Hello,

Please can you offer some advice regarding REGS. Please see action below. 

Window is 635mm length x 483mm.Window sill is 1220mm from the ground so min from ADB clearance. Doors are already FD30s. Doors are not openable.  1 Flat in 1sqm commueal areas some of them have 2 flats and 2 windows. All ground floor purpose built blocks maisonettes. 4 story block. 

Do we have to follow this FRA then as in upgrade windows ? Thanks 

 

 

It's not on an open deck, but an enclosed area so the exemption for windows will bottom sills above 1100mm not needing to be fire rated doesn't apply as the lobby will be quickly filled with toxic gases, smoke and elevated heat upon failure.

Thank you Anthony for your reply and awnser - I respect your opinion, however what is the evidence for this please. 

The evidence is in Approved Document B & the Government Purpose Built Flats Guide. You might not like the requirement, but it's there. If it's your flat & you are being compelled to do the work or it's going to be done on your behalf and recharged you could always take the matter to a First Tier Tribunal.

If you are the freeholder then your the one legally responsible and you can choose to do what you want - but you need to evidence why it's OK as by acting outside the guides Article 50 of the Fire Safety Order states this tends to prove the Order has been breached for prosecution purposes.

Is it the biggest risk being ground floor - probably not. Is the window to a low risk area such as a bathroom or toilet? Also do you have ground floor escape windows - these could mitigate the issue as you then have an alternative escape to the lobby.

Thank you Anthony B for your advice I agree with all what you said