AnthonyB

They must be on the side where people are escaping from, so when moving in the direction of escape you will have a green breakglass. BS7273-4 covers this.

An EICR is a legal requirement in all rented dwellings not just licensed HMO's. I strongly urge you contact your local council Environmental Health (primary enforcers for houses & HMOs) as you are in a rogue landlord property - The Housing Act covers all properties, licensed or not and should meet the requirements of the Housing Health & Safety Rating System. You may be able to take legal action as the attempts to evict could be classed as aa 'revenge' eviction for you complaining - seek advice from Shelter & the Citizens Advice Bureau

Powder is common as very cheap and suitable for everything in the home other than cooking oils - it's very, very messy though. Water Mist has the same all round cover, but also can cover cooking oil risks too and is far less messy so is worth the extra cost. A fire blanket can be handy to - but only if it's a Kitemarked one as sold by Safelincs - many online marketplaces sell cheap imports that are counterfeit and don't work effectively

Can't see the point then!

No, you are legally required to keep the system operational, you have a service charge budget for a reason, so you should be able to get it sorted. The insurance company should be aware of the system being down and appropriate mitigation in place or you risk loss of cover.

Unless carrying out a change to the building that would come under Building Regulations then inside a private dwelling the most you would be expected to do is maintain the doors to the standard approved at original installation/build.

Is the door from the public half into the same foyer?

Possibly you can use both - Offices & Shops for that part of the building and Factories & Warehouses for the other, assuming the layout is such that one distinct part of the building is the warehousing and the other the shop. You aren't always forced to use one guide for the whole of a building if it has different usage groups, just the appropriate one for the use, occupancy and risks of the distinct areas. If they are so overlapping and intermingled it may be different - without seeing it I can't be definitive.

Actually it didn't meet the standard of the day as the sounders have always (since 1980 & earlier) needed to be in fire resistant cabling so the system is non compliant as a fire could quickly result in a failure of the alarm system to warn people. Sadly a lot of fire alarm systems have and are installed wrongly, often by general electricians. The sounder circuits would need to be recabled in fire resistant cabling but the rest can remain as long as the internal panel settings (as can be configured by the fire alarm engineer) as set to "Short Circuit = Fire". This setting is used in older systems where the call point and detector cabling isn't fire resistant so that if fire damages these cables the fire panel will go into "Fire" & activate the alarm sounders. If the panel isn't set up this way then fire damage to the cable will only result in the fire panel going into "Fault" and the alarm sounders won't go off.

If correctly installed. assembled and commissioned by a competent person they should all have completed service labels with commissioning date and weight on as well as next extended service/overhaul date (some will also have next basic service weight on too) . If they've been bought off a catalogue then they may have no labels or blank labels and not commissioned (so possibly not ready for safe and effective use) These labels are for the service technician to record the commissioning service, annual basic service and 5 years extended service/10 year overhaul on. The end user is meant to check the extinguishers at least monthly visually for being in the correct location, damage, broken tamper seals, gauges (where fitted) in green - this is usually recorded in a separate paper or online log book.

Hatches are no longer routinely acceptable as escape routes in any case, they are very last century except in isolated plant rooms on roofs. Where does door 2 lead to? What automatic detection is there? Travel distance and occupancy wise single escape and single direction of travel is fine in the pictured area, so the issue must be with the area the outlet opens onto, but there's nothing that jumps out in the picture as requiring a by pass route.

Depends on the block, layout, fire resistance of the walls, fire strategy etc. Often service risers are indeed protected shafts with 60 minute walls and either 30 or 60 minute doors and don't need stopping at each floor (& sadly some RP's have spent substantial amounts on stopping after being erroneously advised it was required), sometimes the design is to continue a compartment floor so as to have service cupboards, you do see both approaches.

The interior of the flat is not a Fire Safety Order/Fire Safety Act/Fire Safety (England) Regulations matter - just the front door and walls. So no, not part of the checks. The interior is, if rented, a Housing Act/Housing Health & Safety Rating System issue and the recommendations in the LACORS guide apply for the standard of door. I dealt with a similar situation in a 60's block, answered as below. Flat internal doors do not form part of the common areas or the boundary with them and fall outside the scope of the Fire Safety Order (as amended) As built before 1971 the flats would be expected to have a hallway approach with Type 3 20 minute fire check doors to the kitchen & living room (where these are off the hall) but not the bedrooms or bathrooms. Post 1971 the bedrooms were added to require fire doors, a situation which is virtually unchanged to today bar the door standard has changed from FD20 to FD30 and self closers are not required. The doors within flats would only be the client’s responsibility if they are the landlord issuing tenancies to the flats and then under the Housing Act and not general fire safety legislation. The current approved guidance for general needs rented accommodation is the LACORS guide to “Fire Safety in certain types of Housing” used by local authority enforcement as part of the Housing Health & Safety Rating System. For flats over 4 stories it would expect fire doors to risk rooms and the original CP3 provision of fire check doors to kitchens and lounges would be in line with this. Whilst the expectation is for an FD30 doorset, the presence of a higher level of automatic fire detection (LD2 rather than the LD3 minimum in both LACORS and the Smoke & Carbon Monoxide (England) Regulations 2015 (as amended 2022) and thus covering the risk rooms) would be a reasonable mitigation. As a flat is renovated or a damaged door reported and requiring renewal it would be reasonable to expect new FD30 doors to be introduced.

