AnthonyB

Possibly not - if they were built in the 80's then they would have fire doors as the original doors if required.

Your Building Regulations submission should have dealt with this as part of the Design Fire Strategy. These premises usually have a BS5839-1 fire alarm system to Category L1. Depending on the occupant profile an agreed variation may be key operated manual call points rather than break glass type.

No, as there is no room at ground level, just the entrance: (1) A relevant landlord in respect of a specified tenancy must ensure that— (a)during any period beginning on or after 1st October 2015 when the premises are occupied under the tenancy— (i)a smoke alarm is equipped on each storey of the premises on which there is a room used wholly or partly as living accommodation;

You are out of date - Section 9 was amended in October 2023 by s156 of the Building Safety Act requiring all findings of the FRA (no longer just the significant ones) to be recorded in all cases - the old 5 + employees, alterations notice or license requirements have gone. (Non commercial reference https://www.london-fire.gov.uk/safety/property-management/changes-to-fire-safety-law-how-it-affects-you/) The law clearly states all non domestic premises require a fire risk assessment and the text of the Order makes no exclusion for vacant premises because of the duty to protect persons in the vicinity of a premises and not just lawfully on the premises. During COVID-19 there was a vast increase in empty buildings and the Government & Fire Services were quick to point out that risk assessments needed updating & relevant precautions. No one says you have to pay for FRAs or use external providers - you can do these yourself for simple premises, which could include empty buildings, and insurers give useful guides (https://www.nfumutual.co.uk/globalassets/business/rms/2021-update/unoccupied-buildings-fire-safety-guide.pdf) I've asked a Fire & Rescue Service for a written opinion - once I receive a reply I will post here. Those risk assessors who have been prosecuted have included fire service personnel, current or ex - no one is infallible!

It's not part of the user fault finding process. (https://fireandelectrical.co.uk/wp-content/uploads/2018/07/Twinflex-Pro-User-Manual.pdf) It can be traced on devices by engineers (https://fireandelectrical.co.uk/wp-content/uploads/2018/07/Twinflex-Pro-Installation-Manual.pdf) Twinflex is a bit off - it's an analogue conventional and does have some features beyond a standard one (the original twinflex panels showed not only the zone of fire, but whether it was a call point or detector) You could keep the cable but would have to replace every single device as well as the panel if you want to swap to Twinflex - however you just need a decent engineer to find the faults, you shouldn't need to bin the whole thing - plus if the faults are on the zone cabling you will still have all the same issues, so if biting the bullet and replacing everything you might as well go the whole hog and re cable so it's all correct.

Who on earth told you that? As long as the frame has the correct fire performance rating for the location, is compatible with the other components of the door set & is correctly installed then it's fine - Building Regulation & Fire Safety Guidance specifies primarily by performance, not by type of material.

No - Approved Document B allows these to be treated as a protected shaft where the walls and doors to the sides need to be fire resistant, but the shaft can be open all the way up. Far too many risk assessors have wasted considerable amounts of client money on unnecessary floor stopping -it's not cheap and for retrospective installs quite difficult too.

Be careful - whilst Sav Wire, Bi-Wire and Alarmsense are all conventional systems using just 2 wires for detection, call points & sounders they are NOT compatible, using different methods of operation: Some use differing voltage drops, others use reversing of polarity. If your existing system is Sav-wire then neither a Fike Bi-wire or an Apollo Alarmsense compatible panel will work unless you changed every field device as well. If you want to know the exact device in fault you need to move to an addressable system, requiring a new panel and field devices, but possibly able to use the cabling if looped out (or spurred off a loop with suitable isolators) Also the panel may well not even been the cause of the fault, it may be a wiring or device issue - your alarm engineer, if any good, would be able to find the fault which might be something cheap & simple.

Yes, if the compartmentation is adequate (60 mins) between the shops & flats. The commercial units FRAs should have already looked into this as the flat occupiers are relevant persons under the legislation, however many are non existent or poor so may have overlooked this. As there are no internal common areas the Freeholder has no doubt assumed they have no requirement to do an FRA and as they don't have control over the premises they didn't used to, but as the building has two or more dwellings they may be required to assess the external wall construction.

