Fire Precautions in Dwellings

A guide for landlords and managing agents of private sector housing. It is hoped that you will find this informative. Great Yarmouth Borough Council has a commitment to work with landlords, managing agents and tenants to improve the standards of housing within the private rented sector.

In an era where the local demand for Council and social housing outstrips the supply it is becoming increasingly important that private housing provides a decent and safe alternative. This document has been developed by the Borough Council as an essential guide on the fire safety precautions that are required for all types of properties in the private rented sector. It is primarily aimed at the owners, landlords, and managing agents of privately rented dwellings but can also serve as a guide for tenants and local fire safety enforcement officers.

The content is mostly derived from the LACORS publication Housing - Fire Safety and is intended for use as guidance only and is specifically aimed at improving the conditions in existing privately rented dwellings. Definitive interpretation of the legislative requirements can only be made by the relevant court of law or residential property tribunal. The Borough Council aims to update the guidance in this document as and when new legislation and guidance is laid down by Government.

As each property is unique it is not practicable to provide exact and prescribed standards for every property type. For example, in large or complex buildings with unusual layouts there may be additional fire safety requirements. In such cases the Borough Council will make assessments on a case-by-case basis and are happy to advise landlords accordingly.

It is advised that this guidance is used in conjunction with the Borough Council's publication Amenity Standards for Privately Rented Dwellings: A Guide for the Owners, Landlords and Managing Agents on the Housing Standards of Privately Rented Accommodation.

A single-family dwelling is defined as being a dwelling occupied by a person or persons that are living as a single household. This includes people that married or living together as a couple (including those persons in same-sex relationships).

"Family" means specific relatives: parents, grandparents, children, stepchildren, foster children, grandchildren, brothers, sisters, uncles, aunts, nephews, nieces, or cousins. Single family dwellings typically present a lower fire risk than multi-occupied buildings.

However, it is the aim of the Council to improve fire safety standards in all residential dwellings for the benefit of the tenants and for the protection of the property.

General Fire Safety Policy

It should be noted that it is now the Borough Council's general policy to insist that all fire detection systems are mains wired and in properties with more than one floor, that these detection systems are interlinked. This general policy has been adopted in consultation with the Norfolk Fire and Rescue Service. The policy is designed to prevent smoke alarms failing at critical times (due to dead or removed batteries) and to provide the occupants with the earliest possible warning of a fire to best guarantee a safe escape.

Single Family Dwellings of Two Storeys

This type of dwelling is a 2-storey house and does not include flats or maisonettes that are above or below other types of accommodation or commercial premises.

Escape Route

• No requirement for a full 30-minute protected route, but the escape route should have sound, conventional construction and should not pass through risk rooms (kitchens and living rooms). Where the escape route passes through risk rooms suitable escape windows should be provided from first floor bedrooms and living rooms.
• There is no requirement for fire doors but sound, well-constructed and closefitting conventional doors are required. Please note that where construction standards are poor, travel distances to the final exit doors are long or other higher risk factors are present then a 30-minute protected route may be required.

Fire Separation

• There is no requirement for additional fire resistance, but floors, walls and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route is ideal.

Fire Detection and Alarm System

• Interlinked mains-wired smoke alarms with integral battery back-up to be in the escape route on the ground and first floors.
• Additional mains-wired interlinked smoke alarms with integral battery back-up located in any cellar or basement.

Lighting of Escape Routes

• There is no requirement for emergency escape lighting, but conventional artificial lighting is required.

Fire Fighting Equipment

• It is recommended good practice to provide a fire blanket in the kitchen and a 2-litre Wet Chemical fire extinguisher to be wall mounted adjacent to an exit door.

Fire Safety Signs

• There is no requirement for fire safety signage in this type of property.

Surface Finishes and Floor Coverings

• There is no requirement for additional surface finishes or floor coverings.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.

Single Family Dwellings of Three or Four Storeys

Escape Route

• No requirement for a full 30-minute protected route, but the escape route should have sound, conventional construction and should not pass through risk rooms (kitchens and living rooms). Where the escape route passes through risk rooms suitable escape windows should be provided from first floor bedrooms and living rooms.
• There is no requirement for fire doors but sound, well-constructed and close-fitting conventional doors are required.

Please note that where construction standards are poor, travel distances to the final exit doors are long or other higher risk factors are present then a 30-minute protected route may be required.

Fire Separation

• There is no requirement for additional fire resistance, but floors, walls and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route is ideal.

Fire Detection and Alarm System

In single family dwellings of 3 or 4 storeys a Grade D, LD2 system is required. This consists of:

• Interlinked mains-wired smoke alarms with integral battery back-up to be in the escape route on the ground and subsequent floors
• Interlinked mains-wired heat detector with integral battery back-up located in the kitchen and any separate utility room.

Fire Fighting Equipment

• It is recommended good practice to provide a fire blanket in the kitchen and a 2-litre Wet Chemical fire extinguisher to be wall mounted adjacent to an exit door.

Fire Safety Signs

• There is no requirement for fire safety signage in this type of property. However, all secondary means of escape where present should be clearly identified.

Surface Finishes and Floor Coverings

• There is no requirement for additional surface finishes or floor coverings.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.

Single Family Dwellings of Five and Six Storeys

This type of dwelling is a 5 or 6-storey house and does not include flats or maisonettes that are above or below other types of accommodation or commercial premises.

Escape Routes

• A 30-minute protected route is required including 30-minute fire-resisting construction and FD30 fire doors without smoke seals or door returns to all risk rooms (kitchens, living rooms, and bedrooms).
• A secondary means of escape is required from the top-floor that leads directly to a point of safety.

Fire Separation

• There is no requirement for additional fire resistance generally, but walls, floors and ceilings should be of sound traditional construction. Lateral fire resisting separation of the top two floors from the remainder of the house is required.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route must be provided.

