Fire Risk Assessments

I have started to work for a small company of 13 people, we have a new office which is mostly open plan and a few offices, 2 bathrooms, kitchen, 2 x meeting rooms. At the moment there are is no fire alarm fitted, there is a bell but I think it has been disconnected there is a shop underneath us (our landlord) so I think it used to belong to them. I think it falls on me to get this sorted and it makes me really nervous having to plan all this and not 100% what we need. We have fire extinguishers that are due to be checked every 12 months. Can we just get smoke detectors fitted all around the office or do we have to have a fire alarm fitted? I didn't want to…

Hi All, Does anyone know what the minimum/ maximum recommended time delay is between hearing the audible fire alarm activation voice messages and the intermittent sounders that follow that message. This is for an 8 story open planned cooperate office building. Many thanks MFD

2 containers one on top of the other, the top container is used as an office that has stairs leading to it that is the only way of getting in and out. Do these stairs have to be periodically tested every 6 months like emergency stairs as they are for all purpose use?

Hello all, We have had a fire risk assessment completed by a new company, who are gladly more stricter than past companies. My question is, that our main buildings were built in 1958. Some of the pick up points were concerning risks which are due to the building being built before such regs, whilst we complete as many pick points as we can. Some like the pvc windows and panels for example were fitted before such rules came into place. And the due to the cost of replacing these which would be enormous. So how do we stand in such matters, what reply do I give, If the cost is simply not practicable due to the age of the premises?

The flat I live in has 3 exits, 2 exits have emergency release buttons, the car park exit doesn't. The flat has 2 blocks, it's possible the other block has a fire alarm system, I don't live there so I wouldn't know. My block doesn't have any sort of fire alarm system. For the past month someone has been continuously pressing the emergency release button disabling the electromagnetic locks on the gate. I've been resetting it for almost everyday and now recently it's being pushed more than 2 or 3 times a day which is causing people to enter and loiter around the flat. And I'm a bit frustrated and cannot continue to reset i…

Given the explicit requirement of BS7671 for these devices in care homes, high rise residential buildings, student accommodation and HMOs, will fire risk assessments of such premises acknowledge their absence in existing buildings within this group? I ask because many in the electrical installation industry do not share the view that these devices are an effective means of reducing fire statistics where the ignition source is electrical in nature. Quite apart from the view of whether they actually function, there is no sufficiently detailed body of fire statistics that could be referred to in order to form a valid opinion.

Could anybody point me ro correct FRA guidance document I would use for what is basically 3 story flats (2 flats per floor), but are used for holiday let's. Thanks in advanced.

Good morning everyone, I'm looking for advice about a fire safety issue at a complex of eight residential apartments. I was recently appointed as Company Secretary, and act as the Responsible Person for issues related to fire safety. Unfortunately, fire safety issues have not been seen as a key priority in the past, so I am working to address the many issues that I have identified. I have already engaged an external specialist company to carry out a Fire Risk Assessment for the company, as it appears that the company has never previously carried out an FRA, and there is no paperwork related to fire safety in the company's archives. I am awaiting the full…

Hello, Apologies if this is a basic question but I just want to know for sure before I take any action and will appreciate your professional advice. I own a ground flat in Edwardian house which is less than 11 m in height. There is one more flat and we have communal lobby which officially belongs to my flat. I had it for 11 years. The managing agent just wrote to me and my neighbour stating that the front doors to our flats need to be of certain specifications such as 3 hinges, self closing mechanism etc. and if not they need to be replaced for fire doors. I’ve been looking at the relevant legislation and there are references made to single dwell…

Does anyone know how often the little green override switches fixed next to electronically locked doors along exit routes need testing in-house? I've been pointed to BS7273-4:2015 and the maintenance section suggests every week in-house and every six-months by a competent person?? But, the FRA produced shows that the green boxes only need testing in-house every quarter to comply with British Standards so we're all really confused! Due to security, the doors do not release upon actuation of fire alarm, so we thought every quarter is a bit risky...but then again, every week is a bit much!! HELP!! :)

Hi, I thought I had posted this post for advice. so here it goes again. I live in an apartment purpose built flats over 3 floors. Two flats on each floor. Risk assessor and fire service have said to replace some of the front doors to the flats due to not being fire doors. Over time being changed for upvc and other wooden doors. Fine with this. What’s confused me is that the door to the stairs are fire doors but the risk assessor has said they can’t be rising butt hinges so need replacing with self closes and seals. The project manager has said this isn’t the case and that the stairs to the flats don’t even need this door as it doesn’t ha…

I wonder if somebody could help, I have just built a one bedroom unit in the Georgian house in the basement I had ordered an inward opening tilt door but the builder installed an opening door which doesn’t tilt and therefore cannot give ventilation without the door being open. I wonder if somebody could help, I have just built a one bedroom unit in a Georgian house in the basement I had ordered an inward opening tilt door but the builder installed an outward opening door which doesn’t tilt and therefore cannot give ventilation without the door being fully open. I was told this was due to fire regs but there are numerous other escapes in the flat th…

