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Fire Risk AssessmentProperty assessed: 2-89 Aylesbury House Hatton
Road Wembley HA0 1QW
Client: Network Homes Ltd
UPRN: AYLS0000
Property Classification: Level 1
Document Print Date: 15/02/2019
FRA Inspection Date: 27/12/2018FRA Issued to Client: 15/02/2019FRA valid to: 15/02/2020FRA completed by: Savills (UK) Ltd,
33 Margaret Street, London W1G 0JDT: 020 7409 8737E: [email protected]
Contents
1 Executive Summary
1.1 Compliance and Risk Record
1.2 Recommendation Summary
1.3 Evacuation Strategy
2 Action Plan
3 Introduction and Scope
3.1 Limitations
3.2 Legislation
3.3 Risk Level
3.4 Recommendation Priorities
4 Property Details
5 FRA Questionnaire
6 BAFE Certificate
Please Note - The Action Plan within this report will update to reflect the status of each recommendation as at thedate on which the report is generated. Please refer to the Document Print Date on the cover page.
Riskhub - Fire Risk Assessment UPRN:-AYLS0000 - 2-89 Aylesbury House Hatton Road HA0 1QW - 15/02/2019 2
1 Executive Summary
1.1 Compliance and Risk Record
Property Classification Level 1
BAFE SP205 -1 Certificate Number Refer to Master Property List
Responsible Person Network Homes Ltd
Assessment Completed by Timothy J Crow
Assessment Checked by John Herbison
Date of inspection 27/12/2018
Date of Assessment Issue to Client 15/02/2019
Taking into account the fire prevention measures observed
at the time of this risk assessment, it is considered that the
hazard from fire (likelihood of fire) at this property is:
Medium
Taking into account the nature of the property and
occupants, as well as fire protection and procedural
arrangements observed at the time of this fire risk
assessment, it is considered that the consequences for life
safety in the event of fire would be:
Moderate Harm
The derived assessment risk rating of the property is: Moderate
On satisfactory completion of all remedial works the risk
rating of this property may be reduced to:
Tolerable
Recommended Reassessment Date 15/02/2020
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1.2 Recommendation Summary
Priority Number of recommendations not complete
At time of assessment At report print date
U 0 0
A 0 0
B 1 1
C 2 2
R 0 0
Man1 1 1
Man2 17 17
Note: See section 3.4 for the timescales associated with each priority in the table above.
1.3 Evacuation Strategy
Evacuation strategy for this property at time of assessment Stay Put
Notes The property is a purpose built block with anadequate standard of compartmentation. Thecurrent Stay Put evacuation strategy is consideredappropriate.
Recommended evacuation strategy for this propeerty Stay Put
Riskhub - Fire Risk Assessment UPRN:-AYLS0000 - 2-89 Aylesbury House Hatton Road HA0 1QW - 15/02/2019 4
ignition source. There is an excessive accumulation of
contractors waste materials stored within the base of the
electrical intake riser cupboard.
Quantity
- Known N/A
- Potential N/A
Recommendation: All combustible items should be
removed from the electrical intake cupboard and the
door kept locked.
Priority Man1 Due Date: 15/03/2019 Status: Not Complete
Question L.6
Section Flat Entrance Doors
Action ID 169395
Comment: Sampled flat 46 entrance door was fitted with
an adequate self-closing device. No available access to
other flats at the time of inspection.
Quantity
- Known N/A
- Potential 83
Recommendation: Flat entrance doors not sampled at
the time of this inspection should be checked as part of a
rolling programme to confirm that self-closers are fitted
and remain effective.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question L.7
Section Flat Entrance Doors
Action ID 169398
Comment: Sampled flat 46 entrance door was fitted with
intumescent strips and cold smoke seals. No access to
other flats.
Quantity
- Known N/A
- Potential 83
Recommendation: Flat entrance doors not sampled at
the time of this inspection should be checked as part of
a rolling programme to confirm that strips and seals are
fitted and remain effective.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question P.5
Section Means of Giving
Warning in Case of Fire
Action ID 169444
Comment: A Grade D smoke alarm was noted within the
entrance hallway of sample flat 46. No access to other
flats.