Sadly that is the level of fire safety enforcement these days - it's very difficult to get them to enforce anything other than the most desperate situations - some are worse than others! Next stop is to try and get the press and resident fire safety pressure groups interested in the story.

If the door is on a hold open, then it's a self closing fire door held open until the fire alarm sounds, or if you release it manually from the hold open it's kept shut. If you want to keep it shut you can, but if you want it open it should only be done by the door retainer (e..g not a wedge or by disconnecting the self closer). Ideally a free swing closer should have been used which allows the door to be open at any angle but will always shut - but that would have cost them a lot more! Personally I'd never buy anything from the last 20 years as regardless of being signed off at the time a large quantity are full of fire safety defects and shortcuts - even the furore after Grenfell hasn't really stopped this.

Alarms for their own protection - no. Alarms part of a communal system - yes.

No, that would potentially be an offence. Remove the local one that only alerts you at your own risk (only you will die and statistically that's very likely where smoke alarms are rendered unworking) but you can't put other people at risk without consequence. Have you actually tried raising this with the managing agent? Depending on the layout of your flat there may be a possibility of adjusting the volume if it will still meet the required minimum, also the alarm shouldn't sound for more than a few seconds - if it is lasting longer they aren't testing it right (need either two staff or use the walk test mode on the panel).

Lot's of factors to consider - staffing, size, person centred FRA & PEEP results, numbers of residents, etc. Extra care is still largely indepwndant living with more help available if needed and bridges the gap between sheltered housing and residential care. Therefore, subject to the build & other factors, stay put as oppose to progressive horizontal evacuation is indeed an option - but not the default without assessment and should be case by case. You really only have the NFCC guide as before this there was nothing for non general needs housing except for sheltered and care homes for which the approach hasn't changed for quite some time.

Have you tried the fire safety enforcement department at your local fire & rescue service? (Failing that the local press) Several devices are faulty or programmed out (but physically in place) you have a mixture of everything out of action - detection, sounders, interfaces to other equipment (e.g. access control, smoke vents, etc) Some faults don't really impact the system that much, however there are so may on this system I'd question it's ability to function as intended as well as the competence of the Management Company, Agent and maintenance provider!

Assuming it's a residential system to BS9521 if correctly designed and installed the following should have been accounted for: 5.12 Frost protection Freezing can lead to burst pipes, inhibiting the movement of water through the sprinkler system and preventing discharge from the sprinklers. Normal methods of protection against freezing include: • installing pipework within the heated envelope of the dwelling; • the use of lagging and trace heating; • antifreeze. Unlike water in domestic water systems, water in sprinkler systems is not replenished by warmer water in normal circumstances. Therefore the water in a sprinkler system continues to lose heat until it reaches ambient air temperature and can therefore easily freeze, despite being lagged. Exposed pipework, unless adequately protected, can also be affected by wind-chill leading to the freezing of the contents, even when ambient temperatures are above 0 °C. Any water-filled pipework, pump(s) or container(s) used in the sprinkler system, which might be subjected to temperatures below 4 °C, should be protected against freezing. If antifreeze is used, it should meet the following recommendations. a) Antifreeze is flammable. It should therefore be sufficiently diluted and thoroughly mixed. Only approved premixed solutions that can be evidenced as suitable for sprinkler systems should be used. b) The use of antifreeze solutions in water systems connected to wholesome water supplies should have appropriate backflow protection. c) Only glycerine-based anti-freeze solutions may be used with plastic pipe and fittings. Glycol-based anti-freeze solutions should not be used in CPVC systems as it can damage the plastic. d) The use of antifreeze solutions in water systems connected to wholesome supplies requires a level of backflow protection which is greater than for systems without antifreeze. The water provider (e.g. water undertaker) should be consulted regarding the fluid categorization and the suitability of backflow prevention arrangements prior to installation.

I'd add to the mix what exactly are the door retainers linked to in order to release the door and whatever system it is does it have suitable smoke detection either side spaced as per BS7273-4? A fire door on a retainer is useless if it doesn't close promptly, even if linked to the sprinklers they wouldn't shut until considerable heat and smoke has passed them.

No problem as you aren't narrowing exit width.

The landowner of the roadway would have primary responsibility under the Occupiers Liability Act - whether the hall management could share culpability would be one for the lawyers, however the landowner would be the expected target of any litigation if there is any risk of users suffering injury on the premises by reason of any danger due to the state of the premises or to things done or omitted to be done on them.

Obviously for a definitive answer I'd need to inspect the site to look at the overall situation to give advice, it sounds like a decent pragmatic FRA is required. Detection & full evacuation can compensate to some degree, although it depends on how bad the situation is as to whether it would overcome the basement situation entirely. Even in workplaces with awake occupiers there has for many decades been a requirement to provide structural fire separation of basements. Some work may be indicated even with an evacuate strategy albeit potentially to a lesser level of protection (e.g. 30 minutes instead of 60) 100% compliance is determined by the FRA - this doesn't necessarily mean it has to follow current recommended standards, the legislation is deliberately framed to allow different solutions as long as it can be justified as to why it's still effective. PM me if you want to explore me assisting more formally.

That sounds correct for a block where it has been determined that a full evacuation strategy is necessary due to other defects in a legacy building. It's often easier and cheaper than bringing up everything else to a minimum acceptable specification