Hi All, I have a dilemma regarding a small country pub who has recently reopened the kitchen to provide food at lunchtimes. The issue is that the previous tenant removed the fire door to the kitchen in order for the staff to move between the kitchen and pub without fumbling with the door! They also installed shelving and other equipment on the bar side so it is difficult to reinstall the door as it would open to about 45 degrees before hitting the shelving etc. My initial advice would be to reinstall the door, or possibly install a sliding fire resistant door to form a barrier should a fire start in the kitchen, or leave the door off and mitegate by fitting auto…

I planned to install a canopy with Aluminium frame and Polycarbonate roof panels to the back of my house. The terraced house is in a new built development so I need to get permission from the management company and the developer Berkeley. Berkeley got back to me that polycarbonate roof which is unacceptable as this is combustible. Therefore you need to consider an alternative product to this, such as glass or a non-combustible material. I'm surprised by this feedback, as polycarbonate is used widely in the building industry. I googled online, it seems polycarbonate behaves quite well in the event of fire. In terms of combustibility, the wooden fence and wooden …

What’s peoples opinion on a desk top review within the compliance date period for an FRA? Some works have been carried out and the client has provided photos of the FANs being updated and other minor remedial works. They have requested a desktop review and to update the FRA with the new information. However, RIBA recently announced that desk top reviews should be banned. They cited that “desktop reviews have been a significant contributing factor in regulatory failure”. Thoughts would be greatly appreciated.

Hotel guest bedrooms are always served by a protected corridor with each bedroom door required to be a S/C-FD30s. I have visited many hotels and noticed, especially in the larger budget UK chains, no FDKS signs are provided on guest bedroom doors. Is any one aware of dispensations or determinations regarding fire door signage in hotels? Thanks in anticipation.

Hi All, A common theme running in FRA reports for our properties (same assessor) is that LUX level reading should be taken to ensure suitable illumination to aid escape. We have our emergency lighting maintained, drain down test, monthly 'flick test' etc. Is there an expectation that we need to bring in a LUX meter & record measurements? Thanks

I joined this forum as I'm hoping someone has experience of the 'Building Regulations 2010 - Approved Document B - Vol1. Dwellings' and Requirement B.5 Access and Facilities for the Fire Service', specifically Section 13 Vehicle Access. Under paragraph 13.2(a) it states " 13.2 For flats, either of the following provisions should be made. (a) Provide access for a pumping appliance to within 45m of all points inside each flat of a block, measured along the route of the hose." I'd be grateful for any guidance on how this paragraph is interpreted/applied. I live in a low-rise block of flats where we don't have any dry risers or a sprinker system. This Fire Service Access…

I was hoping somebody can help me, i have a high rise residential block of flats Im working on and there is a mezzanine level between the ground and first floor. As you enter from the stairwell, there is no door between the stairwell and a small landing containing a service riser cupboard, 2 lifts and a store room. There is also a fire door leading to a small corridor containing 3 apartments, which also have fire rated doors(pending the survey). The issue is that there is no fire door separation between the mezzanine floor and the escape stair which serves upper levels. If anybody had any input or thoughts, it would be very much appreciated. I hav…

I'm seeking advice - please help. What is the position if a Council Planning Committee approves a development for which the Fire Statement is deficient ? (The Gateway 1 regime for high-rise buildings came into force last August, and the application was considered under those rules.) I live in a high-rise block, and the local Planning Committee has passed an infill proposal whose layout effectively blocks access for high reach fire appliances. The tower is 46m high and nobody knows or has bothered to find out if the fire brigade can get access under the proposed site layout. The Fire Statement has not identified where a high-reach vehicle would stand, how it w…

Is there a more durable solution than drop down seals? The premise I recently inspected has a high transit of users and the seals are becoming damaged easily. Hardwood strips on the communal doors would be a trip hazard I assume. recommendations would be gratefully received.

Hi I am looking for any approved codes that can help answer my concerns in regards to existing and purpose built blocks of flats of up to 3 or 4 floors with a single staircase and single final exit, being the front door. In particular my concern is in regards to external windows. In some properties the stairway has windows which are sealed casement units and cannot be opened. In other properties these same windows have openers, either with or without locks. Are these windows to be kept locked, can they be considered of use to allow smoke to exit or a risk allowing oxygen to fuel a fire? I've been through the approved codes I have to hand but c…

It’s a building that we converted ourselves during 2003 and an enormous amount of work was done regarding fire protection to comply with the regulations at the time. The communal hallways/means of escape was completely lined to achieve 1 hour protection and each flat was horizontally protected to an hour. Each flat has an internal hallway with all doors, those to the communal hallway and those in the flat, having new doors and frames to FS30s. There are 3 flats with 4 floors above ground level and the top flat comprises 2 of the floors with a protected hallway inside the flat to the top floor. The building inspector specified mains operated detectors inte…

Thanks in advance for any advice ? I am selling my Victorian flat, which is one of 4 in a Victorian townhouse. The conversion was done in the 1980s. As far as any of my fellow freeholders know, there has never been a fire risk assessment done. I only learned about the concept during the final query stage of the property sale. I guess my questions are: 1) Is it true that I don't need to record the assessment, since we don't employ anyone? If so, then how can solicitors for the buyer expect to see it? 2) Would it be enough to do the assessment so the record exists, or would I have to carry out all the recommendations for my sale to happen? I realis…

If a paint retailer is storing 150 Gallons of solvent paint are they allowed to store it on standard racking?