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PLEASE NOTE THIS SUBJECT APPLIES FOR ENGLAND AND WALES. In SCOTLAND, fire precautions and means of escape are dealt with under the Repairing Standard. Please see Property Repairing Standard and Overcrowding (Scotland)  library subject for more details.

PLEASE NOTE THIS SUBJECT APPLIES FOR ENGLAND AND WALES. In SCOTLAND, fire precautions and means of escape are dealt with under the Repairing Standard. Please see Property Repairing Standard and Overcrowding (Scotland)  library subject for more details. Included is additional guidance on smoke alarms, issued by the Scottish Government, as well as the guidance document itself in the Additional Resources section of that Subject.

*****NEW regulations for England apply from 1st October 2015 requiring smoke alarms and carbon monoxide alarms to be installed in rented property*****

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 came into force on 1st October 2015 and require that private rented sector landlords must have

• at least one smoke alarm installed on every storey of their rental property which is used as living accommodation, and
• a carbon monoxide alarm in any room used as living accommodation where solid fuel is used.

 The regulations require landlords to ensure alarms are installed in their properties with effect from 1 October 2015. After that the landlord (or someone acting on behalf of the landlord) must ensure all alarms are in working order at the start of each new tenancy. After the landlord’s test on the first day of the tenancy, tenants should take responsibility for their own safety and test all alarms regularly to make sure they are in working order. Testing monthly is generally considered an appropriate frequency for smoke alarms. If tenants find that their alarm(s) are not in working order during the tenancy, they are advised to arrange the replacement of the batteries or the alarm itself with their landlord.

The regulations do not stipulate the type of alarms (such as hard wired or battery powered) to be installed. Landlords should make an informed decision and choose the best alarms for their properties and tenants.The regulations do not stipulate where the alarms should be placed, just that at least one smoke alarm should be on every storey and a carbon monoxide alarm in every room containing a solid fuel burning appliance.You should follow the individual manufacturer’s instructions when installing the alarms. However, in general, smoke alarms should be fixed to the ceiling in a circulation space, i.e. a hall or a landing, and carbon monoxide alarms should be positioned at head height, either on a wall or shelf, approximately 1-3 metres away from a potential source of carbon monoxide.Carbon monoxide alarms are only required in rooms containing a solid fuel burning appliance (i.e. rooms containing an open fire, log burning stove, etc.). However, as gas appliances can emit carbon monoxide, the NLA encourage landlords to fit carbon monoxide alarms where gas appliances are fitted, although this is only a recommendation and is not a legal requirement. Please see the additional resources for links to the new regulations and guidance on its interpretation. Fire safety equipment is available from the National Landlords Association via its online shop or via the link in the additional resources.

Property available for let must have an adequate means of escape in case of fire and, depending on its size, may require a level of fire detection in addition to the minimum detailed above and also fire extinguishing equipment. A risk assessment under the HHSRS can be carried out by the Local Authority and work specified to minimise the risk. This would be for all types of properties, whether in single- or multiple occupation.

Fire Authorities also have the power to ask Landlords of HMOs to carry out a form of risk assessment themselves and require for works to be carried out. The two pieces of legislation overlap, which can cause confusion, but essentially the same work should satisfy both authorities.

If the property is a House in Multiple Occupation (HMO) which is subject to licensing, you must also comply with license conditions in relation to fire safety.

The legislation deals with principles rather than giving practical assistance, however, guidance was published in July 2008 by LACORS. This gives landlords details on the type of work that will be necessary in their properties and hopefully aid consistency in requirements across the country. A clarification document was also issued by LACORS in March 2009 to give further guidance of several issues.

The translation into exactly what you need in each individual property will be decided by the Local Authority and /or Fire Authority, but they should give you an opportunity to discuss it and suggest alternatives.

The guidance document, together with the clarification information, can be found in the Additional Resources section.

We now have two new video’s which can be found in our additional resources section, outlining all a landlord needs to know about vital fire safety. The first video details information and guidance on fire risk assessments and types of systems from the simple smoke alarm to the more complex. This should be viewed by Landlords. The Second video goes on to explain additional fire safety considerations for Larger Houses of Multiple Occupation (HMO’S). For more information follow the link to our blog. http://nlauk.wordpress.com/2013/03/19/mayday-mayday-fire-safety/

Assessment under the HHSRS should include both the likelihood of a fire starting, and, once started, how likely the fire is to go undetected and spread. Travel distance from the accommodation to the final exit is a consideration, as are the location of any smoke or heat detectors and the number of fire doors present to contain the fire. Emergency lighting will also help people escape, whereas physical features such as a steep and awkward staircase, may hinder them.