Fire Detection and Alarm System

A Grade A, LD2 system is required. This consists of:

• A system of interlinked electrically operated smoke and/ or heat detectors which are linked to a control panel. Smoke detectors are to be in all risk rooms and all circulation areas that form a part of the escape route. A heat sensing detector is to be in all kitchens.
• The fire control panel located adjacent to the front door of the property.
• Manual call points located next to the final exits.
• The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to alert sleeping persons.

Lighting of Escape Routes

• There is no requirement for emergency escape lighting, but conventional artificial lighting is required.

Fire Fighting Equipment

• It is recommended good practice to provide a fire blanket in the kitchen and a 2-litre Wet Chemical fire extinguisher to be wall mounted adjacent to an exit door.

Fire Safety Signs

• Directional fire exit signs indicating the way to the secondary means of escape are required.

Surface Finishes and Floor Coverings

• There is no requirement for additional surface finishes or floor coverings.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• A clear fault and false alarm reporting arrangements should be in place and the responsible person or agent should respond to reports at the earliest opportunity (within 24-hours).
• The automatic fire detection and warning system should be tested annually by a suitably qualified specialist alarm engineer and a test certificate issued.

These types of houses in multiple occupation (HMOs) are typically larger buildings that have been converted into nonself-contained bedsit lettings or floor-by-floor lets.

As HMOs they will be licensable where the licensing criteria are met. There may be individual cooking facilities within each bedsit, but alternatively there may be shared cooking facilities or a mixture of the two. Generally bathing and toilet facilities will mostly be shared. There may be a communal living and/ or dining room.

Generally, the tenants will be separate individuals that live independently with little or no communal living between each other. Each letting within the HMO will have its own individual tenancy agreement and there will usually be a lock on everyone's letting door.

Bedsit-Type HMOs of no more than Two Storeys

This section guidance is aimed at one or two-storey houses that have been converted into no more than five bedsit rooms. As occupancy and the number of bedsit rooms increase so does the likelihood of fire.

Therefore, in one or two storey HMOs with more than 5 occupants or 5 bedsits additional fire safety measures may be necessary therefore full consultation with the Borough Council is required. This section of guidance does not include flats or maisonettes that have been converted into HMOs and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute protected escape route is required including 30-minute fire and smoke resisting construction, and FD30S fire doors (with smoke seals) to all risk rooms (kitchens, bedrooms, living rooms and communal rooms).
• Travel distance to a final exit must not be excessive.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Note: a full 30-minute protected route is the preferred (ideal) option. However, in two-storey, lower risk HMOs the provision of suitable escape windows from all bedsit rooms may be acceptable in lieu of a fully protected route.

Fire Separation

• There is no requirement for additional fire resistance, but floors, walls and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route is ideal.

Fire Detection and Alarm System

There is a requirement for a mixed Grade D, LD2 system. This typically consists of:

• Where cooking facilities are sited within individual bedsits:
  • Interlinked mains-wired smoke alarms with integral battery back-up located throughout the escape route.
  • Additional mains-wired interlinked smoke alarms with integral battery back-up located in any cellar, basement, storage room that opens out on the means of escape, and any communal living room.
  • An interlinked mains-wired heat sensing alarm with integral battery back-up located in each bedsit
  • An additional non-interlinked (standalone) mains-wired smoke alarm with integral battery back-up located in each bedsit.
• Where cooking facilities are sited in separate shared kitchens:
  • Interlinked mains-wired smoke alarms with integral battery back-up located throughout the escape route.
  • Additional mains-wired interlinked smoke alarms with integral battery back-up located in any cellar, basement storage room that opens out on the means of escape, and any communal living room.
  • An interlinked mains-wired heat sensing alarm with integral battery back-up located in each communal kitchen
  • An additional interlinked mains-wired smoke alarm with integral battery backup located in each bedsit.

Note: the power for the alarm system circuit (and any emergency lighting circuit) should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Lighting of Escape Routes

• Emergency escape lighting is required only if the escape route is long or complex or where there is no effective borrowed light.
• Conventional artificial lighting is required where the power for the communal lighting should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Fire Fighting Equipment

• A fire blanket is to be provided in each bedsit with cooking facilities and in shared kitchens.
• A 9-litre multi-purpose foam fire extinguisher on each floor in the common parts of the HMO is recommended.
• A 2-litre Wet Chemical extinguisher is recommended in each bedsit with cooking facilities and in shared kitchens.

Fire Safety Signs

• Fire safety signage along the escape route is required the route is long or complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Monthly routine testing of the smoke detectors by use of the test button. Prompt action must be taken to correct any faults.
  • Periodic routine maintenance to include a clean of all detectors should be carried out as in accordance with the manufacturer's recommendations.
  • A record of all tests, services, faults and repairs should be maintained by the landlord or managing agent.
• If present the emergency lighting system should be inspected and serviced annually as in accordance with BS 5266: part 8.

Bedsit-Type HMOs of Three or Four Storeys

This section of guidance does not include flats or maisonettes that have been converted into HMOs and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute fully protected escape route is required including 30-minute fire and smoke resisting construction, and FD30S fire doors (with smoke seals) to all risk rooms (kitchens, bedrooms, living rooms and communal rooms).
• All cupboards leading onto the means of escape should be emptied of all flammable goods and kept locked or must offer 30-minutes fire and smoke resistance.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.
• Travel distance to a final exit must not be excessive.
• The doors to the individual units of accommodation and the final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Fire Separation

• There is no requirement for additional fire resistance, but floors, walls and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route is ideal.

Fire Detection and Alarm System

There is a requirement for a mixed Grade A, LD2 system. This typically consists of:

• Where cooking facilities are sited within individual bedsits:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • An interlinked heat sensing alarm with integral battery back-up located in each bedsit.
  • An additional Grade D, non-interlinked mains-wired smoke alarm with integral battery back-up located in each bedsit
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.
• Where cooking facilities are sited in separate shared kitchens:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • A mains-wired, interlinked heat sensing alarm with integral battery back-up located in each communal kitchen.
  • An additional mains-wired, interlinked smoke alarm with integral battery backup located in each bedsit
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.

