HMO fire safety guidance - Harlow Council

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or reduce the chance of a fire occurring (preventive measures); • persons who may be at risk, particularly those especially at risk; • the actions taken, or which will be taken, to reduce the risk to people from the spread of fire and smoke (protective measures); • the actions people need to take if a fire occurs. This will include any special arrangements made with staff such as housekeepers or others (the emergency plan); • any information, instruction and training identified as being needed, and how it will be given; and • any discussions that have taken place with residents (or, if appropriate, with staff). It is recommended that a record of the significant findings of the fire risk assessment is kept in all cases, even where it is not a requirement to do so. An example template is shown in Appendix 3 – however, any alternative format will be acceptable provided it contains the information above. 6.22 An appropriate emergency plan should be put in place. In most residential accommodation this is unlikely to extend beyond advising residents what to do in the event of a fire or fire alarm and how to contact the fire and rescue service. In large or mixed use premises a more sophisticated plan may be necessary. Part C: General principles of fire risk reduction 7. Introduction 7.1 Existing residential accommodation comprises a wide range of property types, occupancy arrangements and occupier type. Fire risks in rented accommodation, and in particular in houses in multiple occupation (HMOs), can be complex. HMOs often provide accommodation for people from a wide range of backgrounds and may house vulnerable or disadvantaged groups. In some HMOs there is a high occupancy turnover rate with little social interaction or cohesion between occupiers. The mix of often poor-quality, low-cost housing and vulnerable occupants can lead to a higher than normal fire risk. 7.2 With these varying factors applying it is not credible to offer a single solution to fire safety which can be applied broadly. Fire safety solutions must instead be based on the level of risk presented by an individual property and its mode and level of occupation. Often alternative solutions are available which will provide an equally acceptable level of fire safety for a particular property, and sometimes identical properties may need different approaches due to differences in the types of occupation or the needs of the occupants. 6.23 The responsible person must provide any employees with appropriate information and training on risks identified in the risk assessment and information on fire safety measures and procedures for the premises. 6.24 There is no requirement under the FSO to provide training to residents, but providing them with basic information on fire precautions is a simple and effective way of reducing fire risk in the premises. 6.25 Step 5: review 6.26 The risk assessment and the general fire precautions in the premises should be reviewed regularly. There is no specific timescale for this other than where there is a reason to suspect that it is no longer valid or where there has been a significant change in the premises. 6.27 In practice the fire precautions should be kept under constant review. Where problems are identified they should be dealt with as soon as possible. 7.3 This risk-based approach is enshrined in current fire safety legislation, in particular the housing health and safety rating system and the Regulatory Reform (Fire Safety) Order 2005 (see Appendix 1, paragraphs A.7 and A.51). 7.4 However, some basic fundamental principles apply to fire safety generally, and these must be applied flexibly to meet the needs of a particular property. These principles are outlined in this chapter and are brought to life in the case studies in Part D. 7.5 A risk assessment carried out on premises constructed or converted to a standard which would meet the requirements of the Building Regulations 1991, approved document B is unlikely to conclude that additional fire safety measures are required. Premises constructed/converted to that standard and subsequently maintained as such are likely to have adequate fire safety measures. The exception is where the premises are occupied in a manner other than that intended under the original construction 10 housing – fire safety
or conversion scheme (for example, occupation of a single household flat as a flat in multiple occupation, or where some other additional risk has been subsequently introduced). Where a building did comply but has deteriorated significantly through lack of maintenance, damage or other alteration it may require additional measures and this guidance should be applied. 7.6 In view of the type of properties falling within the scope of this guide, the fire safety approach adopted is to provide early warning of any fire to all occupiers and to ensure that they can safely evacuate the building to a place of permanent safety (total evacuation). Blocks of flats which were constructed or converted in compliance with the Building Regulations 1991, approved document B or equivalent may adopt a different approach such as ‘stay-put’ as the level of compartmentation means there will be a low risk of fire spreading beyond its unit of origin. 8. General fire safety principles Figure C1 (below) illustrates some general principles which underpin fire safety in a residential context. 9. Escape routes 9.1 This section provides guidance on the general principles relating to escape routes along with examples of typical escape route solutions for different building layouts. Most residential premises covered by this guide will be considered as ‘normal’ risk. This is based on the general assumption that the occupants are able-bodied and will be capable of using the means of escape unaided to reach a place of ultimate safety, and that there are no unusually high risk elements. If this is not the case or there are other factors which present a higher than normal risk then additional measures may be required. 9.2 Layout of accommodation units themselves must be considered. Poor layout within a unit of accommodation can present a fire risk to the occupant before he or she is able to reach the escape route. Ideally, sleeping areas or rooms should be closer to the exit door to the accommodation than living areas or kitchen facilities (see also paragraphs 12 and 13 regarding inner rooms and galleries). 9.3 Wherever possible, fire risks such as the storage of significant quantities of flammable materials and ready housing – fire safety 11
Page 1: HOUSING - FIRE SAFETY Guidance on f
Page 4 and 5: Contents Acknowledgements Part A: i
Page 6 and 7: Part A: Introduction 1. Purpose of
Page 8 and 9: • residential health and beauty s
Page 10 and 11: uilding into rooms or a series of a
Page 14 and 15: sources of ignition should be remov
Page 16 and 17: doors to higher-risk rooms such as
Page 18 and 19: 13.3 In all cases a suitable automa
Page 20 and 21: more than two storeys, for which in
Page 22 and 23: proprietary constructions and produ
Page 24 and 25: fitted. The type and location of th
Page 26 and 27: type of dwelling/room; and • occu
Page 28 and 29: onto the escape route (interlinked)
Page 30 and 31: 24.3 Emergency lighting must operat
Page 32 and 33: provision of a suitable water suppr
Page 34 and 35: • buildings with additional fire
Page 36 and 37: will only be as good as their manag
Page 38 and 39: 32.13 Furniture and furnishings reg
Page 40 and 41: Case study D2: Single household occ
Page 42 and 43: 35.5 Whilst all HMOs are still subj
Page 44 and 45: Fire separation (see paragraph 19)
Page 46 and 47: Fire separation (see paragraph 19)
Page 48 and 49: Where cooking facilities are sited
Page 50 and 51: figure D11: four storey building co
Page 52 and 53: Lighting of escape routes (paragrap
Page 54 and 55: APPENDIX 1: LEGISLATION AND STATUTO
Page 56 and 57: dwelling features which may affect
Page 58 and 59: d) their occupation of the living a
Page 60 and 61: declaration by him as to the condit
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A.53 The FSO places a duty on the r
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safety check must be kept for at le
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These collaborative working arrange
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Arrangements should be put in place
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Appendix B Signatories to protocol
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Appendix 3: Example form for record
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High fire risk See ‘area of high
Page 76 and 77:
Bibliography The following referenc
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Further acknowledgements Gratitude
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HMO fire safety guidance - Harlow Council

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