Quantity
- Known N/A
- Potential 83
Recommendation: Flats not sampled at the time of this
inspection should be checked to confirm provision and
working condition of at least Grade D LD3 smoke alarm
systems to BS5839-6:2014.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question Q.3
Section Limiting Fire Spread
Action ID 169456
Comment: Inappropriate/excessive use has been made
of fire rated expanding foam as a fire-stopping material
within sampled service riser access cupboards. This
product is only suitable for narrow linear gaps.
Quantity
- Known N/A
- Potential 1
Recommendation: Management should check within
all services risers/shafts/ducts/cupboards as noted to
confirm that they are appropriately enclosed with fire
resisting construction and adequately fire-stopped.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
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Question Q.13
Section Limiting Fire Spread
Action ID 169466
Comment: No information was available on site to
confirm that the external wall ACM rain screen cladding/
insulation system meets the requirements of the Building
Regulations with regards to limited combustibility and
external surface fire spread requirements.
Quantity
- Known N/A
- Potential 1
Recommendation: Management should confirm that the
external wall ACM rain screen cladding/insulation system
meets Building Regulations requirements with regards
to limited combustibility and external surface fire spread
properties.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
Question T.3
Section Procedures and
Arrangements
Action ID 169481
Comment: No suitable record of the fire safety
arrangements for the building was available for inspection
during the inspection.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that a suitable documentary record of the fire safety
arrangements for the building is held within the building.
This should cover all arrangements for general fire safety
management and should include a plan for responding in
the immediate aftermath of a fire incident.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question T.10
Section Procedures and
Arrangements
Action ID 169487
Comment: It is not known if liaison with the local Fire and
Rescue Service takes place.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
appropriate liaison takes place with the local Fire and
Rescue Service and that familiarisation visits are carried
out. Records of all engagement should be kept on-site or
in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question T.11
Section Procedures and
Arrangements
Action ID 169488
Comment: It is not known if routine fire safety checks are
being carried out
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that routine in-house fire safety checks are carried out
on a regular basis (daily or weekly depending on building
usage) and records kept on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
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Question V.2
Section Testing and
Maintenance
Action ID 178562
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the common area emergency lighting system is
tested monthly and serviced annually in accordance with
BS5266-8:2004 and records kept on-site or in a central
database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question V.4
Section Testing and
Maintenance
Action ID 178563
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the fire mains are inspected six monthly and tested/
serviced annually in accordance with BS 9990 and
records kept on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question V.5
Section Testing and
Maintenance
Action ID 178564
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the lightning protection system is tested and serviced
annually in accordance with BS EN 62305 and records
kept on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question V.7
Section Testing and
Maintenance
Action ID 178565
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the smoke control system is actuated and inspected
weekly, receives a full operational test quarterly, and is
serviced and certified annually in accordance BS 9999
and records kept on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question V.8
Section Testing and
Maintenance
Action ID 178566
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the access control system is inspected, tested and
serviced in accordance with relevant guidance and
records kept on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
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Question V.10
Section Testing and
Maintenance
Action ID 178568
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the lift(s) are inspected, tested and serviced in
accordance with the relevant legislation and guidance
and records kept on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question V.11
Section Testing and
Maintenance
Action ID 178569
Comment: No evidence was available on-site to confirm
regular inspection, testing and servicing of the system is
being carried out.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that the sprinkler system is inspected, tested and serviced
in accordance with relevant guidance and records kept
on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question W.1
Section Records
Action ID 178570
Comment: No log book was available on site during the
inspection
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that a fire safety log book is provided to enable recording
as required of all relevant fire safety events such as fire
drills, routine checks, Fire and Rescue Service visits, fire
safety systems testing, staff training etc. as appropriate.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question W.4
Section Records
Action ID 169520
Comment: No up to date records of routine in-house
fire safety checks were available on-site at the time of
inspection.
Quantity
- Known N/A
- Potential N/A
Recommendation: Management should confirm/ensure
that records of routine fire safety checks are kept in the
fire safety log book on-site or in a central database.
Priority Man2 Due Date: 15/05/2019 Status: Not Complete
No image available
Question Q.3
Section Limiting Fire Spread
Action ID 169457
Comment: Inappropriate/excessive use has been made
of fire rated expanding foam as a fire-stopping material
within sampled service riser access cupboards. This
product is only suitable for narrow linear gaps.
Quantity
- Known 4
- Potential 4
Recommendation: The fire rated expanding foam used
inappropriately within the various service riser access
cupboards to fire-stop/seal fire resisting construction as
noted should be removed and replaced with a suitable
product as required.