Note: the power for the alarm system circuit (and emergency lighting circuit) should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required where there is inadequate background light either from natural sources or borrowed from street lighting.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• A fire blanket is to be provided in each bedsit with cooking facilities and in shared kitchens.
• 9-litre multi-purpose foam fire extinguisher on each floor in the common parts of the HMO is recommended.
• A 2-litre Wet Chemical fire extinguisher is recommended in each bedsit with cooking facilities and in shared kitchens.

Fire Safety Signs

• Fire safety signage along the escape route is required the route is long or complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Weekly routine testing of one detector or call point in each zone and recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • A six-monthly service conducted by a suitably qualified specialist alarm engineer under a maintenance contract. This test should be recorded in the system's logbook and a test certificate issued.
• If installed the emergency lighting system should be inspected and serviced as in accordance with BS 5266: part 8. This entails:
  • A monthly flash-test carried out by a responsible person. This is to be recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • An annual service that includes a full discharge test and must be carried out by a suitably qualified lighting engineer. The test must be recorded in the system's logbook and a test certificate issued.

Note: additional fire safety management obligations (and other management obligations) will be required for all licensable HMOs as in accordance with the conditions of the HMO Licence issued for a property and all relevant legislation.

Bedsit-Type HMOs of Five or Six Storeys

This section of guidance does not include flats or maisonettes that have been converted into HMOs and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute fully protected escape route is required including 30-minute fire and smoke resisting construction, and FD30S fire doors (with smoke seals) to all risk rooms (kitchens, bedrooms, living rooms and communal rooms).
• All cupboards leading onto the means of escape should be emptied of all combustible goods and kept locked.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.
• Travel distance to a final exit must not be excessive.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Note:  five Storey HMOs: Lobby protection to all floors except the top floor or a secondary means of escape from the top floor is required.

Note: six Storey HMOs: Lobby protection to all floors except the top floor and a secondary means of escape from the top two floors is required.

Fire Separation

• 30-minute fire and smoke separation between units of accommodation throughout the HMO is required.
• 30-minute fire separation across the stairway (FD30S fire door and door set) between the 2nd and 3rd floors, and between the 4th and 5th floors is required.

Fire Detection and Alarm System

There is a requirement for a mixed Grade A, LD2 system. This typically consists of:

• Where cooking facilities are sited within individual bedsits:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • An interlinked heat sensing alarm with integral battery back-up located in each bedsit.
  • An additional Grade D, non-interlinked mains-wired smoke alarm with integral battery back-up located in each bedsit.
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.
• Where cooking facilities are sited in separate shared kitchens:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • A mains-wired, interlinked heat sensing alarm with integral battery back-up located in each communal kitchen.
  • An additional mains-wired, interlinked smoke alarm with integral battery backup located in each bedsit.
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.

Note: the power for the alarm system circuit (and emergency lighting circuit) should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• A fire blanket is to be provided in each bedsit with cooking facilities and in shared kitchens.
• A 9-litre multi-purpose foam fire extinguisher on each floor in the common parts of the HMO is required.
• A 2-litre Wet Chemical fire extinguisher is recommended in each bedsit with cooking facilities and in shared kitchens.

Fire Safety Signs

• Fire safety signage along the escape route and at the final exits as in accordance with BS 5499 is required. Signage should also comply with the Health and Safety (Safety Signs and Signals) Regulations 1996.

Surface Finishes and Floor Coverings

• All wall surfaces in the escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Weekly routine testing of one detector or call point in each zone and recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • A six-monthly service conducted by a suitably qualified specialist alarm engineer under a maintenance contract. This test should be recorded in the system's logbook and a test certificate issued.
• The emergency lighting system should be inspected and serviced as in accordance with BS 5266: part 8. This entails:
  • A monthly flash-test carried out by a responsible person. This is to be recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • An annual service that includes a full discharge test and must be carried out by a suitably qualified lighting engineer. The test must be recorded in the system's logbook and a test certificate issued.

Note: additional fire safety management obligations (and other management obligations) will be required for all licensable HMOs as in accordance with the conditions of the HMO Licence issued for a property and all relevant legislation.

This section of guidance is aimed at houses or buildings that were converted into self-contained flats where the conversion did not (and still does not) meet the building standards under the Building Regulations 1991. Buildings that were converted to a standard meeting these regulations are not included here and therefore will be assessed on a case-by-case basis. A flat is considered as a self-contained dwelling where all its rooms and amenities are behind one entrance door to that individual unit of accommodation.

Two Storey Building Converted into Self-Contained Flats

This section of guidance does not include buildings that have been converted into flats and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute protected route is required, including 30-minute fire and smoke resisting construction and full FD30S fire doors to rooms leading out on to the escape route.
• There is no requirement for fire doors within the flats, but sound, well-constructed and close-fitting conventional doors are required (especially to kitchens).
• Travel distances to a point of safety and the final exit must not be excessive.
• The final exit doors from the individual units of accommodation and the main property must be capable of being unlocked and opened from inside without the use of a key.

Note: it may be possible accept a lower standard of protection for the escape route if there are suitable escape windows from all bedrooms and living rooms.

Fire Separation

• 30-minutes fire resistance between flats throughout is the ideal, but on risk assessment there may be no requirement for additional fire-resisting separation between units providing walls, floors and ceilings are of sound, traditional construction and additional compensatory detection is fitted.
• All cupboards leading onto the means of escape should be emptied of all flammable goods and kept locked or must offer 30-minutes fire and smoke resistance and be equipped with a mains-wired interlinked smoke detector.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.

