alarm as they leave the building. Remember! You
cannot rely on the occupants to detect a fire. A flat may be vacant
or the occupant might be out or away. Extinguishing the Fire. Fire
extinguishers form a vital part of the fire safety in HMOs but they
must be of the correct type for the risk involved. They are useful
for minor fires but after the first few seconds it may be too late
- the priority is making sure the occupants get out safely and call
the Fire Brigade.
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Other fire precautions - general. Houses with Central
Staircases. Where a central staircase discharges into a lobby
between the ground floor front and rear rooms and it is not
practicable to make a final exit door into a passageway then it is
acceptable to provide two exit routes without the need for
corridors. The following rules will apply to this arrangement: a)
Both ground floor rooms are to be used as communal kitchens or
living rooms. No use as a store or bedroom would be permitted. b)
Both doors at the bottom landing will need to be half-hour fire
resistant, fitted
with hydraulic self closers and complete with clear, half-hour
fire resistant vision panels and adequate rebates.
c) The maximum permissible travel distance will be 25m. If these
requirements cannot be achieved a half-hour fire resistant corridor
will be required to give direct access from the internal lobby to
an external door, as can be seen in Fig.2.
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Figure 2 Provision of protected escape route form internal stair
lobby
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Principles of means of escape As there are many different
possible building layouts it is not possible to discuss every
possibility within these notes but the principles described will be
appropriate for the majority of HMOs to be found in this area. Self
contained flats. Means of escape from self contained flats can be
split into two parts; escape from a room within the flat to the
flat entrance and escape from the entrance to the flat to a
staircase or the exterior of the building. Rooms should be arranged
so that the flat entrance can be reached from any habitable room
(living room, dining room or bedroom) without having to pass
through another room. Escape is also acceptable if the room has
another exit either directly to the outside of the building if on
the ground floor or to a suitable external staircase or directly to
a protected internal stairway. Where bedroom doors open onto a
lobby or hallway within the flat they should be nearer to the flat
entrance than kitchen or living room doors. Where this is not
practicable kitchens and living rooms which are nearer to the
entrance door than the bedroom must be provided with half-hour fire
resisting doors. Access to a staircase from the flat entrance
should be within 7.5m and the flat entrance door opening onto the
common escape route must be fire resisting and fitted with a
self-closing device and cold smoke and intumescent seals. Bedsits
and shared houses. These properties generally have single occupancy
rooms off a common stairway with communal rooms frequently on the
ground floor. The maximum travel distance from any part of a
sleeping room or living/dining room to the room entrance must not
exceed 9m and from any part of a kitchen to the room entrance must
not exceed 6.0m. All habitable rooms must have access directly onto
a common escape route or direct access to the exterior of the
building and the maximum distance between any room entrance and a
protected escape route or final exit should be 7.5m.
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Hostel type accommodation. Where rooms have only one access door
the following travel distances must not be exceeded within the
rooms: bedrooms and common rooms other than kitchens - 9m kitchens
- 6m Where escape is only available in one direction the total
travel distance from any point within the room to a final exit or a
point where escape is possible in two directions or to a protected
staircase must not exceed 18m. Where escape is possible in two
directions the total travel distance from any point within a room
to a protected staircase or a final exit must not exceed 35m.
Constructional details. In order to ensure that an escape route
is usable in the event of fire it must be protected from the
effects of smoke and heat. The following standards cover most of
the structural requirements for existing buildings. The following
parts of an HMO must have half-hour fire resistance:- Walls and
doors surrounding a protected escape route. Walls and doors
surrounding a protected lobby. Walls and doors surrounding a
stairway above ground level. Walls enclosing individual units of
accommodation. Walls and doors to cupboards within a protected
escape route. Staircase soffits and spandrels and doors to under
stairs cupboards within protected escape routes. Ceiling/ floor
structures between units of accommodation above the ground floor.
Walls and doors between buildings must provide a minimum of one
hour fire resistance. Details are given below for the upgrading,
replacement and installation of the following elements :- a)
Internal doors b) Non-load bearing stoothing walls c) Roof access
hatches d) Timber staircase spandrels e) Ceilings f) Fire resistant
glazing g) Emergency lighting h) Fire detection and alarm systems
i) Fire extinguishers.
