HMO fire safety guidance - Harlow Council

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Fire separation (see paragraph 19) No requirement for additional fire resistance, but walls and floors should be of sound, traditional construction. If a cellar is present, 30-minute separation is required between the cellar and the ground floor escape route Fire detection and alarm system (see paragraph 22) Grade D, LD3 system: • interlinked mains wired smoke alarms with integral battery back-up located in the escape route at each floor level; • additional interlinked heat alarm with integral battery back-up located in the kitchen; • additional interlinked smoke alarm with integral battery back-up located in the lounge; and • additional interlinked smoke alarms with integral battery back-up located in any cellar. Lighting of escape routes (paragraphs 23-24) Emergency escape lighting required only if the route is long or complex or where there is no effective borrowed light Conventional artificial lighting required Fire fighting equipment (see paragraph 25) Fire blanket to be provided in the kitchen Simple multi-purpose fire extinguisher on each landing recommended Fire safety signs (see paragraph 27) Signage only required if the escape route is complex Surface finishes & floor coverings (paragraphs 28-29) No requirement Management and maintenance of fire safety (see paragraph 32) note 8: three-storey properties only: the ideal situation is for the escape route to be enclosed in 30-minutes fire resisting construction and FD30 fire doors. However, in existing three-storey shared houses of low risk it may be possible to accept existing walls and partitions if 20-minutes fire resistance can be achieved. This is likely to be met if walls and partitions are of sound, conventional construction. Sound lath and plaster construction should meet this requirement. Doors onto the escape route may be acceptable if they are of sound, solid construction, are close fitting and self-closing. Case study D6: Shared house of five or six storeys (see figure D6) Escape routes (see paragraph 9) 30-minute protected route is required, including 30-minute fire-resisting construction and FD30S doors to all risk rooms (with smoke seals). Travel distance must not be excessive Five storeys Lobby protection to all floors except the top floor or secondary means of escape from top floor 42 housing – fire safety
Six storeys Lobby protection to all floors except the top floor and secondary means of escape from top two floors Fire separation (see paragraph 19) No requirement for additional fire resistance generally, but walls and floors should be of sound, traditional construction. Lateral fire-resisting separation of the top floor (in five storey) or top two floors (in six storey) from the remainder of the house is required. If a cellar is present, provide 30-minute separation between the cellar and the ground floor escape route. Fire detection and alarm system (see paragraph 22) Grade A, LD2 system • detection throughout escape route and all risk rooms including living rooms, kitchen (heat detection) and any cellar Lighting of escape routes (paragraphs 23-24) Emergency escape lighting required Conventional artificial lighting required Fire fighting equipment (see paragraph 25) Fire blanket to be provided in the kitchen Simple multi-purpose fire extinguisher on each landing recommended Fire safety signs (see paragraph 27) Signage only required if the escape route is complex or where there is a secondary means of escape Surface finishes & floor coverings (paragraphs 28-29) No requirement Management and maintenance of fire safety (see paragraph 32) 36. Bedsit-type HMOs These are HMOs which have been converted into a number of separate non-self-contained bedsit lettings or floor-by-floor lets. Typically there will be individual cooking facilities within each bedsit, but alternatively there may be shared cooking facilities or a mixture of the two. Toilets and bathing/washing facilities will mostly be shared. There is unlikely to be a communal living or dining room. Each bedsit or letting will be let to separate individuals who will live independently, with little or no communal living between tenants. Each letting will have its own individual tenancy agreement and there will usually be a lock on each individual letting door. Case study D7: Bedsit-type HMO of no more than two storeys (see figure D7) Escape routes (see paragraph 9) 30-minute protected route note 9 is required, including 30-minute fire-resisting construction and FD30S doors to all risk rooms. Travel distance must not be excessive housing – fire safety 43
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 12 and 13: or reduce the chance of a fire occu
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 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
Page 62 and 63: A.53 The FSO places a duty on the r
Page 64 and 65: safety check must be kept for at le
Page 66 and 67: These collaborative working arrange
Page 68 and 69: Arrangements should be put in place
Page 70 and 71: Appendix B Signatories to protocol
Page 72 and 73: Appendix 3: Example form for record
Page 74 and 75: High fire risk See ‘area of high
Page 76 and 77: Bibliography The following referenc
Page 78: Further acknowledgements Gratitude

HMO fire safety guidance - Harlow Council

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