Fire Detection and Alarm System

There is a requirement for a mixed system consisting of:

• Grade D: LD2 coverage in the common areas consisting of:
  • Mains wired interlinked smoke alarms with integral battery back-up located in the common areas of the building
  • An interlinked, mains-wired heat detector in the kitchen area in each flat.
• Grade D: LD3 coverage in each flat consisting of:
  • A mains-wired, non-interlinked smoke alarm in the room/ lobby that opens out on to the escape route to protect the sleeping occupants of the flat. (Subject to adequate fire separation between dwellings).

Note: the power for the alarm system circuit (and any emergency lighting circuit) should be taken from a permanent (landlord's/ freeholder's) supply and not taken from an independent (tenant's) supply to any flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required where there is inadequate background light either from natural sources or borrowed from street lighting.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• It is recommended good practice to provide a fire blanket in the kitchen of each dwelling.
• A 9-litre multi-purpose foam fire extinguisher on each landing is recommended.

Fire Safety Signs

• Signage is only required if the escape route is complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the common areas/ escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the common areas/ protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Monthly routine testing of the smoke detectors by use of the test button. Prompt action must be taken to correct any faults.
  • Periodical routine maintenance to include a clean of all detectors should be carried out as in accordance with the manufacturer's recommendations.
  • A record of all tests, services, faults, and repairs should be maintained by the landlord or managing agent.
• If present the emergency lighting system should be inspected and serviced annually as in accordance with BS 5266: part 8.

Three or Four Storey Building Converted into Self-Contained Flats

This section of guidance does not include buildings that have been converted into flats and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute protected route is required, including 30-minute fire and smoke resisting construction and full FD30S fire doors to rooms leading out on to the escape route.
• There is no requirement for fire doors within the flats, well-constructed and close-fitting conventional doors are required (especially to kitchens).
• All cupboards leading onto the means of escape should be emptied of all flammable goods and kept locked.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.
• Travel distances to a point of safety and the final exit must not be excessive.

Fire Separation

• 30-minutes fire resistance between flats throughout is the ideal, but on risk assessment there may be no requirement for additional fire-resisting separation between units providing walls, floors and ceilings are of sound, traditional construction and additional compensatory detection is fitted.

Fire Detection and Alarm System

There is a requirement for a mixed system that comprises:

• Grade A: LD2 coverage in the common areas consisting of:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • An interlinked mains-wired operated heat alarm in the kitchen area of each flat.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
• Grade D: LD3 coverage in each flat consisting of:
  • A mains-wired, non-interlinked smoke alarm in the room/ lobby that opens out on to the escape route to protect the sleeping occupants of the flat. (Subject to adequate fire separation between dwellings).

Note: the power for the alarm system circuit (and any emergency lighting circuit) should be taken from a permanent (landlord's/ freeholder's) supply and not taken from an independent (tenant's) supply to any flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required where there is inadequate background light either from natural sources or borrowed from street lighting.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• It is recommended good practice to provide a fire blanket in the kitchen of each dwelling.
• A 9-litre multi-purpose foam fire extinguisher on each landing is recommended.

Fire Safety Signs

• Signage is only required if the escape route is complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the common areas/ escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the common areas/ protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Weekly routine of the Grade A system - testing of one detector or call point in each zone and recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • A six-monthly service conducted by a suitably qualified specialist alarm engineer under a maintenance contract. This test should be recorded in the system's logbook and a test certificate issued.
• If an emergency lighting system is installed, then it should be inspected and serviced annually as in accordance with BS 5266: part 8. The service includes a full discharge test and must be carried out by a suitably qualified lighting engineer. The test must be recorded in the system's logbook and a test certificate issued.

Five or Six Storey Building Converted into Self-Contained Flats

This section of guidance does not include buildings that have been converted into flats and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute protected route is required, including 30-minute fire and smoke resisting construction and full FD30S fire doors to rooms leading out on to the escape route.
• There is a requirement for FD30 fire doors (without smoke seals or door closers) within the flats.
• All cupboards leading onto the means of escape should be emptied of all combustible goods and kept locked.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.
• Travel distances to a point of safety and the final exit must not be excessive.

Fire Separation

• 30-minute fire and smoke separation between units of accommodation throughout the building is required.
• 30-minute fire separation (FD30S fire door and door set) across the stairway between the 2nd and 3rd floors, and between the 4th and 5th floors is required.

Fire Detection and Alarm System

There is a requirement for a mixed system that comprises:

• Grade A: LD2 coverage in the common areas consisting of:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • An interlinked mains-wired operated heat alarm in the kitchen area of each flat.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing; o The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to alert sleeping persons.
• Grade D: LD3 coverage in each flat consisting of:
  • A mains-wired, non-interlinked smoke alarm in the room/ lobby that opens out on to the escape route to protect the sleeping occupants of the flat. (Subject to adequate fire separation between dwellings).

Note: the power for the alarm system circuit (and any emergency lighting circuit) should be taken from a permanent (landlord's/ freeholder's) supply and not taken from an independent (tenant's) supply to any flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• It is recommended good practice to provide a fire blanket in the kitchen of each dwelling.
• A 9-litre multi-purpose foam fire extinguisher on each landing of the common parts is required.

Fire Safety Signs

• Signage is required along the escape route at the final exits.

Management and Maintenance of Fire Safety

• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Weekly routine of the Grade A system - testing of one detector or call point in each zone and recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • A six-monthly service conducted by a suitably qualified specialist alarm engineer under a maintenance contract. This test should be recorded in the system's logbook and a test certificate issued.
  • The emergency lighting system should be inspected and serviced annually as in accordance with BS 5266: part 8. The service includes a full discharge test and must be carried out by a suitably qualified lighting engineer. The test must be recorded in the system's logbook and a test certificate issued.

A flat in multiple occupation (FMO) is a flat or maisonette-flat that is being occupied by three or more persons who do not form a single household.