Whilst many conversions post '91 are to ADB for stay put there are also a fair number that aren't for a variety of reasons - whilst it's more likely to be stay put and not require a common alarm the risk assessment shouldn't assume this and should check the structure, layout and smoke control provisions are adequate. I've assessed modern conversions in old buildings that haven't been able to have the right layout and smoke control for stay put due to the age of the building & listing so were designed and equipped for full evacuation.

I'll admit I didn't think of checking the Q mark plugs as they seem even rarer than the older BWF ones

Building Inspector? Is the premises being fitted out and subject to a Building Regulations application? If not they shouldn't be involved. Also, unless there is a known issue with malicious use of call points there are no grounds to even consider them being removed - and even then it's not the first step. I'd be minded to ignore them, they don't hold the liability for the premises (or disabled them on the panel until their involvement is over & then put them back on!)

I've not heard that one before! I'd request them to provide the source (in Government Guidance, not just an assessors opinion) of this requirement.

Based on the sources I used, yes.

Good point - sometimes the blue is quite dark! A photo of the door & plug in question might help.

This video includes resetting the call point

It depends on the size and layout of the premises. A really small building (like a lock up takeaway with a small counter space and adjacent kitchen) may need nothing (unless underneath a flat/flats without 60 minutes fire separation), but larger places of assembly up to 300 persons may need at least a Category M system of manual call points and sounders off a control panel. You must by law have a written fire risk assessment for your premises carried out by a competent person - this will tell you exactly what you need in your circumstances. Note that insurance requirements will differ from statutory ones and are often more onerous.

Possibly none - as far as I'm aware the BWF 'bullseye' plugs and the BM-TRADA 'fir tree' plugs that replace them are the only ones used/in use. Plugs were used for a time purely as a manufacturers mark (such as one that was in red, white & blue segments) and not representing any fire performance. Our forum's resident fire door expert will hopefully be along to confirm/deny at some point

Who is advising this and for what purpose? Is this a single private dwelling?

You do not need a dedicated landlord supply as long as pre payment meters aren't used, Part 6 does allow this. A small building like yours may have sufficient fire resistance to not require a strategy change to evacuate and thus require a common alarm - a small hallway wouldn't require smoke control for stay put either. Whilst a converted house pre 1991 is likely to require an evacuation strategy and common alarm (including devices into each flat) it's not automatic ,just as it isn't automatic that a post 1991 conversion will always be stay put & no alarm - it depends on the premises and there are both older conversions that can be stay put and newer ones that can't. Was there any attempt to determine the level of compartmentation in the FRA or was it an automatic assumption it needed the change? The guidance is applicable to buildings of all ages and has a statutory status where not following it tends to prove a breach of the legislation so it's wise to follow it - if it is being correctly applied to your situation. Grade F devices would be acceptable as a short term solution with a view to installing the more robust Grade D in due course.

Can you escape in either direction along the walkway?

Rough guide for existing premises from current guidance: Notional 30 minutes fire resistance – typically timber floors with lath and plaster ceilings. Full 30 minutes fire resistance – typically timber floors with plasterboard ceilings Guidance for uprating timber floors accepted a 12.5mm plasterboard (or 6mm of certain calcium silicate board such as Promat Masterboard) with a plaster skim to the underside of the joists, although different types of board products require different thicknesses and need checking with a manufacturer

It complied at the time of last relevant 'building work' so unless carrying out alterations which would require the application of current standards you are fine.

BS5266 - it doesn't say you don't need them but doesn't list them as being where you do - similarly with the gov.uk fire safety guides

Utter nonsense. Grade D is mains with battery back up, D1 being tamperproof back up, D2 user replaceable back up. All devices are the same power source and interlinkable. A battery only system is Grade F and only really suitable for legacy single dwellings and flats and over time would be phased out as new, builds, conversions and rewires see Grade D installed as minimum. You don't mix Grades other than a HMO or conversion to flats where you may have a Grade A common system and Grade D to individual flats/bedsits Grade D:LD2 is a system comprising interlinked mains powered with back up smoke & heat alarms with smoke to Alarms in hallways and landings (circulation spaces & escape routes) plus high risk rooms (at least heat to kitchen and smoke to principle habitable room, i.e. living room) The only situation I could see mixed in place is where the statutory requirement is Grade D:LD3 (new builds, re-wires, etc although LD2 is more common now) and additional voluntary protection is provided to other areas and to save money and ease installation Grade F is used - however unless interlinked the added value is grossly reduced (Grade F are more likely to be removed, flat battery or no battery hence the move towards Grade D)