Fire Risk Assessments

Hello all, We are about to start a project (as a principal contractor) which involves the erection of 3rd floor roof extensions to 9 terraced houses (privately owned), clad in zinc with timber and steel framework. The occupants (who are also the owners) will stay in their homes throughout the duration of the project. My question is whether we can carry out a FRA ourselves (it's normally done by one of our employees who's got NEBOSH fire safety management certificate) which we feel confident about, or do we legally require assistance from an external source as this project involves occupied buildings being under construction? Thank you

HI I am in process of selling a flat purpose built with one entrance and communal area, providing access to separate properties with own front doors Block is 3 stories high. Now buyer is insisting on a fire risk assessment report current within 5 years and any remedial work needed. Also how work would be paid for. Flat is leasehold. Is this a legal requirement and who is responsible for providing this information? Also how do you get a report. any information would be great. Thanks Julie.

Hi all, I signed up today after lurking around this forum for the great info it's provided as I have a question A brief summary: I've been helping a professional with documentation and other on-site efficiency for the FRAs of a property management company's properties for the last few years. This company has started conducting their weekly fire tests and has just appointed me as the responsible person for the weekly tests of all their properties. I'm used to most systems now, but as I understood it, the only requirement was to set off alternating red MCPs for the weekly check. However I came across one property with no red MCPs, and instead these orange Smoke Ve…

Hello, I own a share of the freehold and live in one of three owner occupied flats in a converted Victorian building. We don't have a management company and arrange any maintenance etc amongst ourselves. I'm currently selling and my buyer's solicitor requested a fire risk assessment and asbestos check of the shared common areas, which was conducted last week. The level of tolerance towards hazards from fire was found to be low and consequences for life safety in the event of fire levelled at slight harm. The report detailed a number of requirements ranging from smoke detector testing and recording in a fire log book to the installation of emergency lighting,…

Hi, we have a quick question regarding a new restaurant we are managing for a client. fairly small with each floor level approximately 250-300sqm. Ground and basement only. Mixed purpose groups above (offices and some flats higher up). Kitchen is at rear of ground floor. Client wants open servery. Basement is served with single stairway only. Once at the top of stairs, customers have to head towards front entrance / exit doorway which leads to high street. Distance from top of stairway and the wall / door / servery to kitchen will be approximately 3-4m. Looking at L2 fire alarm systems. Glass smoke vents to basement at pavement level. L…

I have inspected a high rise recently and noted the dry riser is located in a corridor (albeit protected) and not the landing lobby (which in contrast has a much larger area for firefighting operations and Bridgehead set up. Current location would impede potential evacuees(whilst FRS operations ensue) with the flats that egress onto the corridor and there is potential for some smoke transfer to the said corridor. ADB states preference for dry riser outlets to be sited in protected lobbies or stairways but doesn’t go as far to say they can’t be in corridors if they’re protected. Anybody got any views on this??

I’ve come across quite a few small blocks of general needs flats (G-2) approx 6 flats. Where they’ve been built for stay put with a Grade D1 in place in each flat (not linked between flats) and a separate communal fire alarm in the communal lobby, stairs, corridors areas etc. Im of the opinion that general needs blocks designed to support a ‘stay put’ policy, it is unnecessary and undesirable for a fire alarm system to be provided. A communal fire detection and alarm system will inevitably lead to a proliferation of false alarms. This will impose a burden on fire and rescue services and lead to residents ignoring warnings of genuine fires. Communal Fire detection m…

Can anyone tell me if there is any specialised guidance for carrying out an assessment in a large Grade 1 Listed Building that is open to the public...I have GN80 and also large places of assembly for reference at the moment?

I own a flat with shared access front door and pay an annual service charge, I have been told I need a smoke alarm linked from inside to the outside (exit door) of the flat,that is at the top of a stair well, what I want to know is am I responsible for the alarm at the top of the stairwell? Or is my management company responsible?

Hello, I live in a 3storey purpose built block of apartments (15years old) with 4 apartments and lower ground floor internal garages. We are wanting to construct two internal garage doors to two garages located away from secondary fire escape on the lower ground floor. They would be a minimum of 6metrs away from the fire escape and would present no obstacles to the escape route. The main fire escape is on the ground floor. Can you please advise if the fire reulations would allow this to be constructed.? We alread have a fully integrated fire alarm system with smoke alarms in the area for door construction.Thanks Bruce

I am on a residential management committee for a block of 9 flats ,3 at ground ,3 at 1st and 3 at 2 floor.We have 2 entrances to the block and all flats have their own fire doors to the communal areas ie stairs.We have smoke alarms on the 3 levels albeit not connected together.Will we require independent fire risk assessment or can we self assess..? If so what documents are required.