FMOs are almost always located in larger buildings (the parent building), often above or within commercial or mixed-use premises, or above or below other dwellings. There are a wide number of variables to consider when determining the fire safety standards that are required, such as:

• the size and layout of the parent building in which the FMO is located
• the age of the parent building
• the use of the parent building, for example commercial or residential or both
• the means of escape
• the number of tenants in the FMO
• the state of repair of the FMO and the parent building.

Because of the potential complexity of FMOs each one will be assessed by the Borough Council on a case-by-case basis. Landlords and managing agents are therefore advised to consult with the Borough Council prior to letting out FMOs.

Residential accommodation is often situated above, below or within commercial premises, for example, a maisonette flat above a shop or restaurant, or accommodation within a public house. These types of accommodation present a higher risk to their occupants in the event of a fire breaking out within the commercial portion of the building. If the fire occurs when the commercial business is closed the fire may become well established before it is noticed, and the alarm is raised thus increasing the likelihood of harm to any occupants of the residential accommodation.

In addition to the fire safety standards that are applicable for certain dwelling types (as described in the previous sections of this document) the following precautions are required for those private rented dwellings that are associated with mixed use buildings:

• There should be 60-minute imperforate separation between the commercial and residential sections of the building. In buildings where the commercial business is of a significantly low fire risk it may be possible to reduce the separation to 30-minutes where there is an automatic fire detection system that is linked to the residential fire detection system
• In high fire risk premises, even where 60-minute imperforate separation is achieved it may still be necessary to install an automatic fire detection system that is interlinked to the fire detection system in the residential accommodation.
• In some cases, imperforate separation will be impracticable to achieve, for example with some accommodation above public houses. In such cases compensatory measures will be necessary. In these situations, a case-by-case assessment approach is necessary. However, such compensatory measures may include.
• An mains-wired, interlinked fire detection and warning system to be installed providing adequate coverage for all parts of the commercial premises and residential accommodation.
• The use of fire protecting lobbies between the commercial and residential uses.
• A secondary means of escape from the residential accommodation.
• In high-risk situations, the installation of a water suppression system in the commercial premises.

Escape Routes

Internal escape routes

The escape route design should be commensurate with the degree of fire separation required, that is:

• Where 60-minutes imperforate separation between uses is required then a 60-minute fully protected escape route is also necessary. The escape route must be of 60-minute fire and smoke resisting construction and has full FD60S fire door-sets to all risk rooms that lead out on to the escape route.
• Where 30-minute imperforate separation between uses is required then a 30- minute fully protected escape route is also necessary. The escape route must of a 30-minute fire and smoke resisting construction and have full FD30S fire door-sets to all risk rooms that lead out on to the escape route.
• The escape route must be always kept free from obstruction and there should be no free storage on the escape routes.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Where the means of escape is provided by an external staircase

• All doors that lead out on to, or that are located under, the external staircase should be full FD30S fire doors and frame sets.
• The escape route must be always kept free from obstruction and there should be no free storage on the escape routes.
• All windows that view out on to, or that are located under, the external staircase should be fitted with 6mm Georgian wired glass, and any opening part should be effectively fixed shut as to provide a minimum 30-minutes fire resisting construction. Glazing beads should be hardwood and should provide a maximum 15mm cover to the edge of the glass. Glazing is to be in accordance with BS6206.
• There should be no other unprotected opening leading out on to or underneath the external staircase, for example ventilation outlets/inlets.
• The external means of escape should be adequately lighted at night either by means of borrowed light from street lighting or by means of additional lighting.
• An emergency lighting system compliant with BS 5266: part 1 is required where there is inadequate background light either from natural sources or borrowed from street lighting.
• The external staircase shall provide access to a relative point of safety away from the parent building. If the staircase discharges into an enclosed yard, then further escape from that yard must be possible.

Note: where the means of escape to a point of safety passes through an enclosed yard, alleyway, or passage that is also used by the commercial premises and that has doors and/ or windows belonging to the commercial premises, then these areas will be assessed to the same standards as external staircases.

Although fire sprinklers were invented in the UK in 1864 it was not until 1973 that their use for life safety was seriously investigated. Even since then the UK has not been proactive in extending and developing their use in residential premises despite many other countries passing local laws relating to them. There is a strong argument for the use of sprinkler systems in favour of the more traditional automatic fire detection systems. Research carried out in the USA into the benefits of sprinkler systems has found that in properties with sprinklers there had been:

• no fire deaths
• 80% reduction in fire injuries
• 80% reduction in property damage
• 95% reduction for water usage for fire control

There is an extremely low risk of a false alarm with sprinklers and when one sprinkler is triggered it does not trigger any of the others. An auto dialler can be fitted to the system so that in the case of a sprinkler operating the call is transmitted to the fire brigade and the owner/manager automatically. In short, should a fire occur the sprinkler suppresses the fire and douses it or contains it within that room. The damage that is caused by the water from the sprinkler is generally much less than the damage that would be caused by the fire, smoke, and the water from the fire brigade in a property with traditional fire precautions. Sprinklers and associated pipe work can be fitted in the ceiling void and all that is visible is a small disc on the room ceiling.

One of the main advantages to the landlord is design freedoms. These may include relaxation of the requirement for fire doors allowing properties to maintain traditional features, increased travel distances and a reduction in structural fire protection. A risk-based assessment will be made as to the individual requirements for each property and detailed below is an example specification.

Sprinkler Specification

A residential sprinkler system designed, installed, and maintained in accordance with B.S. 9251:2005 should be provided throughout the premises. The sprinkler system is to be installed by a contractor approved by The Fire Sprinkler Association - a list of approved contractors is available from them on request.

The sprinkler system is to be linked to an automatic fire detection system and where a sprinkler head is activated the fire alarm system shall also be activated. The type of fire detection system required will depend on the type and layout of the building. Again, guidance should be sought from your Local Authority and/ or Fire & Rescue Service.