Assessment under the HHSRS should include both the likelihood of a fire starting, and, once started, how likely the fire is to go undetected and spread. Travel distance from the accommodation to the final exit is a consideration, as are the location of any smoke or heat detectors and the number of fire doors present to contain the fire. Emergency lighting will also help people escape, whereas physical features such as a steep and awkward staircase, may hinder them.

For dwellings in multi-occupied buildings, the assessment is made for each individual dwelling (including the associated shared rooms and areas, if any). This means that different hazard ratings can be expected for dwellings within the same building depending on the location of the unit within the building, and any deficiencies to the individual dwelling itself. For example, a bedsit on the ground floor close to the final exit from the building would not be assessed the same as a bedsit on the third floor.

The behaviour of tenants is a major factor in relation to fires starting, and their reactions on discovering a fire can influence their likelihood of escape and how the fire might spread. Smokers’ materials and matches are a common cause of fire, along with misuse or carelessness when cooking and placing items on or too near heaters.

However, the property itself can also increase the likelihood of fires starting, with factors such as defective or poorly sited equipment, faulty wiring and cabling or unguarded solid fuel fires being major causes.

Ideally, the design, construction and condition of the building should limit the chances of a fire starting and limit the spread of a fire, however it is caused. It should also provide safe and ready means of escape from all parts of the dwelling. There should be primary means of fighting fire, such as fire blanket and extinguishers. For any form of multi-occupied buildings, there should be adequate fire protection to the means of escape, such as fire doors, and between each unit of accommodation, such as construction offering 30 minutes resistance. Appropriate fire detection and alarm system(s), and, as appropriate, emergency lighting, sprinkler systems or other fire fighting equipment should be installed.

Properly working alarms, connected to smoke or heat detectors play a large part in saving lives in the event of a fire. They provide early warning to the occupants, allowing them to escape before they are overcome by fumes or burned. There should be sufficient properly designed and appropriately sited smoke and/or heat detectors with alarms, in every dwelling. These should be properly maintained and regularly tested. Alarms are available for those with hearing impairment.

Details can be found in Building Regulation Approved Document B, and British Standards BS5588, Code of Practice BS5839, and BS5446. Reputable companies offering to carry out the work, should be familiar with these documents.

Factors relevant when considering how fires start:

a) Heater/cooker position – inappropriate siting and/or close proximity of flammable materials.
b) Space heating – inadequate for the whole of the dwelling encouraging use of supplemental heaters.
c) Defects to heating – defects or disrepair to appliances or system.
d) Clothes drying facilities – lack of indoor facilities.
e) Number/siting of sockets – insufficient and/or inappropriately sited electric socket outlets.

Factors relevant when considering how fires start:

a) Heater/cooker position – inappropriate siting and/or close proximity of flammable materials.
b) Space heating – inadequate for the whole of the dwelling encouraging use of supplemental heaters.
c) Defects to heating – defects or disrepair to appliances or system.
d) Clothes drying facilities – lack of indoor facilities.
e) Number/siting of sockets – insufficient and/or inappropriately sited electric socket outlets.
f) Electrical installation – defects to the supply, meters, fuses, wiring, sockets or switches. Residual Current Devices (RCDs) help prevent fires associated with electrical deficiencies where surface tracking across insulation is a cause of fire ignition.
g) Non-fire resistant fabric – allowing fire to spread.
h) Smoke permeable fabric – allowing smoke to spread.
i) Fire stops to cavities – lack of, allowing fire to spread.
j) Disrepair to fabric – walls, ceilings and/or floors may allow smoke, fumes and/or fire to spread.
k) Internal doors – insufficient doors or doors of inappropriate materials or ill-fitting doors.
l) Self-closers – lack of effective self-closers on doors where appropriate.
m) Smoke/heat detectors – the lack of, or defects to smoke and/or heat detectors and the alarm system.
n) Fire fighting equipment – lack of adequate and appropriate means of primary fire fighting.

Factors relevant when considering the severity of the outcome include:

a) Smoke/heat detectors – the lack of, or defects to smoke and/or heat detectors and the alarm system.
b) Means of escape – inadequate safe means of escape in case of fire.
c) Combustible furnishings – including furniture and furnishings.
d) Fire fighting equipment – lack of adequate and appropriate means of primary fire fighting.