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Fire Resistant Doors
Figure 3
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Fire Resistant Doors
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Fire resistant doors. Where half-hour fire resistance is
required existing room doors should be removed, along with all
ironmongery, and the door frame made good. A purpose made half-hour
fire door to BS 476, Part 8, 1972 shall be fitted to the existing
frame in accordance with the following specifications :- a) Doors
must be hung on not less than one and a half pairs of 100mm
steel
hinges with steel screws and shall fit flush to the frame (this
will require alteration to the frame to accommodate the extra
thickness of the fire door) with a maximum 3mm gap at all
edges.
b) Upgrade the rebates against which the door closes to a
minimum 25mm deep
by 37mm wide by screwing and gluing a timber stop in close
abutment with the face of the door as shown in Fig.3.
c) Provide and fix in accordance with the manufacturers
instructions, in properly
rebated grooves to both sides and the head , preferably into the
frame or alternatively into the door combined intumescernt and cold
smoke seals of the blade or brush type to comply with BS 476, Part
8, 1972. N.B. care should be taken to ensure that any decorative
paint or varnish to be applied to the door is carried out prior to
the installation of the smoke seals.
d) Provide and fix in accordance with the manufacturers
instructions an efficient hydraulically operated self-closing
device to close the door firmly against the rebates from any open
position. e) Provide a tubular mortise latch of suitable length to
allow the door furniture to
be fitted clear of the rebates. f) Where locks are provided to
habitable rooms they shall be of a type that allows emergency exit
from the room without the use of a key (this requirement also
applies to external doors allowing escape from the property). g)
Doors provided to any shared rooms e.g shared kitchens, living
rooms,
bathrooms that are not lockable shall be provided with a sign,
to BS 5378, to both faces of the door at about eye level with the
words FIRE DOOR - KEEP SHUT written in white letters on a blue
circular background.
h) Doors to cellars, store rooms and other rooms not in regular
use should be
fitted with a rim or mortise deadlock and keep and a sign, to BS
5378, to the outside face at about eye level with the words FIRE
DOOR - KEEP LOCKED SHUT written in white letters on a blue circular
background.
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Non - load bearing walls. Where new non-load bearing stoothing
walls are required as a result of conversion or alteration of the
property, or where existing walls are of adequate construction
(e.g. matchboard, hardboard faced or glazed partitions) and require
complete replacement, this should be done in accordance with the
following specifications:- Remove existing inadequate wall where
applicable. Construct a new stoothing wall out of 75mm x 50mm
softwood vertical studding at 400mm centres, with head and sole
plates and a minimum three rows of noggins, nailed with 100mm wire
nails. Clad each side of the wall with 12.5mm plasterboard, fixed
with 32mm galvanised clout nails, scrim all joints with hessian
scrim and finish with 5mm thick skim coat of gypsum board finish.
Metal angle bead to be used at all external angles and suitable
softwood skirting to be fixed on both sides on completion. Where
unsatisfactory areas (i.e. disused doorways, borrowed lights,
hatches) exist within otherwise satisfactory partitions, these must
be made good in accordance with the above specifications, leaving
the finished surface flush with the surrounding areas on
completion. Roof access hatch. Any hatch giving access to the roof
void should be replaced with a half-hour fire resisting
construction in accordance with the following:- Remove the existing
trap door and upgrade the hatch frames to provide minimum 25mm wide
rebates. Construct a cover of 44mm thick softwood laths cleated
together and cover the underside with a 12.5mm fire resisting
mineral fibre board fixed in position at each corner at 225mm
centres. Cover the topside with 50mm thick fibre glass quilt then
securely fix the access hatch in position. Timber staircase
spandrels. Where the cellar staircase is separated from the hallway
by triangular timber spandrel beneath the main staircase this must
be upgraded in accordance with the following specification:- Remove
all skirtings and raised mouldings from the face of the spandrel.
Securely fix 50mm x 50mm softwood battens at 400mm centres to the
cellar side of the spandrel, including noggins to support all
plasterboard joints and edges. Clad each side of the spandrel with
12.5mm plasterboard, fixed with 32mm galvanised clout nails, scrim
all joints with hessian scrim and finish with 5mm thick skim coat
of gypsum board finish. Metal angle bead to be used at all external
angles and suitable softwood skirting to be fixed to the hall side
on completion.