When the sprinkler system is activated audibility levels of 75dB(A) are to be achieved at the bedhead in each room (with the bed-sit doors closed). As a guide only - sounders positioned in the common areas producing approximately 100dB(A) should be capable of producing this sound level at the bedhead. Where the sprinkler system is linked to the fire alarm system 'common' sounders for the 2 systems can be used, although the sprinkler system must still have its own external visual and audio alarm and a single internal audio alarm.

A monitored link/auto dialler shall be installed so that when a sprinkler head is activated either the Fire Service or the landlord/responsible person for the property is contacted. The link is only to be activated when the sprinkler system is activated not when the fire alarm system is activated.

When installation is completed the approved sprinkler contractor should provide the required documentation to prove that the system complies with the relevant British and European Standards. A copy of this documentation is to be provided for the Local Authority.

The landlord or responsible person is to enter a maintenance contract with a competent person or company to maintain the system in accordance with of BS 9251. Details of maintenance are to be available at reasonable request. A system logbook to record every event involving the system is to be kept accessible and maintained.

Proper installation is integral to fire door performance. It is one of the final and, arguably, most crucial stages of the work carried out on fire doorsets.

As manufacturers and suppliers go through the extensive and committed process of having their doors and components rigorously tested in accordance with the latest standards, the installation procedures become ever more important to ensure that the fire door remains fully reliable.

The correct installation of fire door assemblies and doorsets is fundamental to their overall performance because it will ensure the fire door will remain reliable to its fire integrity rating in the event of a fire.

A fire doorset is correctly installed in the furnace when it is tested, so therefore it must be installed correctly on site so that the door will perform in the same way when needed. Incorrect installation defeats the purpose of certificated fire doors, certificated components, and certificated hardware because in a fire, the smoke, and gases it produces can easily travel through the gaps left by incorrect installation. A certificated half hour fire door which is incorrectly installed may only provide 5-10 minutes of fire resistance.

To avoid risking people's lives, BWF-CERTIFIRE manufacturers (who account for 90% of all fire doors manufactured in the UK) provide specific and comprehensive installation instructions with every door which must be rigorously followed by the installer.

Installation instructions are specifically written for each door design in accordance with its relevant fire test.

Note: Installing fire doors is not a standard task, it is a specialised task.

The advice in the installation instructions just takes a moment to read and even though installers may have been fitting fire doors for years, the instructions will inform the reader of detail specific to that door. More importantly, it will offer that peace of mind to the installers and will result in fewer site difficulties.

As fire door designs are constantly changing, correct installation has become ever more vital. Not following the instructions can prove fatal in the event of a fire and will invalidate the certification because installation is the last stage of the entire certification process.

If you come across a BWF-CERTIFIRE certificated fire door that - for whatever reason - does not have these installation instructions, then you should speak to the site manager from where you obtained the door or contact the manufacturer of the fire door; details can be found on the label stuck on top of the fire door leaf.

If there are no instructions, you may be installing a fire door that has not been third party certificated. The BWF recommends that you contact the manufacturer of that fire door and obtain instructions direct from them.

Ideally, a non-certificated fire door should not be installed where a fire door is necessary, and it is highly recommended that you change your supplier to obtain fire doors manufactured under the BWF-CERTIFIRE Fire Door and Doorset Scheme.

The BWF is committed to supporting FIRAS, the third-party certification Scheme for the installation of passive fire protection products. Members are trained and taught how exactly to install a fire door. All certificated FIRAS Installers are obliged to stick a unique and fully traceable label on every fire door they install (this is also an excellent source of marketing for the installer).

Note: For further information please see the British Woodworking Federation website www.bwf.org.uk.

Fire Door Specification Summary

In addition to the fire door and door set being third party certificated and installed by a competent person a full Fire Door must also be of the following specification:

• Attached to the door frame by three 100mm Butt hinges with a melting point of not less than 800°C.
• Fitted with intumescent strips and flexible edge smoke seals which must be fitted to the sides and top of the door or frame to be effectively smoke stopping.
• Intumescent strips and flexible edge smoke seals must be fitted centrally to the sides and top of the door or frame. They are not required to the threshold.
• For 30-minute doors (FD30S), a single 10mm combined strip and seal should be fitted; this may be interrupted by the hinges.
• For 60-minute fire doors (FD60S), either a single 20mm combined strip and seal, or two 10mm combined strips and seals may be used. At least 10mm of the strip must be uninterrupted by the hinges.
• The combined strips and seals must not be painted over.
• Automatic overhead type self-closing device fitted to the door / frame set, which can close the door from any open position (Gate Springs, Gibraltar Springs and Perco type door closers will not be acceptable).
• Where a postal slot is to be fitted, it must be of a type that has been successfully tested to BS 476: Part 22: 1987. The slot should not be sited higher than 1,000mm from the threshold of the door and not less than 120mm from either edge of the door leaf. The slot created for the liner of the postal slot should give a contact fit with the liner. Where the gap is greater than 1mm it must be filled with intumescent material.

Fire Door FAQs (courtesy of the British Woodworking Federation (BWF))

How do I obtain a manufacturer's test certificate for the door?

Obtaining a certificate for a fire door will only be necessary if manufacturer's certification labels are missing. The label on the door provides information such as the Certifire Certification Test Number, the manufacturer's name, and unique door number. If a certificate is required, it can be supplied by the door manufacturer, licensed converter, or from the Certifire Website.

How much can I trim off a fire door to make it fit into the frame?

The amount which can be trimmed off a fire door depends on how the door is constructed and is defined by each door manufacturer. The information is shown in the fitting instructions which accompany each door.

Can I use MDF linings and casements for my fire doors?

There is an increasing use of fire rated MDF linings and casings in construction. You must, however, refer to each door manufacturer's test evidence before use any non-standard framing material.

