Fire Risk Assessments

Hi, I have a house converted into small flats, it’s a 3 storey building. it already has mains heat and smoke detectors, but should it also have a control panel ? If so is there a certain spec it would need to be ? also would it need call points ?(break glass) ? if it makes any difference the communal area is only 2 storeys of stairs, with the top flat having its own private stairs. thanks

I live in Housing Association property. I'm one of six shared owners in a small three story block of self contained two bedroom flats. We've emergency lighting and a fire alarm to the common areas and previously also had fire extinguishers in this area. There has always been a stay put guideline in the event of fire. The entrance doors to the individual flats are probably not good fire doors as I can see daylight clearly through one of them. Many of the smoke detectors in the flats don't work as they are very poorly fitting and it's impossible to open them to replace the batteries so many of us have our own for safety reasons. Recently a fire risk assessment was carr…

Hi I purchased and fitted a fd60 door and frame today. The top and bottom of the door had no hardwood lippings and the chipboard core was visible. Is this ok, I thought it should have 10mm hardwood strips top and bottom. The frame was double grooved .for intumisent s If the door itself was to be grooved would grooving through the chipboard be ok ? Would appreciate your comments

Hi, Looking for advice or recommendations on software used for conducting fire risk assessments. ultimately I believe the way forward is to use a tablet to gather information/evidence whilst on the premises but then also utilise this time efficiently by completing sections of the report whilst on site. Whenever complex or significant findings are highlighted, these will always need a greater level of detail however these can be edited back at the office. what I would want is a system which is user friendly which allows for multiple templates to be used dependant on the premise (block of flats / factory or process risk) and reduces the time spent report writ…

I have just surveyed a three storey property converted into 3 flats. There are gas meters and pipework in the single protected staircase. My instinct is to recommend enclosure with 30 mins FR. However, the building regulations states that gas service and installation pipes or associated meters can be incorporated within a protected stairway if the gas installation is in accordance with the requirements for installation and connection set out in the Pipelines Safety Regulations 1996, SI 1996 No 825 and the Gas Safety (Installation and Use) Regulations 1998 SI 1998 No 2451. Does enclosing it break the requirements for ventilation? Can anyone offer advice on this? Thanks in …

Hi, Please could someone give me a steer on guidance to use for fire safety in mix occupancy (shop / office on ground floor and residential flat on first floor). Not purpose built - was a 1900's dwelling converted approximately 1950's. I've been looking at LACORS and DCLG/HM Guidance for sleeping accommodation - is there anything else? Due to the fire separation between the commercial unit (Hairdressers) and first floor being uncertain, I wanted a guide to show what compensatory features we could use, in particular early warning, linking in to flat. But didn't know if Heat detectors in ground floor were permitted to prevent false alarms in the flat d…

When applying the LACoRS guidance to houses converted to self-contained flats (prior to 1991) is the extent of the shared internal communal area irrelevant when counting the number of storeys (section 37)? For example, a three storey property has only a small communal lobby at ground floor level only with two flat entrance doors located within this lobby. Flat A occupies the ground floor only. Flat B occupies the upper two floors and the stairs are entirely within this flat (technically flat B is over three floors as its entrance is at ground floor level). As this is a three storey property, then Case Study D11 applies and a Grade A LD2 system (with control pane…

I've been asked to carry out an FRA for a single tenant in a warehouse that's been converted to provide managed office spaces for quite a few tenants. Essentially, the first floor has been fitted out with partition walls and a suspended ceiling to 'void' the height of the original warehouse. There are two means of escape (23m and 32m) and an L1 fire alarm system (as far as I can determine), but I'm convinced compartmentation between different occupancies should be 60 minute walls and 30 minute doors. The building was built before the war, extended in the 50s and converted to this in the 70s. Any comments? Thanks

Hi, silly question but in our office we have huge amounts of portable electrical equipment such as monitors, PC's, laptops, kettles, microwaves, photocopiers, printers, etc. A typical large open plan office. The building is fitted throughout with a sprinkler system which is obviously a plus point! But, is there not a risk of electrocution or other problems if the sprinkler system activates over a piece of electrical equipment that is plugged in to the mains?? Also, when does the sprinkler stop putting water on the fire?? Does it work for a certain period of time or does it automatically somehow recognise when the flames are extinguished and stop?? We're …

Hello all I am about to buy a flat in leasehold. The solicitor told me the Fire Risk Assessment documents are missing and there is no way to find them. The last evidence of Fire Risk Assessment is a report dated more than 3 years ago. She also told me it's strongly recommended to either ask the owner to do it before the purchase (it would take 3-4 weeks) or to buy the property and request it as soon as possible. I would rather not to wait 3-4 weeks cause the purchase has already taken longer than expected and I am also keen to pay for the Fire Risk Assessment. Am I authorised to pay for the Fire Risk Assessment of the whole building? Or should I go through the m…

Wonder if someone could offer some advice please? I've had a read through Approved Doc B1 but still remain a little confused... We have just purchased a property which previously had an extension added (2009). The original house is composed of two storeys. The extension was built with a single habitable loft room. Currently all doors that open onto the extension stairwell are FDs to a final ground floor exit. The main house and extension are currently only connected via an internal door on the ground floor and we intend to make an opening on the first floor to allow access throughout. This stairwell would open into a lounge which has double patio doors le…