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Ceilings The ceilings throughout the property, including the
cellar, must provide a minimum half-hour fire resistance and any
ceiling of 12.5mm plasterboard and 5mm plaster skim will normally
meet this standard. Any slight decorative cracks or minor defects
may be repaired by removing any loose material, soaking the area
with water and infilling any cracks with neat gypsum plaster. Lath
and plaster ceilings, unless in perfect condition are unlikely to
meet the half-hour fire resistant standard. Where existing lath and
plaster room or cellar ceilings are bulged, cracked, holed or
otherwise damaged, or where the ceiling is not of adequate
plasterboard construction or of another non-fire resistant
material, or where no ceiling is provided, then the ceiling must be
replaced, or provided, in accordance with the following
specifications:- To provide half-hour fire resistance: Take down
the existing ceiling, where appropriate, including plaster and
laths. Re-board the entire area with 12.5mm plasterboard, scrim all
joints with hessian scrim and finish with a 5mm skim coat of gypsum
board finish plaster. To provide one hour fire resistance:
To provide 60 minutes fire resistance board the entire area with
two layers of securely fixed 12.5mm plasterboard, with joints
staggered, scrim all joints with hessian scrim and finish with a
5mm skim coat of gypsum board finish plaster. N.B. Any pipework,
wiring or fittings fixed to the underside of a ceiling should be
released prior to any upgrading or re-boarding and refixed on
completion of work. Where there is only slight decorative damage to
a bay window, or a top floor room lath and plaster ceiling,
upgrading to provide a minimum half-hour fire resistance is
acceptable in accordance with the following specification:- Take
down all loose, perished or damaged areas of lath and plaster, in
areas not greater than 0.1m, to the nearest ceiling joist and make
good with accurately cut 12.5mm plasterboard fixed with 38mm
galvanised clout nails, scrim all joints with hessian scrim and
finish with a 5mm skim coat of gypsum board finish plaster. Fill
all decorative cracks and leave sound and impervious on completion
and flush with all adjacent surfaces.
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Fire resistant glazing. Where glazed areas are required to be to
a fire resisting standard, glazing must be installed in accordance
with the following specification:- To comply with the standard a
minimum of 6mm wired glass must be installed with 15mm hardwood
timber beads retained by means of steel screws or pins not less
than 30mm long and fixed so that they can act as a glazing sprig in
the event of one of the beads being destroyed by fire. Each bead
must be protected with a minimum two coats of intumescent paint or
varnish to give protection to the bead on the unexposed face from
radiated heat and where used between the glazing and the beads,
protection from conducted heat. Where metal trim is used in place
of intumescent paint on the outside face of the beads joints must
be carefully made to ensure full protection is given to the timber
bead beneath. In screens or partitions the size of the transom or
mullions should be a minimum 75mm x 50mm with either hardwood or
softwood being acceptable for half-hour construction. The practice
of allowing 6mm plain glass vision panels in areas not exceeding
0.065m is no longer acceptable as the requirements of BS 476, Part
8, 1972 cannot be met using this type of glazing. Emergency
lighting system. An emergency lighting system may be required in
complex situations to ensure sufficient illumination to allow the
safe evacuation of the occupants during an emergency situation in
the event of failure of the general lighting. The emergency
lighting should cover all stairways, landings, passages, communal
rooms in hostels and bed and breakfast establishments and other
escape routes leading to the final exits from the building and
should be installed to comply with BS 5266, Part 1, 1988. The
system must be of the one hour maintained type or the one hour
non-maintained type. On completion of the installation the
installer must certify that the installation complies with BS 5266,
Part 1, 1988. The model certificate of completion, as detailed in
the Appendix to that standard is acceptable for this purpose. The
emergency lighting must be subjected to routine inspections and
tests in accordance with BS 5266, Part 1, 1988. The certificate
also detailed in the British Standard is acceptable for this
purpose.