Note: not all fire door manufacturers have test evidence to support the use of MDF products across the whole of their range. Evidence may be restricted to one type of door only.

Can I upgrade my existing doors to be fire resistant doors?

The simple answer is no.

Although solid wood doors do have some resistance to fire, you cannot be certain how the old doors are constructed, the density of the timber and how other components such as closers etc. interact with the overall installation. To be perfectly safe, you should replace the door and frame.

The use of retardant or fire-resistant paints is not recommended.

What gap should be at the bottom of a fire door?

Although gaps at the bottom of the door are allowable to provide clearance for floor coverings, there is a limit as to how large the gap should be. This is defined by the manufacturer's test evidence and is shown in the fitting instructions which accompany the door.

Why can't I cut apertures or vision panels on site?

Removing any material from a fire door will affect its fire performance. Replacing the material with a glazed or non-glazed aperture requires an engineered solution to ensure the door's performance in a fire is not compromised. This work can only be carried out to strict procedures and under controlled conditions which cannot be undertaken on site.

Can I reglaze a fire door on site if the glass is broken?

Glass can be replaced where necessary. However, the glass must be fire rated to suit the door and must be fitted using the same components as the original installed door. If you have any doubt about these components or procedures, contact a BWFCertifire Approved Licensed Converter who will be able to assist.

The Design of Escape (Egress) Windows

Where window openings are likely to be used for means of escape purposes the following guidance must be referred to:

• The window must have an unobstructed openable window area that is at least 0.33m2 with at least the width or height dimension being a minimum of 450mm. Side hung opening lights are recommended. Care must be taken when considering the design (particularly with UPVC windows and their various hinge designs) to ensure the necessary openable area required is provided.
• The bottom of the openable area (windowsill level) must be not more than 1100mm, and not less than 800mm above floor level. Windows are suitable for means of escape where the drop from the window to ground level is one storey only (not exceeding 4.5m from first floor level to outside ground level).

Note: the ground below the windows must be flat and free from hazards (low walls, railings etc). Where security is provided on windows, means of opening must be readily available within the room. Where primary access to a sleeping room is through a high-risk room (i.e. communal, kitchen or living room) an alternative suitable means of escape must be provided via a door or escape window directly to the outside.

Escape Route Separation

Where specified in this guidance the means of escape through an HMO should be capable of offering 30-minutes fire and smoke resistance. This is to allow the occupants of the property sufficient time to escape to a place of safety.

In certain high-risk circumstances there may be a requirement to provide 60-minutes fire and smoke resistance. For example:

• Walls, ceilings, and doors separating commercial uses from residential parts.
• Walls, ceilings, and doors separating areas of high fire risk, e.g., commercial kitchens, large boiler rooms, and large stores.
• Separating walls between buildings.
• Basement or cellar areas that are not fitted with automatic fire detection.

When constructing and installing new partition walls compliance with current Building Regulations must be achieved as a minimum standard. In certain circumstances there may be a requirement to upgrade existing ceilings and partition walls to achieve adequate fire and smoke resistance.

Existing Partitions - 30-minutes protection:

The condition of the lath and plaster partition must be examined in detail. Retention of the partition surfaces must only be considered if in good condition and there is no loose or failing plaster.

In the event of minor damage or inconclusive investigation of the partition construction, the partition must be upgraded on the risk side (room side) by replacing the lath and plaster or by over boarding it with 12.5mm gypsum wallboard or fire line board fixed with galvanized clout/plasterboard nails. These should have sufficient length to penetrate the lath and plaster and provide a firm fixing in the timber framework. The partition should be finished by skimming and skimming with plaster.

Partition walls not of traditional lath and plaster construction but of a timber frame and wall board construction must be in good repair and of the following specification to achieve 30-minutes fire and smoke resistance:

• The stud work framing must be formed of timbers of minimum dimensions 38mm x 75mm x 450mm (centres).
• The stud work framing must be faced on both sides with a minimum of 9.5mm gypsum wallboard with Hessian scrim to all joints and a 5mm (minimum) plaster coat finish.

Existing Partitions - 60-minutes protection:

The following methods can be used to upgrade an existing (lath and plaster) partition made up of 75mm x 50mm timber studs which is either load bearing or non-loadbearing. The studs at maximum 600mm centres with no infill to provide a partition with 60-minute fire resistance, which upgraded.

Partitions can be upgraded in one of two ways:

1. By the provision of an additional board to the existing facing on both sides:
   • 9mm Supalux fixed, on each side of the partition, using 63mm nails or screws at 300mm centres.
   • 12mm New Tacfire fixed, on each side of the partition, using screws at 300mm centres. The length of the screws should be such that they penetrate 38mm into the stud.
2. By the provision of a cavity infill:
   • In this case it must be a non-load-bearing stud partition made up of minimum 89mm x 38mm studs at 600mm centres with no infill and covered with 12.5mm plasterboard.
   • Take off one face of the existing partition. Fill the cavity between the studs with 90mm Rockwool Timberbatts of density 23Kg/m3. Provide 12.5mm Gypsum Wallboard fixed at 150mm centres with 38mm galvanised nails. Joints must be taped and filled or surface skimmed.
   • Alternatively, if the timber studs are minimum of 100mm x 38mm at 600mm centres and covered with 12.5mm plasterboard the cavity between the studs can be filled with 100mm Rockwool RW2 slabs.

Any variations or alternatives to the above specifications must be agreed with your Local Authority prior to the works being carried out.

All walls and ceilings in the 30- and 60-minute protected routes are to be of Class 0 surface spread of flame as in accordance with Part B of the Building Regulations. Normal paint and paper are adequate but heavy flock-type paper or timber claddings will not comply.

