Do converted flats require fire risk assessment?

[AnthonyB]

https://www.gov.uk/government/publications/making-your-small-block-of-flats-safe-from-fire

gives a measured approach. If the only thing wrong with a doorset is it doesn't have a certiifcation plug or sticker then it's not always proportionate or necessary to replace.

 

[Guest Ciaran]

Interesting thread this one, I have a large converted house with no internal communal parts. Converted pre-1991.

Client is saying because there are no internal communal areas it's outside the scope of the FSO. 

I am sure it is not. The external wall and compartmentation are just two areas to consider. The latter may lead down a linked fire alarm path too. 

Does anyone have any thoughts on this? Am I misguided? 

Thanks

 

[Guest Owner]

An interesting thread .I live in the ground floor of a converted victorian house. I do not share communal areas with the other flats (there are three). There is an external fire escape which they all have access to. I'm told that a fire assessment is needed for the communal areas. Is this true given the fire escape, and if it is necessary will I have to be involved in it?

[AnthonyB]

10 hours ago, Guest Owner said:

An interesting thread .I live in the ground floor of a converted victorian house. I do not share communal areas with the other flats (there are three). There is an external fire escape which they all have access to. I'm told that a fire assessment is needed for the communal areas. Is this true given the fire escape, and if it is necessary will I have to be involved in it?

Yes - any building containing 2 or more dwellings, even if there are no internal common areas, requires a written fire risk assessment as even with no internal areas the external structure is common

[Guest Cfmc1968]

I own a flat and share of freehold for a converted Victorian house (we believe 1960's conversion) with 4 flats in the main building.
The common area includes a hallway with door to flat 1 (fireproof door) and flight of stairs to landing and fireproof door to flat 2, the stairs and landing to flat 3 and 4 (both fireproof too). 
Each flat has an interlinked wireless system with heat alarm in kitchen and an alarm linked which sits immediately outside the flat in the communal landing. 

We have just had FRA done and they have recommended a class A fire system and emergency lights on each floor. 
In communal areas there are fire escape signs indicating direction out (only one way in and out). There is also fire safety signs in each flat as well as fire blankets and extinguishers.

Is this necessary to put in a class A fire system? 

[AnthonyB]

How many floors?

The appropriate guidance is here http://www.cieh.org/library/Knowledge/Housing/National_fire_safety_guidance_08.pdf

[Guest Lily]

Hi all,

I have a dilemma that I'd appreciate some help with. I'm in the process of purchasing a flat situated within a four-storey property. There are three flats in total.

During the processing purchase, my mortgage provider requested a FRA. This was undertaken and identified some high risks. These include installing a Grade A fire alarm system.

1) Because the communal area is located only on the ground floor, would a Grade D(1) suffice? If this is the case, do I need to ask the assessor to amend the FRA?

2) The flat is a share of freehold, with two other freeholders. The current owner is refusing to pay for any of the fire safety costs, and also implying she may pull out of the sale and return to letting out the flat, which she was doing previously. My understanding is that now she has conducted the FRA, even if she pulls out of the sale, she would be liable under legislation to respond to the FRA? Is this the case - I assume it can't just be ignored.

3) In addition, I assume that the building insurance would likely be affected by the FRA and potentially voided if these findings aren't acted on?

Any advice on any of the above points would be very welcome.

 

 

[AnthonyB]

If the flats each have suitable fire separation then there is no need for a common alarm of any type where the communal space is a small ground floor lobby (the block can 'stay put'). I've assisted in a case with a similar set up to yours where the freeholder wanted to install a smoke alarm and emergency light for a ground floor lobby which also necessitated getting the Distribution Network Operator to put in a new supply as there was (understandably) no existing communal electricity supply. The leaseholder cost implications were horrendous, however as the flats had suitable separation then none of this was required.

If there is a serious concern with fire separation then a common system would be needed but it would have to extend into each flat to support a full evacuation policy. Such a system can be Grade D (domestic mains alarms with battery back up) in a building of up to two storeys, above that is Grade A (commercial grade fire alarm) - it's based on storeys not whether they are common or not.

Their duties under the Fire Safety Order don't go away - they have to implement the findings and if they intend to both ignore their responsibilities and let one of the flats then this would be a matter for the fire service in respect of the common issues and the local authority in respect of the rental property.

The FRA of course could be wrong in which case it needs rewriting, but there is also every chance it's spot on - I can't be sure from a computer keyboard!