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Fire Resistant Glazing
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Fire detection and alarm systems. Two storey properties. Where
the property is of two storeys only (not including cellars or
uninhabitable rooms) a detection system comprising mains powered
self contained smoke alarms conforming to BS 5446, Part 1, 1990
should be provided to cover hallways, stairs and landings. It is
recommended that a point type heat detector is also provided within
the kitchen and interlinked to the same system. Smoke detectors
must be positioned within 3m of a bedroom and within 7m of a
kitchen and must be interlinked so that detection of smoke by one
unit activates the alarm signal at all other detectors. Interlinked
mains operated self-contained smoke and heat alarms must
incorporate a trickle charge integral battery back up and must
conform to BS 5446, Part 1, 1990 (smoke alarms) and BS 5445, Part 5
(heat detectors). Each detector must incorporate an audible battery
fault warning. The system must be permanently wired to a separately
fused circuit at the distribution board and all wiring must be in
accordance with current Institute of Electrical Engineers (IEE)
wiring regulations. Cable for the power supply and the interlinkage
of detectors need have no special fire survival properties. The
fire alarm signal must be clearly audible throughout the premises
providing a minimum of 85 decibels, 85 dBA at a 3m distance from
each point type detector. Generally self contained alarms should be
fixed to the ceiling at least 300mm from any wall or light fitting
and a central position is preferable. If a unit designed for wall
mounting is installed it should be fixed between 300mm and 150mm
below the ceiling in accordance with the manufacturers
instructions. To ensure that routine maintenance such as testing
and cleaning can be carried out safely and easily alarms should not
be fixed over the stairwell. Three storey properties. In properties
more than two stories in height (excluding cellars) the fire alarm
system must conform to BS 5839, Part 1, 1988 and must be provided
throughout the premises. The system must be powered by mains
electricity, with battery stand by supply, be suitably zoned and
wired in approved cable and must incorporate manual break glass
call points, automatic fire detection, audible alarms and control
and indicating equipment.
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The control panel should comply with BS 5839, Part 4 and should
be sited within the ground floor hallway. The panel should be
provide with visual and audible warning of any fault in the system.
Break glass call points must be provided adjacent to all final
exits from the building and near to the staircase at first floor
level in a conspicuous position. The fire alarm system must also
include an automatic detection system comprising the following:- a)
Smoke detectors which operate on the optical principle must be
provided in all
circulation areas including stairways, passages and
landings.
b) Smoke detectors which operate on the optical or ionisation
principle will be required in cellars, store rooms and bedrooms
used for sleeping purposes
only. Point type smoke detectors should comply with BS 5445,
Part 7, 1984 c) A heat detection system must be provided in all
bedsits incorporating cooking
facilities, kitchens and communal rooms with the exception of
Wcs and bathrooms containing no fire risk.
Point type heat detectors must comply with BS 5445, Part5. d)
The number and location of fire alarm sounders should be sufficient
to
produce the sound level recommended in BS 5839. On completion
the installer must certify that the installation complies with BS
5839, Part 1, 1988 and the model certificate of completion and
commissioning of a fire alarm system, as detailed in Appendix B of
the British Standard is acceptable for this purpose. The fire alarm
system must be subject to periodic testing and a log book provided
on the premises, in the care of a responsible person, which should
be readily available for examination. Self contained flats.
Generally in these types of properties where inner entrance lobbies
are provided a mixed system of fire detection will be required to
BS 5839 , Part 6, 1995. This system should consist of fire alarms
and smoke detection to the protected means of escape and heat
detection to the entrance lobby of each flat in accordance with BS
5839, Part 1, L2 type system. Break glass call points are required
appropriately sited and a sound level of 75 decibels at each
bedhead must be achieved.
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Activation of any detector or break glass point on this system
shall activate all sounders forming apart of the L2 system to
ensure evacuation of all individual flats. In addition a detection
system to BS 5446, Part 1,1990 (as described previously for two
storey properties) will be required to each flat. This system shall
include smoke detection within the entrance lobby of each flat
interlinked to a heat detector in each kitchen. There will be no
interlinkage of these systems between individual flats. Fire
fighting equipment. Portable fire extinguishers should conform to
BS 5423, the standard for portable fire extinguishers and should be
installed and maintained as outlined in BS 5306, Part 3.
Extinguisher should be located in conspicuous positions on securely
fixed mounting brackets with the handles approximately 1m from the
floor and so positioned as to provide easy accessibility whilst
still allowing unobstructed passage. The general requirement for
the provision of extinguishers consists of :- a) 9 litre water
extinguishers to the ground and first or second floor landings, b)
A fire blanket in each bedsit and shared kitchen.
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Management. Having provided adequate fire precautions they are
of little use if they do not work when needed and all equipment
must be repaired when faulty. Fire doors that stick or are wedged
open are not fire doors. Its too late when a fire has started and
in any case the occupant may be out - or trapped. Regulation 10 of
the Housing (Management of Houses in Multiple Occupation)
Regulations 1990 imposes a duty on managers to ensure all
provisions for means of escape, apparatus and systems provided by
way of fire precautions are maintained in good order and repair.