Priority B Due Date: 15/02/2020 Status: Not Complete
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Question B.4
Section Smoking Policies
Action ID 168728
Comment: No signage was seen in the common area
to advise that smoking is prohibited as required by the
Smoke-free (Premises and Enforcement) Regulations
2006.
Quantity
- Known 1
- Potential 1
Recommendation: Suitable 'No Smoking' signage should
be provided in the common area(s).
Priority C Due Date: 15/02/2020 Status: Not Complete
No image available
Question O.4
Section Fire Safety Signs and
Notices
Action ID 169443
Comment: 'In event of fire do not use lifts' signage has
not been provided adjacent to the doors to the lift at each
floor level.
Quantity
- Known 12
- Potential 12
Recommendation: Provide 'In event of fire do not use
lifts' signage adjacent to the doors to the lift at each floor
level.
Priority C Due Date: 15/02/2020 Status: Not Complete
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3 Introduction and Scope
3.1 Limitations of this assessment
This fire risk assessment report represents the Fire Risk Assessment Company’s understanding for the currentbuilding designs and use, the fire strategy and proposed evacuation procedures. It is to provide an assessment ofthe risk to life from fire and does not address building or property protection or business continuity. The report isnot an assurance against risk and is based on the best judgement of the consultant involved. The assessment mayrely on information given by others and no liability is accepted for the accuracy of such information. Should anyof the properties (or their operations) change in any way the risk assessments should be updated accordingly. Inaddition, it is recommended that this fire risk assessment is reviewed at least annually. Each fire risk assessmentidentifies areas to which access was not available during the inspection. In certain instances, we may have maderecommendations for further inspection in the report, however as general guidance we would recommend thatthe ‘no access’ areas are inspected as soon as possible.
3.2 Legislation
This fire risk assessment has been carried out to meet the requirements of The Regulatory Reform (Fire Safety)Order 2005 [the Order]. The following is a summary description of some of the key articles listed in the Order:
Article 3 Defines the responsible person as a.) the employer, bi.) the person in control of the premises, or b.ii) the
owner/landlord.
Article 4 Defines the meaning of general fire precautions
Article 5 States ‘a person in control of the premises’ may be a person who has an obligation for the
maintenance / repair of the premises or the safety in the premises.
Article 6 Lists exemptions, which includes domestic premises occupied as a single private dwelling.
Article 8 Requires general fire precautions are undertaken to ensure the safety of employees / relevant persons.
Article 9 Requires the responsible person to carry out a fire risk assessment. This assessment must be reviewed
regularly and if there is reason to suspect that it is no longer valid there has been a significant change.
Article 11 Defines the responsible person as a.) the employer, bi.) the person in control of the premises, or b.ii) the
owner/landlord.
Article 13 Requires the recording of significant findings from the fire risk assessment, where a.) five or more
people are employed, b.) a licence under an enactment is in force, or c.) an alterations notice is in
force.
Article 14 Requires that escape routes and exits are kept clear and accessible at all times.
Article 15 Highlights the need for fire drills and competent persons to assist in their undertaking.
Article 17 Requires suitable maintenance of fire safety facilities and equipment.
Article 19 Requires communication with employees, including the significant findings of the fire risk assessment.
Article 20 Requires that any external employers / employees who are working (or have staff working) in premises
are provided with relevant information on the risks and the preventive and protective measures in
place.
Article 21 Requires that employees are provided with suitable and appropriate training.
Article 22 Requires co-operation / coordination where two or more responsible persons share duties in premises.
Article 23 Lists the general duties of employees at work.
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3.3 Risk Level
A suitable risk-based control plan should involve effort and urgency that is proportional to risk. The following risk-based control plan is based on one advocated by BS 8800 for general health and safety risks:
Risk level Action and time table
Trivial No action is required and no detailed records need be kept.
Tolerable No major additional controls required. However, there might be a need for improvements that involve
minor or limited cost
Moderate It is essential that efforts are made to reduce the risk. Risk reduction measures should be implemented
within a defined time period. Where moderate risk is associated with consequences that constitute
extreme harm, further assessment might be required to establish more precisely the likelihood of harm
as a basis for determining the priority for improved control measures
Substantial Considerable resources might have to be allocated to reduce the risk. If the building is unoccupied,
it should not be occupied until the risk has been reduced. If the building is occupied, urgent action
should be taken.