If the property is a House in Multiple Occupation (HMO) which is subject to licensing, you must also comply with license conditions in relation to fire safety. The mandatory conditions include:

• a requirement that the landlord installs smoke alarms and keeps them in proper working order and gives a declaration to the local authority, on request, of their safe condition

In addition, landlords should:

If the property is a House in Multiple Occupation (HMO) which is subject to licensing, you must also comply with license conditions in relation to fire safety. The mandatory conditions include:

• a requirement that the landlord installs smoke alarms and keeps them in proper working order and gives a declaration to the local authority, on request, of their safe condition

In addition, landlords should:

• make sure that all the gas appliances they provide are maintained in good order and that a ‘GasSafe’ registered plumber carries out a safety check each year
• maintain all electrical installations (ie fixed wiring) and any electrical appliances they provide (ie cookers, kettles) and make sure they are safe to use
• make sure any furniture and furnishings they provide meet the fire resistance regulations

The Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005 have placed a similar responsibility to enforce reasonable fire safety provisions within multiple occupied housing, on local housing authorities and fire and rescue authorities respectively. To promote the efficient use of resources, and avoid duplication and confusion for landlords, a new fire safety protocol has been developed by a multi agency working group with support from CLG.

The Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005 have placed a similar responsibility to enforce reasonable fire safety provisions within multiple occupied housing, on local housing authorities and fire and rescue authorities respectively. To promote the efficient use of resources, and avoid duplication and confusion for landlords, a new fire safety protocol has been developed by a multi agency working group with support from CLG. It sets down a framework within which both authorities can establish effective working arrangements, thereby achieving the goal of improving fire safety. The protocol contains guidance on which authority should normally take the lead inspection and enforcement role in different types of properties. However, it is accepted that this guidance cannot cover every possible situation and that certain properties may fall into more than one category.

It should also be noted that not all LAs and Fire Authorities have adopted the protocol or finalised details of how they will work together in this field, so you may find both want to visit your property and require works. The best way to avoid unnecessary work is to liaise with both authorities to ensure both are happy with the level of fire precautions and means of escape in your property.

New guidance was published on 23rd July 2008, developed by LACORS in conjunction with the Chartered Institute of Environmental Health (CIEH) and the Chief Fire Officers Association (CFOA) and Communities and Local Government (CLG).

It will apply nationally an

New guidance was published on 23rd July 2008, developed by LACORS in conjunction with the Chartered Institute of Environmental Health (CIEH) and the Chief Fire Officers Association (CFOA) and Communities and Local Government (CLG).

It will apply nationally and covers certain existing residential accommodation including single family dwellings, shared houses, bedsits and flats. It is not aimed at new housing built to modern Building Regulations.

The guidance adopts a risk based approach to fire safety that will satisfy both the Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005. It includes guidance to landlords on how to carry out a fire risk assessment.

The guidance will be equally relevant to landlords, managing agents, local councils and fire and rescue authorities. The guidance will apply to both the private and social housing sectors.

It sits alongside the Fire Safety Protocol issued jointly by LACORS, CFOA, CIEH, National Landlords Association and the National HMO Network in May 2007, which is already providing a framework for partnership working between councils and fire and rescue authorities.

Both documents can be found in the Additional Resources section, along with an update document issued by LACORS in March 2009, giving further clarification on several issues.

The British Woodworking Federation has launched a fire door safety scheme. The BWF-CERTIFIRE scheme will ensure a range of third party certificated products will be available so that all involved in the specification, installation, inspection and use of fire doors are confident that these products are fit for purpose.

A fire door is a vital safety device engineered to save lives and property. Its correct specification, fitting and maintenance are the responsibility of each and every person involved in the process from specification to maintenance.

The British Woodworking Federation has launched a fire door safety scheme. The BWF-CERTIFIRE scheme will ensure a range of third party certificated products will be available so that all involved in the specification, installation, inspection and use of fire doors are confident that these products are fit for purpose.

A fire door is a vital safety device engineered to save lives and property. Its correct specification, fitting and maintenance are the responsibility of each and every person involved in the process from specification to maintenance.

All participating members of the BWF-CERTIFIRE Fire Door and Doorset Scheme are rigorously assessed and audited, providing specifiers with the added security and confidence in the products being selected.

For more information, see the link to the BWF website in the Additional Resources section.