Furthermore not only does the structure have to be maintained and
fire alarms and emergency lighting kept operational at all times
but escape routes need to be kept free from obstruction and rubbish
must not be allowed to accumulate. The Housing Act 1996 contains a
provision that imposes a duty on the owner or manager of any HMO to
prevent a state of affairs whereby a notice could be served to
ensure adequate fire precautions and other matters. Not only could
the owner or manager be fined in the Magistrates Court (up to a
maximum of 5,000) but the tenant could also sue them for loss,
damage or personal injury suffered as a consequence.
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A Guide To
The Furniture and Furnishings
(Fire)(Safety) Regulations 1993
Furniture, includes sofas, chairs, beds, headboards and
mattresses, sofa beds, nursery furniture, garden furniture,
cushions and pillows. From 1st March 1993 the above regulations
were introduced which required that from that date any replacement
furniture provided, whether new or used, in furnished
accommodation, complies with the Furniture and Furnishings
Regulations 1988. From 31st December 1996 all furniture provided to
new tenants (including that already existing in the house) was
required to comply with these regulations.
Check that your furniture has permanent warning labels as
below.
. This means that it is almost certain to comply
If it has no permanent label then you can assume that it does
not comply at all.
CARELESSNESS
CAUSES FIRE
A.N. Other Ltd. AB1 2XY
AB 1234
1 March 1990
This article contains CM Foam which passes the specified
test.
All upholstery is cigarette resistant.
All cover fabric is cotton and is match resistant
This article does not include a
Schedule 3 interliner
The Caution Name and postal code of first supplier in the United
Kingdom Batch or identification number Date manufactured or
imported Description of filling material(s) Description of covering
material(s) Whether or not the article includes a fire-resistant
interliner
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All new furniture, except mattresses and bed bases, pillows,
scatter cushions and seat pads,
loose and stretch covers for furniture must carry a display
label at the point of sale of the type
illustrated below.
Appropriate to new furniture which
meets the filling requirements and is
cigarette resistant, that is baby nests. The
word product may be substituted for
the word furniture on the second side
of the label.
Appropriate to new furniture which
meets the filling requirements and is
both cigarette and match resistant.
Appropriate to new furniture with a
limited range of cover fabrics. The cover
fabric is not match resistant, but the
furniture has an interliner which passes
the specified test. The furniture meets the
filling requirements and is cigarette
resistant.
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Basic Reminders on Fire Precautions 1. Make sure that all
members of your family (age permitting) are familiar with the
escape route or routes that have been approved by the Local
Authority, and know how to call the fire brigade. The evacuation
procedures should be discussed with the landlords representatives
to ensure that your information is correct. Where possible all
residents should participate in fire drills.
2. Buildings which have been inspected under Housing legislation
in relation to means
of escape in case of fire will be required to maintain specific
escape routes. These will normally involve the internal stairway
down to the street, and every occupier will be required to ensure
that their front entrance door or other doors between their
accommodation and the stairway are maintained self-closing and also
that the stairway is not obstructed or used for storage purposes of
any kind.
3. Even when you are at home do not leave children alone,
especially in rooms where
heating or cooking appliances are in use, and keep matches and
lighters out of their reach.
4. Never fill a chip pan more than a third full with oil or fat
and never leave the pan
unattended with the heat turned on . If you do have a chip pan
fire do not throw water on it - turn off the heat if it is safe do
so, smother the flames with a damp cloth, fire blanket or the chip
pan lid and leave the pan to cool for at least half an hour.
5. Keep an eye on the elderly - make sure they take sensible
fire precautions,
especially with cigarettes and pipes. Remind them to follow the
manufacturers instructions when using electric blankets.
6. Do not smoke in bed - it is a major cause of fires in the
home. Always finish your
cigarette or pipe before going into the bedroom and make sure
that you have put it out properly.
7. Wherever possible portable heaters should not be used but
when this cannot be
avoided they should be kept well away from furniture and
furnishings. See that nothing can fall onto them and that they are
in a place where they cannot be knocked over. Paraffin or LPG
heaters should never be used..
8. Routine precautions at bedtime should include the
following:-
a) Switch off all electrical appliances (except those that are
designed to be left on all the time) and remove the plugs carefully
- not by pulling the flex.
b) Check for burning cigarettes or pipes. c) Put a guard on any
open fire. d) Close the door of unoccupied rooms.