Fire Risk Assessments

Hi, I am looking for some feedback please. I am one of two leaseholders who share a communal entrance to our residential flats. A couple of years ago a builder friend of the freeholders managing agent carried out a FRA on the communal area. The same builder has been back recently to do some work on the guttering and suddenly we are being told we have to upgrade the meter cupboard and have been asked to pay £1400 for the work needed to upgrade it. Our meters are in a large cupboard in the communal hallway that has concrete floor, walls and ceiling. Because there are only two flats there are only two electricity meters (modern smart meters) and two gas meters (…

I'm a leaseholder of a purpose-built block of 8 flats built in 1985. The current managing agent had a FRA carried out in July which seems highly dubious in its recommendations. It is a 3 storey block with a services riser shaft, where each access cupboard on ground/1st/2nd floors has a fire door. Leaseholders were misled in 2008 by a previous managing agent to have a communal fire alarm installed "to comply with new legislation". I have known for many years that this requirement was false. The alarm system has been depowered and non-operational since 2015. For some inexplicable reason, the assessor failed to notice that the alarm system was not operational (Ther…

Dear all, I write to kindly request some advice and/or guidance on what is the legal requirement when it comes to being the “competent person”. A few of my former clients (mainly small construction businesses) asked for my help with creating fire risk assessments (construction projects and a joinery workshop). I previously worked for a health and safety consultancy company (for 5 years) where I also dealt with fire safety management. Based on my experience and knowledge, I feel confident providing a full and adequate FRA, however I’d like to make sure it’s legally compliant for me to do that. I have 5 years of experience within health and safety in …

I have been a tenant in a block of four purpose-built flats run by Guinness Northern Counties Housing Assoc. I have just received a note (shoved through my door) from them demanding that we remove all articles from our communal areas as they constitute a fire risk. This would make sense if it referred to bulky items like bikes or prams - but this insists we immediately remove living plants and DOORMATS as well as pictures. In fact the few things that make our soulless entrance look ma little bit welcoming. Further If we do not remove them within a week they will be "collected and disposed of" this is apparently the edict of "an independent assessor" . How…

Hi Folks This photo is from a ceiling of a twenty year old home can't quite make out what kind of sensor it is, has anyone come across this before? Many thanks

We are carrying out work to bring firedoors up to standard, following a FRA, many of the hinges in this 10 year old apartment block have oil leaking from the hinges, mostly on corridor doors heavily used. Should we be changing these or are they okay ?

I'm working on a FRA in a 10 year old apartment block, various blocks maximum 6 floors high. Fire door upgrades, mostly reducing gaps on fd30 doors (120 number) when the door gaps cannot be achieved by fitting hinge packers we sometimes remove the mdf 18mm x 70mm architrave s to wedge the frame into position. We then seal the gap between the frame and the structure with intumisent mastic and fire batt if the gap is above 15mm. Should we be removing the opposite side architrave s and sealing from that side also. Then knowing that all of these frames has no fire stopping between the frames and structure, should we not be sealing every frame

We are carrying out work to bring firedoors up to standard, following a FRA, many of the fire door keep shut signs are 1950mm heigh, this has not been picked up on the FRA, should they not be at 1500mm to 1600mm eye level.

Do internal doors in a flat ( not including the entrance door )still have to be fire doors if the building is deemed as a stay put.

Hi, we have a block of flats which sit above a low risk commercial unit. Flats have own independent entry/exit doorway and there is suitable separation between commercial and residential parts. The flats (7 in total) sit on 3 floor levels above ground, so 4 floor in total. Each flat is privately owned and entrances are provided with lobby approach (2 x FD30s) at each floor level. We have been using LACORS for guidance on fire alarm systems; the building is pre-1991 and converted self-contained flats. Are we correct in thinking that the building should have a mixed system of Grade A (LD2) in communal parts with heat detector inside doorway of each flat; an…

i have a two bed mid terraced property in sefton liverpool.I recently had the council licensing come to a appointment to inspect for a landlord licensing. the property is rented out to a female couple on a 12 month agreement. The inspector said i needed a electrical fire alarm instead of the 3 battery operated ones also fire doors on the bedrooms and fire escape windows to the bedrooms I am flabergasted to the comments but want advice ,i am a member of the NRLA but they said get a fire accessor report done ,to which i am waiting for a reply.. But how do i stand ,do i need these improvements or are there alternatives ???

