I am one of 5 long leaseholders who each own a self contained flat in a large house converted to flats in 1997. The freeholder is saying he must put up fire signage, change light fittings fit fire doors etc to conform with the Regulatory Reform (Fire Safety) Order 2005. I accept this appears to be the case for common parts but in this case the only common parts is a lobby of not more than 4m2 which is basically a small lobby from the main entrance to 2 of the flat front entrances. The othe r3 flats have their own entrances with no common parts.
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Fire safety in leaseholder flats
Started by
Guest_RichardBoo_*
, Oct 17 2011 05:04 PM
flats leaseholders freeholder hmo fire risk assessments
2 replies to this topic
#2
Tom Sutton
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Posted 17 October 2011 - 07:15 PM
Because of the two flats opening into small lobby the premises are subject to the RR(FS)O and a fire risk assessment should be carried out. This will determine if any work needs to be carried out and if it does then it should be minimal. The trouble is without a FRA it is impossible to say what needs to be done to make the premises safe from fire.
The appropriate guide is HOUSING – FIRE SAFETY Guidance on fire safety provisions for certain types of existing housing which is accepted by all the enforcing authorities.
The appropriate guide is HOUSING – FIRE SAFETY Guidance on fire safety provisions for certain types of existing housing which is accepted by all the enforcing authorities.
All my responses only apply to England and Wales and they are an overview of the subject, hopefully it will point you in the right direction and always treat with caution. Scotland and Northern Ireland has differing legislation
#3
Safelincs
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Posted 18 October 2011 - 07:38 AM
Hi Richard
Just some more notes in addition to what Tom said.
Whilst the fire doors might feel intrusive, they could be essential to stop the spread of fire from your flat into the communal area. So they are related to the communal area.
It is interesting that, although the conversion of your building was carried out 1997, the Building Regulations 1991 might not have been adhered to, otherwise the demands of the current fire risk assessment guides should already have been met! This might be an interesting discussion in case the freeholder wants to pass on the costs for the upgrade.
The LACoRS guide Tom mentioned above states that although the Regulatory Reform Order (speak the fire risk assessment guides) is for communal areas, only, in practice the assessment will need to take the entire premises into account.
Harry
Just some more notes in addition to what Tom said.
Whilst the fire doors might feel intrusive, they could be essential to stop the spread of fire from your flat into the communal area. So they are related to the communal area.
It is interesting that, although the conversion of your building was carried out 1997, the Building Regulations 1991 might not have been adhered to, otherwise the demands of the current fire risk assessment guides should already have been met! This might be an interesting discussion in case the freeholder wants to pass on the costs for the upgrade.
The LACoRS guide Tom mentioned above states that although the Regulatory Reform Order (speak the fire risk assessment guides) is for communal areas, only, in practice the assessment will need to take the entire premises into account.
Harry
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