Intolerable Building (or relevant area) should not be occupied until the risk is reduced.
It should be noted that, although the purpose of estimating the risk level is to place the risk in context, the aboveapproach to fire risk assessment is subjective and for guidance only. All hazards and deficiencies identified in thisreport should be addressed by implementing all recommendations contained in the following action plan. The firerisk assessment should be reviewed regularly and a reassessment completed by the date recommended in thisreport.
3.4 Recommendation Priorities
All recommendations made for remedial action as result of the fire risk assessment are assigned a priority in thisreport. The priorities used have an associated timescale for completion of the recommendations. These are asfollows:
Recommendation Priorities: Recommended Timescales
U 1 day
A 3 months
B 12 months
C 12 months
R Unlimited
Man1 1 month
Man2 3 months
The above timescales may be altered when the action plan for the premises is collated with other properties in thestock. Please refer to the collated action plan in the Client Portal.
Riskhub - Fire Risk Assessment UPRN:-AYLS0000 - 2-89 Aylesbury House Hatton Road HA0 1QW - 15/02/2019 11
4 Property Details
UPRN AYLS0000
Number Range 2-89
Building Name Aylesbury House
Street Number
Street Hatton Road
City/Town Wembley
Postcode HA0 1QW
Property Designation General Needs (6 Storeys and over)
Building Layout Information
Total No. of Floors 12
Total No. of Floors (common area only) 12
Total No. of Storeys (ground and above) 11
Ground Floor Area (m2) (if applicable) N/A
Total Area of All Floors (m2) (if applicable) N/A
Building Layout Description A detached, purpose built, residential/commercial building
of twelve floors comprising of lower ground floor, ground
floor and ten upper floors, and containing eighty-eight
individual, self-contained flats. Commercial units are located
on the ground floor of the building and are accessed
externally. The commercial units are totally separate from
the residential parts and do not form part of this fire risk
assessment. (The units are currently unoccupied). There
is a shared, residential car parking/ building service(s)
area located within the lower ground floor area of the
building, which extends under adjacent buildings. Access
into the building is via a secure block entrance leading into
a communal hallway. There is a single protected stairway
serving all upper floors within the building. The stairway
discharges into the communal hallway at ground floor
level. Resident access into the lower ground floor is via a
separate stairway from ground to basement level. There are
two lifts located within the communal hallway which serve
all floors within the building including the lower ground
floor level. Flats 2-4 are located on the ground floor of the
building. Flats 5-13 are located on the first floor, flats 14-22
are located on the second floor, flats 23-31 are located on
the third floor, flats 32-40 are located on the fourth floor,
flats 41-49 are located on the fifth floor and flats 50-58 are
located on the sixth floor. Flats 59-67 are located on the
seventh floor, flats 68-76 are on the eighth floor, flats 77-85
are on the ninth floor and flats 86-89 are on the tenth floor.
All flats are contained within flat entrance lobbies on each
of the floor levels Electrical intake and service riser access
cupboards are provided within the communal flat entrance
lobbies located on each floor level. There is a central
protected core within the building that provides access to
a fire-fighting dry rising main and a fire-fighting lift. There
is a mechanical smoke shaft system within the protected
core. A sprinkler system is provided within individual flats.
The sprinkler control valves are located within the protected
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Building Layout Information
core of the building. Communal bin store and a cycle store
room are accessed externally at ground floor level.
Extent of Common Areas (area assessed) Common area entrance hallway, stairs, landings, lobbies and
external access areas leading to/from the building.
Areas of the building to which access was not available. There was no available access into any of the individual
flats apart from flat 46 at the time of inspection. No
available access into the vacant commercial units located
on the ground floor – (Not included as part of this fire risk
assessment).
Total number of Flats/Bedsits/Bedrooms (as applicable) 88
Number accessed off the Common Area 88
Flats/Bedsits/Bedrooms sample inspected Flat 46
Building Use Single Use
Details of ancillary use (if applicable)
Total No. of Common Entrances/Exits 1
Block Accessibility Level
Total No. of Common Staircases 1
Construction Information
Construction Type Concrete Frame
Property Type Purpose Built
Date of Construction or Conversion (year approx.) 2015
Floor Construction Type Concrete
Stair Construction Type Concrete
External Wall Construction Type Rain Screen Cladding
External Wall Finish Type ACM
Other Construction Information Circa 2015. Concrete framed construction with reinforced
concrete columns and concrete floor slabs and stairs. The
external elevations of the building are predominantly formed
of an insulated rain-screen cladding panel system with steel
glazed balconies and slide on cassette type balconies to all
external elevations. The building has a flat composite roof.