Hi. A client has recently asked me does he need to get Fire Risk Assessments carried out on the inside of flats, he is the freeholder of a block, and is aware that he needs to have a Fire Risk Assessment for the communal, but does he need assessments for the tenanted flats. Thanking you. Tony Campbell AssocRICS, MCIOB

Hi I am a lease holder of a flat in a block of 80 flats. I have received a letter from the management company for the block advising that they have completed the fire compartmentation of the communal areas. They are now requesting all leaseholders to instruct their own contractor and supply the Management Company with a completion cert. Any works that need doing have completed and send detailed report to the management company. My question is who does this responsibility lay with? Is it not still the management company of the block?

Hi all, I am having issues when conducting Fire Risk Assessments trying to ascertain if glazing is suitably fire resistant (even with corresponding markings) as often there is no definitive answer as to the performance of the glazing when I search the BS online. Does anybody have a document or can point me in the correct direction of a place where I can find a definitive list of the correct British Standards for fire resistant glazing within the UK. I hope this make sense, thanks for the forum. Kind Regards.

Hi there, I recently stayed at a hotel in London and booked a different hotel after the first night as there was buzzing coming from what seemed to be the air conditioning electrics. On closer inspection it seemed there was a ceiling leak that had been a problem for a while judging by the condition of the nearby wall and was now effecting the electrics by the look of things. The hotel staff didn't seem to be able to do much about it and management were unavailable. I reported it in detail and even showed a member of staff before leaving the hotel. My question is, is there a watchdog or government office this sort of thing should reported to, to en…

Purpose built, traditional construction two storey (4 flats) block of flats in Birmingham built in 1966. The flat Entrance doors that lead out onto the internal communal area are 44mm thick, with no intumescent strips, no cold smoke seals, no intumescent letter box and NO SELF Closer (rising butt hinges no longer meet requirements. (Arguably notional doors) The leaseholders argue that the front doors did not need to be self closing as of building regulations so they don't need to be now - I'm struggling to find building regs 1966. I believe new Fd30s door sets should be installed but in the short term the doors appears to provide notonal fir…

Hi All, Just looking for a some advice with evacuation strategies. I am conducting an FRA on student accommodation designed to a stay put policy, the accommodation is being used as a hotel during summer months when students are away. I have ensured that additional measures are in place within the purpose built flats such as; - EEL escape route corridors within flat clusters. - Directional Signage. - Fire Action Notices with floor plan on each sleeping room door. My question is, can a hotel have a stay put policy? assuming that compartmentation is suitable and the building has been engineered to allow for a stay put.

I currently own a flat which I am currently attempting to sell. I recently had a buyer pull out of a sale due to results from a home buyers sure which concluded that there was a “lack of adequate fire separation and fire safety arrangements” My question is what should I do in order to put this right as there are a few factors to consider. The flat itself is directly above a carpet shop so I’m currently not sure if the responsibility should be shared or if it’s solely on one party.

Hi all, I need a bit of advice with regards to where I can find CPD resources such as meetings and approved e-learning for fire risk assessors. Thanks.

Hi all, Quick question for you all. I carried out an FRA in a 1965 multi-storey car park and fire doors were of poor condition and risk rooms i.e. electric cupboards etc had compartmentation breaches. I stated the requirements as per ADB 2019 for compartmentation standards and the client is asking why I am benchmarking a modern document if the buidling was built in 1065. Can anyone tell me the legal requirement, if any, to bring an older building up to a modern fire safety standard? Thanks in advance

Hi, we had recently a fire risk assessment carried out in our office and the inspector came back with the comment that there is no automatic fire detection system in our building and this is non-compliant. Please advise if this is legal requirement to have a such protection in place. Thank you, Beata

Hi all, when it comes to Intumescent strips on old doors would it be necessary to replace them if they do not have cold seals fitted. Also if the strips were to be painted over would they have to be replaced? Thank-you. Mick.

I have to do some Fire Risk Assessment`s in some listed buildings. Is there any definitive guidance or are the Guides/BS 9999 etc only available to me ? Anyone done any that can offer some guidance/advice ? Thanks in anticipation.

Hi I wonder if you can help me. I own a flat which is one of 3 2nd level entry and above a gym in Hertfordshire. I'm in the process of selling my flat and we've reached a sticking point re the FRA. My neighbour who owns her flat above the communal staircase that gives us access to the flats doesn't have the required door (fd30) for the FRA. This is something she is refusing to pay for being brought upto spec to get the FRA. Shes lived here for 2 and a half years and believes it is the managing agents responsibility to be replacing her front door not hers. I don't believe this is the case. She thinks it should've been sold to her with the rig…

Hi all, Quick question for you all. I carried out an FRA in a 1965 multi-storey car park and fire doors were of poor condition and risk rooms i.e. electric cupboards etc had compartmentation breaches. I stated the requirements as per ADB 2019 for compartmentation standards and the client is asking why I am benchmarking a modern document if the buidling was built in 1065. Can anyone tell me the legal requirement, if any, to bring an older building up to a modern fire safety standard? Thanks in advance