Additional Escape Route Separation

1. Electricity or Gas meter on escape route

Provide 30-minute fire resisting enclosure to the electric and gas meter. Enclosure to consist of 100mm x 50mm softwood framing faced with 12.5mm plasterboard both sides or alternatively 6mm fire protective board (e.g., Supalux) to the inner side of the framework, scrim joints and apply minimum 3mm plaster skim to outer surface. Provide 30-minute fire resisting door. Where a fire door is to be cut down to fit a smaller door opening, then solid core -minutes fire resistant door blanks only are to be used. Hardwood lippings are to be glued and screwed to leaf edges once the door blank has been cut down to the required size. Ensure points where pipes or cables penetrate the cupboard are tightly sealed with a non-combustible compound capable of maintaining the 30-minutes fire resistant integrity of the cupboard structure (e.g., intumescent foam etc).

Lead pipes are unsatisfactory, and the gas supply pipes should be of high melting point metal. The cupboard to the gas meter should be provided with ventilation grills at high and low levels, these must provide 30-minutes fire protection. The gas provider should be consulted to ensure they are satisfied with the arrangements, as they will require access to read meters.

2. Loft Hatch

Loft hatches must provide the 30-minutes fire resistance to the ceiling structure along the means of escape for the property.

Remove the existing loft hatch. Provide and fix suitable lining complete with minimum 25mm deep stops, both to be glued and screwed to loft hatch frame. Provide and fit 30-minutes fire resistant loft hatch door to comprise solid core 30- minutes fire door blank cut down to appropriate size, with hardwood lippings glued and screwed to each leaf edge. Provide and fit 10mm intumescent and smoke seals to be pinned into rebates on each leaf edge of the loft hatch door or alternatively into the loft hatch frame. The whole door to fit into the existing frame with no more than a 4mm gap at any point between the hatch door and the frame. 2-barrel bolts are to be provided and fitted on opposite sides of the exposed face to keep the hatch in a closed position under pressure when not in use.

3. Under stairs cupboard

The soffit and spandrel partition to the staircase is to be made to achieve 30-minutes fire resistance. Apply to the existing soffit and spandrel 12.5mm plasterboard with 3mm skim coat, or 6mm minimum fire protective board (e.g., Supalux) with all joints filled with fire resisting compound. The cupboard below the stairs at ground floor level, in addition to the above, is to have all combustible materials removed.

Fit a new 30-minutes fire resisting door and frame. The door is to be kept locked shut. Apply notice to door reading "TO BE KEPT LOCKED SHUT", to comply with The Health and Safety (Safety Signs and Symbols) Regulations 1996.

4. Lobby Protection

 A lobby area is a fire resisting structure located between the protected means of escape and the risk rooms (e.g., bedrooms, living rooms, kitchens). A lobby provides additional protection in the event of a fire by providing what is sometimes referred to as double-door protection that is, for example, to enter a bed-sit room that has lobby protection it is necessary to go through two fire doors. More than one risk room is often accessed via a single lobby.

Small, well-constructed lobbies are more effective at preventing the spread of smoke into the means of escape than large lobbies as they generally leak less air. This helps create a back pressure that effectively forms a barrier between the room that is on fire and the means of escape or vice versa.

5. Secondary Means of Escape

A secondary means of escape refers to a second or alternative means of escape from the building, or area of a building, other than the usual route used to enter and exit the building.

Typically, in the larger, higher-risk HMOs a secondary means of escape will comprise of an external staircase securely attached to the rear or side of the building.

In older buildings a secondary means of escape is often provided by means of a "kick-through" or door that leads into protected means of escape in an adjacent building. Such escape facilities are undesirable and should be designed out wherever possible.

The use of egress windows as a secondary means of escape is only acceptable from basement, ground or first floor levels.

1. Routine Testing:

In all licensable HMOs that are fitted with a Grade A (or mixed system consisting in part of Grade A specification) automatic fire detection system it is a requirement that the HMO Licence Holder or HMO Manager undertake weekly checks of the system to ensure its correct operation. The weekly checks, any defects found or reported and, the action taken to correct any faults must be recorded in a Logbook.

2. Routine Maintenance

In all licensable HMOs that are fitted with a Grade A automatic fire detection system it is a requirement that the system is serviced on a 6-monthly basis by a suitably qualified alarm engineer. All routine maintenance must be recorded in a Logbook and the periodic inspection and test certificate must be retained by the HMO Licence Holder and produced to the Borough Council on request.

3. Emergency Lighting Systems

Any emergency escape lighting must be serviced and maintained in accordance with BS5266-8:2004 (BS EN 50172:2004). Any defects found or reported as part of the routine testing procedure and the action taken to correct any faults, must be recorded in a Logbook. All routine maintenance must be recorded in a Logbook and the periodic inspection and test certificate must be retained by the HMO Licence Holder and produced to the Borough Council on request.

4.      Fire Blankets and Extinguishers

The routine testing and annual maintenance of fire extinguishers must be recorded in the Logbook. Periodic checks undertaken to ensure that the fire blankets are available for use should also be recorded in the Logbook.

Bibliography

• LACORS (2008): Housing - Fire Safety. London, LACORS.
• Suffolk FRA and Suffolk LAs (2007): Houses in Multiple Occupation. Joint Protocol.
• The Housing Act 2004. The Stationary Office
• The Management of Houses in Multiple Occupation (England) Regulations 2006. SI 2006/372
• The Licensing of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006. SI 2006/373
• The Building Regulations 2000. Approved Document B - Fire Safety

Acknowledgements

Great Yarmouth Borough Council would like to acknowledge contributions and assistance from the following organisations:

• Bristol City Council
• Liverpool City Council
• Eastbourne Borough Council
• Plymouth City Council
• Leeds City Council
• Colchester Borough Council
• Peterborough City Council
• Norwich City Council
• British Woodworking Federation, 55 Tufton Street, London SW1P 3QL
  • Telephone: 0870 458 6939
  • Fax: 0870 458 6949
  • E-mail: firedoors@bwf.org.uk
  • Website: www.bwf.org.uk