Occupant Information
Management Extent Managed Building (Manager or Senior Staff onsite regularly)
Details of any onsite management Security concierge located within an adjacent building
(Venice House) - Office Hours Only - Not 24 hours
Person managing fire safety in the premises Laura Jones- Fire and Asbestos Manager.
Person consulted during the FRA The resident of flat 46.
Number of Residents Assumed to be two residents per flat
-Comments Exact numbers not known
Number of Employees No staff on site
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Number of members of the public (maximum estimated) Residential - low number
-Comments Residential block - low number of visitors expected at any
one time
Identified people especially at risk General Needs - No information
-Comments No information, however, General Needs premises so
occupants are typical of the general population
Other information
Fire loss experience (since last FRA) None known or reported
Any other relevant information None available
In preparing this report reference has been made to a number of key legislative and guidance documents asidentified below. Other guidance documents may also be applicable to the assessment which have not been listedhere. A full list of guidance documents used in the assessment is available from the risk assessment company onrequest.
Fire Safety Legislation
Main fire safety legislation applying to these premises 01) Regulatory Reform (Fire Safety) Order 2005
Other applicable legislation
Fire Safety Guidance
Main fire safety guidance used in this assessment 01) LGA - 'Fire safety in purpose-built blocks of flats' - 2012
Other key fire safety guidance referred to PAS79 - 'Fire Risk Assessment - a recommended
methodology' - 2012
04) Approved Document B2 - 'Fire safety in buildings other
than dwellinghouses' - 2006 (as amended)
BS 5266-1:2016 - 'Emergency Lighting - Code of practice for
Riskhub - Fire Risk Assessment UPRN:-AYLS0000 - 2-89 Aylesbury House Hatton Road HA0 1QW - 15/02/2019 33
Additional Issues
X. Electrical Services
Question - X.1: Are any wiring systems visible within the common escape route(s) supported in
accordance with BS 7671:2011 (as amended) such that they will not be liable to premature collapse
in the event of fire? (Consider the use of non-metallic cable clips, ties etc.)
Not Applicable
Comment: There were no significant surface mounted wiring systems noted within the common escape routes.
Y. Gas Services
Question - Y.1: Are there any fixed gas installations present within the common parts of the
building? (Consider gas pipework and meters)
No
Comment: There were no gas installations noted within the common parts of the building
Z. Other Issues
Question - Z.1: Are all other issues deemed satisfactory? [1] Yes
Comment: There were no other relevant issues noted at the time of inspection.
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BAFE Certificate
Part 1a Name & Address of Certificated Organisation:
Savills (UK) Ltd, 33 Margaret Street, London, W1G 0JD
Part 1b BAFE registration number of issuing Certificated Organization:
NSI00539
Part 2 Name of client:
Network Homes Ltd
Part 3a Address of premises for which the fire risk assessment was carried out:
2-89 Aylesbury House
Hatton Road
Wembley
HA0 1QW
Part 3b Part or parts of the premises to which the fire risk assessment applies:
Common Parts only (not dwellings, where applicable)
Part 4 Brief description of the scope and purpose of the fire risk assessment:
Life Safety (as per agreed Specification)
Part 5 Effective date of the fire risk assessment:
15/02/2019
Part 6 Recommended date for reassessment of the premises:
15/02/2020
Part 7 Unique reference number of this certificate:
Refer to Master Property List
This certificate is issued by the organization named in Part 1 of the schedule in respect of fire risk assessmentprovided for the person(s) or organization named in Part 2 of the schedule at the premises and / or part of thepremises identified in Part 3 of the schedule.
We, being currently a ‘Certificated Organization’ in respect of fire risk assessment identified in the schedule, certifythat the fire risk assessment referred to in the schedule complies with the Specification identified in the scheduleand with all other requirements as currently laid down within the BAFE SP205 Scheme in respect of such fire riskassessment.
Signed for and on behalf of the issuing Certificated Organization:
John Herbison FCABE MIFireE (Director) Date of Issue 15/02/2019
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