Some Thoughts On Fire Risk
Many of my landlords worry about whether they meet the ever changing fire regulations so I thought this month I'd drop a few thoughts of guidance in the area.
Fire Risk Assessments, Smoke Detectors, Alarm Testing
1. Does every property need a Fire Risk Assessment (FRA)? Licenced HMOs yes, always - other properties it is worth doing but as long as you think through fire risks, alerting tenants to fire if it does occur and escape routes, in a normal small house the rest is mainly common sense.
2. Can I do my own FRA? You need to be competent - I would suggest no in most standard circumstances. None of the self-assessments undertaken by landlords I've come across in properties I've taken over management of were "sufficient" or correct. Could you prove in the event of a fire that you were competent with up-to-date training? Most self-assessment forms like the NRLA one state not recommended for HMOs and to use someone competent in these cases on these forms. Also bear in mind that new updates for Fire Service Order that are effective as of October 1st 2023 emphasise the need for someone "competent" and that this will be precisely defined shortly thereafter (so will specify what qualifications are competent soon) - In the mean time perhaps stick to companies or persons that have certification from bodies that are UKAS accredited?
3. Where can I get an FRA if I am not competent to do my own? Fire Risk assessors have been booked out solidly with all the additional properties that need to be assessed since the new regs in October including business premises, council properties and smaller properties containing flats. It should all have been done before October as the regs were well publicised but neither the social or private sectors appear to have reacted until the regs came in. Getting FRA's completed has become more expensive as a result - with anything that is mandatory that happens unfortunately but hopefully the rush is starting to ease off now and it's easier to find an assessor.
4. Where do I need smoke, CO and heat detectors? Minimally, smoke detectors on the landing of each storey of the property where there is a room used as living accommodation plus a heat detector in Kitchen. Higher risk will need them in each bedroom. More might be required dependant upon the property, might need in basements etc. Follow Risk Assessment guidance for each property.
CO2 monitors are required near each fixed combustion appliance (e.g. boiler) but not required for cookers. According to gov, standard monitors should be positioned around head height 1-3 meters from boiler but do check installation instructions from manufacturers as some types differ. Should not be placed in cupboards, very close to heat/cooking appliances or in very humid rooms such as bathrooms. Seek further advice from Gas engineer/manufacturer for more complicated locations of boilers such as in bathrooms and lofts (lofts can use two interlinked detectors, one in loft and one in the floor below for example). I have recently heard that PCC are asking for CO detectors NOT be linked with smoke or heat detectors but that just sounds daft to me.
5. Do I also need a fire blanket? Yes - PCC standards now state they now want two fire blankets in properties with 8+ tenants (no officers have requested this as of yet though). Be interested to see how they expect a single tenant to handle 2 blankets or worse, 2 tenants trying to use 2 blankets without making the situation worse.
6. How often should I test alarms and do I need to keep a record? Yes must keep a record as you will be required to provide them to PSH. Grade A alarms should have log book kept near central panel
Grade D Alarm: Should be tested once per month by landlord/agent (Editor note: Or not if LACORS 32.6 applies)
Can be serviced once per year by electrician who can issue certificate - cost around £50/60
Grade A Alarm
Should be tested once per week by landlord/agent.
Serviced by qualified fire alarm engineer with certificate issued once every six months - cost approx £120 including emergency lighting