Hi all, Firstly, thanks for running the forum Just a quick query on the location of evacuation chairs within a care home. Basically the building is 3 storey with 3 internal protected stairwells built for progressive horizontal evac, however all the evacuation chairs are located within the central stairwell (one on each level) would it not be beneficial to have one at the head of each stairwell as this makes it easier to access and ensures that if this central stairwell becomes affected by fire then we have others chairs in a safe location. Thanks for any input on this.

Hello! The owner of my building (a council), gave me consent to replace my kitchen with a long list of pre-conditions for doing the work. A fire door wasn't on that list. After the work was complete (back in 2018), they inspected it and told me that I had to put a fire door on the kitchen entrance. They won't sign off the work until I do so. The cost of a new glazed fire door and fitting is significant. I might not have done the work at all if I'd known about this. Are they able to do this? As a leaseholder, should I have to bear all the costs? Thanks in advance for your advice!

We manage our own Management Company. It's a block of 12 flats, 6 Flats on the 1st Floor & 6 Flats on the 2nd Floor, above retail premises (which project further back than the rear Boundry line of the Flats). Purpose Built in 1986 We have front & rear entrances to/from communal stairways. Walkway between stairwells on both floors is covered, but open to fresh air for the complete length on both floors with Fire Exit doors both ends. 1. Is it a requirement to have Smoke detectors or fire alarms to the communal areas? 2. The Flats have part glazed front doors as specified when built. Are these okay as they must have been when built? 3. …

Hi i am after some advice. An old victorian 4 storey, ground and 3 floors block of flats with a large central staircase is fitted with old doors, which open onto a very short corridor leading to the staircase, some glazed, some with non FR fanlights. Each flat is individually owned and not all have smoke detection. Some front doors could be considered notional fire doors. The flats are split into 2 wings and all have a 2nd fire escape with call points an alarm and smoke detection accessed from the back of each flat. Would the flats still.need to upgrade front doors to provide FR or if all flats installed smoke alarms would the secondary escape mitigate the lack of FR to t…

Can anyone please advise whether inward opening windows are permissible on a single protected staircase in a purpose-built block of flats and, if not, where in ADB and / or elsewhere this is referenced? Many thanks

Hello I am trying to find a reference for existing & purpose built blocks of flats built prior to current legislation/approved codes. Most existing buildings will not meet current legislation, how do I confirm or verify this fact. i.e that an existing escape exit may not meet current minimum sizes of 1100mm? Could someone direct me to where I can discover this and how to best reference and apply it to FRAs. I hope that makes sense? Regards Kevin

Hello all, I have been tasked to do an assessment on a private house in London. However this private house has staff on site 24/7 running the place for the residents. I have not seen it yet so don't know much more than that I'm afraid. My questions are 1. I presume that as the house staff work there it is a workplace and therefore comes under the RRO, is this correct? 2. Which guidance would suit it best or is it a mixture, due to sleeping risk, maybe and office or other workplace etc? Your thoughts please. Many thanks Steve

Hi all, I, along with 5 other directors own shares of the freehold of a block of 6 flats. We are currently selling the property and have been requested to provide a fire risk assessment. I have read that the management company needs to provide this. As I am a director of the management company would it suffice for myself along with another director to fill in a self assessment? Or do we need to go through a recognised external company? THANKS! Joe

Hello, Is running a kitchen extractor fan duct from the flat below along the interstitial space between ceiling and floor above a fire risk? Also the flexible extractor duct is squeezed through a narrow opening at a 90 degree angle. Would really appreciate an informed opinion. Thanks.

I have come across a premises that has a W/C and a kitchen which is technically an inner inner room. The MofE is through a store room then a shop. the kitchen is obviously an inner inner room but is there any guidance which allows W/Cs to be located off inner rooms?

What rights do owner occupiers (leaseholders) have in relation to getting sight of a Freeholder's Fire Risk Assessment in residential flats? Specifically, when a 'landlord' asks for new front doors, or any other work or alteration that may effect a leaseholder, can the leaseholder demand to see the FRA findings to ensure they aren't being being ripped off?

All, I am struggling to identify a provider of Type 2 fire risk assessments for a project in north west England. If anyone could signpost me to one or more providers, this would be appreciated.

I am looking for a basic FRA template for a office space , alot of the templates have vast amounts of information. Does anybody have a link to a good office FRA template please ?

Can someone define a protected fire escape to a unprotected one, is emergency lighting, signage required in both areas, when should it cross between unprotected to a protected route