FIRE SAFTEY - HOUSES IN MULTIPLE OCCUPATION
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Introduction
Fire Safety - HMO Definition
What Measures will the Local Authority Require?
Standards relating to the number of storeys in a building
Fire Resistance
Means of Escape
Fire Fighting Equipment
Introduction
The statutory requirement for an HMO is that it has 'adequate means of escape from fire and adequate other fire precautions'.
It is recognise that there is a significant risk of fire in HMOs, and so local authorities have the power to require the provision of adequate means of escape from fire and adequate other fire precautions.
In the case of HMOs with at least 3 storeys and a combined floor area of at least 500 m2, local authorities have a duty to ensure that means of escape are adequate. Before exercising their power, or performing their duty, in respect of means of escape from fire in an HMO, local authorities must consult the fire authority (source: DETR circ. 12/92)
Fire Safety - HMO Definition
HMOs are divided into two main categories when considering appropriate means of escape and other fire precautions:
- Hostels
- Houses divided into two or more units of accommodation (including bedsits and flats)
Local authority guidance does not cover new purpose built blocks of flats and maisonettes as they are covered by British Standard 5588 part 1 - Domestic Buildings. Also a building, which complies with current building regulations, will by definition have adequate means of escape for normal use. However it is 'adequate provision' that local authorities have the power to require and they cannot and should not specify work that goes beyond this.
What Measures will the Local Authority Require?
- Adequate means by which individual occupancies escape routes are protected from the spread of the products of combustion. This will involve assessing the need for fire restricting construction to walls and floors, fire doors and sealing to prevent the spread of products of combustion
- Assessing the distances of travel involved in escaping from each room to a final exit of the HMO
- Considering the nature of the means of escape and their suitability for the number and type of occupants (i.e. steepness of stairs, width of doors & corridors, lighting, other means of escape such as ladders etc.)
- Fire precautions such as fire warning systems, fire sensors and fire fighting equipment. Bells and sounders should be audible to all sleeping areas
- A log book giving details of the alarm system should be maintained and kept in an accessible area but not in the alarm box itself
Standards relating to the number of storeys in a building
- 2 storey: the stairway should be made a protected route (30 minutes fire resistance). Automatic fire detection may be provided by single point smoke detectors
- 3 or 4 storey: the stairway should be made a protected route (30 minutes fire resistance). An electrically operated fire warning system incorporating manually operated call points and automatic fire sensors should be installed conforming to BS5389 part 1
- 5 or 6 storey: three options are given :
1. the stairway is a protected route and an alternative means of escape is provided by way of an additional stairway which may be external to the building. An electrically operated fire detection and warning system is installed
2. the stairway is a protected route, separated from the accommodation by protected lobbies and a suitable upward escape route is available within the existing stairway. An electrically operated fire detection and warning system is installed.
3. The stairway is a protected route, separated from the accommodation by protected lobbies. An electrically operated fire detection and warning system is provided and use for human habitation is restricted to 5 storeys.
Fire Resistance
The ability to withstand the effects of fire for a minimum of 30 minutes apply to enclosing the following:
Means of Escape
Detailed below are some measures that landlords need to be aware of:
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Where a stairway links a basement to a ground floor, the basement should be separated from the ground floor by 2 x 30 minute fire doors
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In a single stairway building, it would be useful to provide at least one openable window to provide ventilation in the event of a fire
-
Stairway enclosures should be kept free of all obstacles
- An external escape stairway should be regarded as a protected route. It must be ensured that it can be used safely during a fire without occupants being put at risk by smoke and flames coming from any adjacent windows and doors on the external wall of the building below. Any door opening onto the stairway should be self-closing and have fire resistance similar to the wall in which is situated.
- Portable and throw-out ladders are not suitable for escape purposes nor are automatic lowering lines.
- All fire doors should be fitted with self - closing devices and no means should be provided for holding a self-closing fire door in an open position.
- Doors used for means of escape should be kept unlocked at all times when people are in the building and should be fastened so that they can be immediately opened by persons escaping without the use of a key.
- All fire safety signs, notices etc. should conform to BS 5499 part 1. Any exit which is not a normal route of travel from a building should be indicated by a FIRE EXIT sign and appropriate directional arrows
- Where escape lighting is deemed necessary, the system should be capable of maintaining the required level of illumination for two hours or one hour for premises with a straightforward downward escape (without use of mains electricity)
- Escape routes should be kept free from obstruction and combustible materials at all times (including under stairs storage)
Fire Fighting Equipment
The number of portable fire extinguishers required will depend upon the size and layout of the building and the nature of the fire separation.
On each floor there should be at least one water type extinguisher of 9 litres capacity for every 200 m2 of floor area.
In addition to water type extinguishers, there should be other extinguishing equipment for special risk (e.g. electrical fires) and fire blankets for shared kitchens
However it is recognized that in hostels and large HMOs, the primary aim of fire safety measures is to evacuate the occupants as quickly as possible.
(Source for this section - DETR circ. 12 / 92)
