AnthonyB

Maintained emergency lights are always lit, normally via the permanent live feed from the mains and then switching to batteries upon mains failure. Conversion kit and combined fittings take a traditional light fitting that can be switched off & on and fit a battery pack so mains failure causes one lamp to be illuminated. You can wire a maintained fitting so the lamp switches on and off like other lighting, defaulting to always on via the batteries upon failure of the mains. Clear as mud!

Currently it would be the freeholder, but once you have exercised the Right to Manage it would fall on the Management Company.

Regardless of your lease as an employer you are responsible for carrying out the Fire Risk Assessment and ensuring that suitable protective and preventative measures are in place. Owners (Landlords) are mainly detailed in the regulations so that empty premises can be covered and are only usually responsible for internal common areas as a person having control. If your FRA details an improvement is required in something that you genuinely have no control over then you need to coordinate with the responsible person (in your case the landlord) who does and in turn they should cooperate - this doesn't mean they automatically have to pay for it (e.g. a building with a communal fire alarm system that say has a perfectly compliant Category M fire alarm system then you move in and require detection added to your area because of wqay you lay it out and use it. The landlord has to cooperate and facilitate the additions to the system, but you would usually be expected to pay as it's your demise, you are paying rent and the change is purely for relevant persons in your workplace) If you are a sole occupant of a leasehold premises you will be liable for everything related to fire safety unless you have a poorly advised landlord - most decent leases in this situation leave the landlord as purely collecting rent and perhaps dealing with external areas such as landscaping, car parks and sometimes roofs)

Yep will be maintained exit boxes - my guess is that you are a restaurant or similar?

Sounds like they are out to make a quick buck, put their detail reasoning on here and I can see if it sounds a bit suspect

There are some poor quality contractors servicing fire alarms, I've seen the incorrect use of Part 6 paperwork with some general electricians who think because they've stuck a few domestic smokes in houses that they are experts in commercial fire alarm systems. If they can't use the correct paperwork they shouldn't be doing the work and I always advise in cases like this the contractor is replaced.

Wholly Residential Property = No fire drill (even if simultaneous evacuation) - LGA Fire Safety Guide for purpose built flats

Even if they were combined emergency lights there is no way on earth it should cost £1000 p.a. to test them!

A fire door may have been fitted, but it doesn't need to be.

HI, I'd have to dig it out and redact certain bits as it was paid consultancy for a client, but I'll see what I can do.

No unless you are a very specific sector such as prisons. They have contributed to too many deaths over the years, even when the key has been attached to the door in a glass fronted box. There are plenty of other solutions available now, the nearest you could get is the Emergency Fastening (Frangible) from Imperial Locks http://www.imperiallocks.co.uk/fire.htm

You should get a refund as the FRA is not correct. If purpose built flats you do not need smoke alarms in the common areas (and if for some reason, such as insufficient compartmentation they were indicated they wouldn't be suitable either). Fire doors is a different matter - if the original notional fire doors from the flat build have been replaced then either you need new fire doors or a full fire detection & alarm system (not just smoke alarms) providing sufficient cover for full evacuation of the block. Purpose built flats guide: http://www.local.gov.uk/c/document_library/get_file?uuid=1138bf70-2e50-400c-bf81-9a3c4dbd6575 Conversions guide: http://www.rla.org.uk/docs/LACORSFSguideApril62009.PDF

Plus if you actually carry out a fire risk assessment using the correct guidance you will find you don't need the detector or the sign!

Quite a lot of EL installations have no test switches, even new ones where installed by non specialist electricians. If your fixed electrical installation is subject to periodic inspections and is satisfactory then there are no risks from using the breakers inside the distribution boards, if they were that unsafe there is something very wrong (& illegal). Your breakers need to be labelled clearly so you switch off the lighting circuits as oppose to a ring main (which might have your PC's plugged into) Testing is within the remit of your site person, but for peace of mind you may wish to get an electrician to take him through it. To avoid using the breakers a test switch can be installed next to the distribution board if you so wish. You can do the annual test in house if you so wish

You should consult the battery manufacturer for advice as several types of lithium cell actually do not contain nor liberate free lithium metal and do not need a Class D extinguisher. For example we researched first aid fire fighting requirements on behalf of one of the main UK automotive lithium cell manufacturers in the UK and the result was they only required ABC Powder & Water Mist extinguishers.

Simple answer - no if it is required as a means of escape.

I'm assuming it's the thumb turn escape mortice deadlock where you have to complete two full rotations of the turn to unlock the door instead of one or less. I don't like these personally as it's easy to think the door is locked and the turn failed to release the lock if you don't know how to open it. Depending on the location of the door, signage and the number & type of people using it the thumb turn type lock remains acceptable subject to risk assessment, although certain storey and final exits do require an EN approved exit device.

Lazy installation, the installers should have ensured the LED was visible through the diffuser of the fitting

Grade D system - any mains powered interlinked alarms with battery back up by a recognised brand would suffice - Aico, EI Electronics, etc Grade A system - To save on cable costs a twinwire system would suit well (one cable can have both sounders and detectors/call points on instead of having separate cables for each), the Apollo Alarmsense equipment using C-TEc or Kentec control panels are common combinations used for this. Because it is a conversion you need a Grade A system with control panel, sounders, detectors, etc. Only purpose built flats don't need a communal fire alarm and in these there is no fire alarm panel, the detection is linked directly to the smoke vent control panel

Plenty of existing systems don't meet the current British Standard - the acceptability of this is risk based dependant on your premises, usage & occupancy against the non compliance - every existing system didn't become illegal in 2013 and need upgrading. It's important to know in what way it doesn't meet the BS as this affects how critical it is, find that out and post back.

Escape lighting should not be on it's own circuit unless of the maintained type or part of a central battery system as it should operate on local circuit failure. After all escape lighting is still emergency lighting, just that provided specifically for the purposes of providing sufficient illumination of exit routes to allow safe egress. Many older installations have to be tested by tripping the lighting circuit, obviously care needs to be taken with respect to the hazards from lack of normal lighting, but it's done up and down the country every day. Proper testing points should indeed be provided, but it's not realistic for it to happen overnight.

If you want it to have any appreciable fire resistance, yes. There's no point upgrading the rest of the cupboard when the doors and hinges will still fail after a few minutes.

It depends on the size of the unit, some small lock up units would need no alarm as a verbal warning would be readily heard throughout the premises. Larger units would require a basic category 'M' fire alarm system (call points & sounders only) providing - incoming tenants would determine in their risk assessment if their use & layout required automatic detection adding. Of course if these units were built in the last 20-odd years they would usually have had a category 'M' fire alarm already installed when built if they were big enough as a requirement of Building Regulations so the lack of one isn't automatically an issue

You are being ripped off. The industry standard for battery replacement is 4 years unless it fails before then (which it shouldn't)

I'm guessing by intelligent controller you mean the self testing emergency lighting systems where each fitting is monitored and tested via a central control panel. The traditional versions are where each fitting has its own batteries and test chip, new versions work like addressable fire alarms with loop powered fittings from a central power supply at the control panel.