Hello I wondered if someone could advise me. We are trying to sell our flat. We got a certified company to do our fire risk assessment for our common area (hallway and stairs) in our property which is a house converted into 3 flats. Can we get anybody to complete the actions or even do it ourselves? We know exactly what needs doing. Thanks

I’m selling a leasehold purpose built first floor maisonette with its own external front door. The front door to the ground floor flat is next to it and we share the use of a covered brick and stone porch area. This is used by us, visitors, postman, delivery services etc. My buyers’ solicitors have requested an FRA for any communal space, (which is only the porch). I gather I can do this myself (as a ‘competent person’), but there’s so little to report I’m not sure how to present this to them. The sample templates I’ve found are all applicable to communal areas inside properties, not outside. The management company for the freeholder doesn’t service the proper…

I understand the responsible person for a business or workplace may be the owner or person who has control but does it have to be a name, i.e J. Bloggs, or can it be a company name or title as in office manager or director, where there may be several different persons doing the same role. Also can it be a management company or freehold company for flat owner/occupiers or does one of the residents have to put their name to the risk assessment. My reason for asking is, can the enforcing authority take a management company/business to court or does it need to be an individual. I am finding that, especially for communal areas, the residents are asking for either …

We manage a few properties on behalf of a landlord - this query relates to a commercial property occupied by a single tenant for Office purposes. The tenant occupies 100% of the building. No shared or sub-let parts. As there are no common areas, does the Landlord need to arrange a FRA for anything, or should the tenant be responsible for this entirely?

Where do you draw the conclusion if a property needs separate FRA’s? For example residential blocks not connected by MOE, own ingress and egress but managed and connected by the same AFD. Some clients insist on separate FRA’s whilst some want one to cover all for overall reference and autonomy. Thoughts greatly received.

Hi, I was looking around a premises last week and found there to be an oil fired boiler at the bottom of stairs from a mezzanine floor. It is also being used as a kitchen point; microwave, kettle etc. There is only one escape route in that part of the building. Would I be correct in suggesting they need some form of fire resisting construction enclosing the boiler in order to protect the escape route? Re siting the stairs is not an option! Look forward to (sensible) replies Thanks

If I set up a massage therapy treatment room at home do I need a fire risk assessment? I would be the only therapist and clients would be there one at a time.

As a leaseholder in purpose-built block, I'm in the frustrating situation of fighting a deficient and disproportionate fire risk assessment that was carried out on behalf of the managing agent last summer. The solution offered was for leaseholders to commission a new FRA. This was done in November, which thankfully did negate the original recommendations BUT added a crazy new recommendation to replace ALL seven fire doors despite the visual inspection of the doors being quite satisfactory. The assessor said he was recommending replacement because while he accepts they pass a visual inspection, there is no documentary evidence that these are FD30 doors and because the…

Hi. Hopefully someone can give their thoughts on the following scenario: What is the maximum travel distance from a flat on the 3rd floor of a 4 storey building. The only route to exit the upper floor flat is via an open air walkway to a protected stairwell. This is also the normal means of entry/exit to this flat. I have measured the current travel distance and it is 21 meters (Flat door to the protected stairwell).

Hi, please would you be able to steer us in the right direction please. We are managing agents for a purpose built block of flats - dated 1980s. 'Stay Put' evacuation policy. Each flat has a FD30 with Perko / chain self-closer. They are the original doors dating back to 1980. No fire strips or smoke seals on approximately 50% of flat entrance doors, but others (but only where residents have taken it upon themselves for their own peace of mind) have. Question is, should ALL the flat entrance doors now have fire and smoke seals retrospectively fitted as mandatory, or just best practice?? FRA report shows they must have them fitted, but doesn't state w…

Hello, I'm in the seventh semester of studying Security & Safety Engineering B.Sc. at the Furtwangen University in Germany. I am currently working on my bachelor thesis. This is entitled "Comparison of the legal status and training of fire protection officers in German-speaking countries and selected Anglo-Saxon countries ". In particular, i would like to investigate the situation in united kingdom as part of this work. In Germany, Switzerland and Austria it is mandatory it is compulsory to employ a fire protection officer ("Brandschutzbeauftragter") in complex buildings. For example in big industrial buildings. According to The Regulatory Reform (Fir…

I am the building manager of a residential property. We have recently installed a new fire panel that has a direct link to the fire brigade. Should the fire services arrive out of hours they will have no access to the fire panel key, we have a locked box by the panel. Is it acceptable to have a ‘break glass for key’ unit with the key for the box? thanks

If anyone has a moment, please could I have your expert steer on a FRA due to be carried out? The basics: Converted building (originally built circa 1900 but conversion in recent years so not purpose built block of flats) The property as a whole is rented by the same party Communal stair and main entrance – each flat has own independent entrance door opening on to stair Each of the 4 flats has four bedrooms and a shared lounge, diner, kitchen and bathroom. The premises are not registered for HMO purposes (being the 4 bedroom rule). The plan is to use the building to house refugees before being housed permanently… so the tenants /…

Hi, a little confused. common entrance to 2 flats, recently converted. both have FD30, with strips and self closers. there’s x2 double plasterboard protection, ie 120 mins separation. The hallway is 0.9m x 2m. Fire strategy report says no SD required in the hallway, but the FRA says we need a SD linked to both flats in case someone did an arson attack through the letter box!! Seems a bit extreme, what’s right, what’s right wrong? there no risk in the hallway, no fuse boards etc.. Any advice appreciated!!