AnthonyB

Sounds a bit made up (it's not in the guidance at all). Correct use and suitable inspection for signs of damage and wear are all that is detailed.

1) Guidance states that "It is strongly recommended that the exit door from each unit of accommodation (bedsit or flat) is also openable from the inside without the use of a removable key." so you don't have to. If you ever replace the door and furniture the general expectation would be the new door would comply 2) Not unless it was due to proven equipment failure, which is very uncommon. False alarms are usually caused by the occupants. 3) Possibly, it sounds like the premises may have changed evacuation strategy (possibly due to poor cladding or firestopping) and the communal alarm system has had to be extended into the flats to facilitate full evacuation - if they didn't do this they could face Prohibition action from the fire service in which case you wouldn't have any tenants or rent as the building would be vacated. It might not be this at all, but it is common.

Not a fire safety issue but a property law one. There may be a clause in the freehold or leases giving a right of access making the blocking of the gate unlawful from a civil law point of view. If no such right of access exists then you are stuck, although some plaintiffs have won where the ability to access, albeit informal, has been in place for a substantial period of time. This is one for a specialist in property law to advise on really.

No set rules, it's down to the HA to determine their policy. Tenants being able to reset alarms without being able to confirm isn't real is a potential issue.

No - whilst front doors of flats don't have to have these signs the Sleeping Accommodation guidance gives no differentiation regarding FDKS signs. Most fire certificates under previous legislation were similarly robust. However in premises that have no other particularly serious issues the door signage alone is likely to be under threshold for enforcement, the premises being deemed 'broadly compliant' Larger hotel chains are likely to have Primary Authority arrangements with a single fire service acting as umbrella enforcer and adviser and if it's agreed with them that it's not necessary then this would apply across the estate even in other fire service areas.

Its emergency lighting not fire lighting, there may be other power failure causes where someone needs to safely navigate the stairs, also even in stay put premises there is often a need to evacuate other than the fire flat. That's why both regulations and guidance require it's provision as well as it being subject to a system of maintenance and being fit for purpose.

I doubt it unless someone's external escape route has no option to pass close to the door.

Unless it's unassisted independent evacuation with simultaneous evacuation this is wrong & dangerous. I think specialist fire safety input is required urgently to prevent an expensive error!

This company can help https://www.checkmatefire.com/news/specifying-fire-resistant-glass

You are best asking the manufacturer who will provide maximum tolerances for their doorset to retain performance.

I think you have misread - the intumescent strip goes into the door frame along the top and both sides facing the door blank, not facing outwards one way or another.

1 - No, they will have complied with the standards at the time of build. It was once practice to meet an FD20 door requirement using an FD30 blank with no strips when FD20 doors stopped being manufactured. 2 - No. The requirement was removed a long time ago

Yes

This is usually a sign of wear and a fire door inspector would usually fail these and require replacement.

If fire doors that are the boundary of a flat and communal space then it's simple - no. They are explicitly mentioned as not permissible.

Whilst the fire performance of a flat front door is covered by the regulations it is arguable that, as it serves a private dwelling, the locking mechanism, is outside scope and optional.

3-4mm top & sides

The Regulatory Reform (Fire Safety) Order 2005 "....(f) emergency doors must not be so locked or fastened that they cannot be easily and immediately opened by any person who may require to use them in an emergency;...."

Flat front doors to open air in balcony approach flats do not usually have to be fire doors unless there is only only one direction of escape along the balcony requiring someone to pass the front door of the flat on fire.

If this is being built as a stay put build to Approved Document B and not sheltered housing such provision is not required and potentially confusing. There will also be a requirement for a planned maintenance regime and communal/block liability regardless of the set up. If you are building it correctly and to a suitable standard the Grade D local alarm systems specific to each flat will more than suffice. If you want to do something above and beyond regulatory requirements that will genuinely enhance their safety then you should put in a residential sprinkler system (you'd have to anyway if you were in Wales)

Regulations have applied for some time - the applicable guidance for this pre 1991 conversion is here: https://www.cieh.org/media/1244/guidance-on-fire-safety-provisions-for-certain-types-of-existing-housing.pdf

The traditional approach of upgrading doors by lining as in the first paragraph only requires boarding on the risk side, in your case the inner face. Other methods are available using intumescent paints and papers (Envirograf) but you should seek the advice of an accredited fire door manufacturer/installer.

From Building Regulations: Construction of escape stairs 3.24 The flights and landings of escape stairs should be constructed of materials achieving class A2-s3, d2 or better in all of the following situations. a. If the escape stair is the only stair serving the building or part of the building, unless the building has two or three storeys and is an office building. b. If the escape stair is within a basement storey. c. If the escape stair serves any storey that has a floor level more than 18m above ground or access level. d. If the escape stair is external, except where the stair connects the ground floor or ground level with a floor or flat roof a maximum of 6m above or below ground level. e. If the escape stair is a firefighting stair. Materials achieving class B-s3, d2 or worse may be added to the top horizontal surface, except on firefighting stairs. Unprotected timber stairs do not meet the required Class if required to.

That's one for your fire risk assessor. It's not impossible, but relies on a number of factors such as travel distances, occupancy numbers and types, whether this creates inner or inner inner rooms, etc

Assuming it's not a large building then no - the staircase is meant to be a protected stair (fire resistant walls and doors) that will resist fire and smoke for up to 30 minutes - also it should not contain combustibles or ignition sources. There should also be a suitable fire detection & warning system. Guidance - https://www.gov.uk/government/publications/fire-safety-risk-assessment-small-and-medium-places-of-assembly