Fire Precautions in Dwellings

These types of houses in multiple occupation (HMOs) are typically larger buildings that have been converted into nonself-contained bedsit lettings or floor-by-floor lets.

As HMOs they will be licensable where the licensing criteria are met. There may be individual cooking facilities within each bedsit, but alternatively there may be shared cooking facilities or a mixture of the two. Generally bathing and toilet facilities will mostly be shared. There may be a communal living and/ or dining room.

Generally, the tenants will be separate individuals that live independently with little or no communal living between each other. Each letting within the HMO will have its own individual tenancy agreement and there will usually be a lock on everyone's letting door.

Bedsit-Type HMOs of no more than Two Storeys

This section guidance is aimed at one or two-storey houses that have been converted into no more than five bedsit rooms. As occupancy and the number of bedsit rooms increase so does the likelihood of fire.

Therefore, in one or two storey HMOs with more than 5 occupants or 5 bedsits additional fire safety measures may be necessary therefore full consultation with the Borough Council is required. This section of guidance does not include flats or maisonettes that have been converted into HMOs and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute protected escape route is required including 30-minute fire and smoke resisting construction, and FD30S fire doors (with smoke seals) to all risk rooms (kitchens, bedrooms, living rooms and communal rooms).
• Travel distance to a final exit must not be excessive.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Note: a full 30-minute protected route is the preferred (ideal) option. However, in two-storey, lower risk HMOs the provision of suitable escape windows from all bedsit rooms may be acceptable in lieu of a fully protected route.

Fire Separation

• There is no requirement for additional fire resistance, but floors, walls and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route is ideal.

Fire Detection and Alarm System

There is a requirement for a mixed Grade D, LD2 system. This typically consists of:

• Where cooking facilities are sited within individual bedsits:
  • Interlinked mains-wired smoke alarms with integral battery back-up located throughout the escape route.
  • Additional mains-wired interlinked smoke alarms with integral battery back-up located in any cellar, basement, storage room that opens out on the means of escape, and any communal living room.
  • An interlinked mains-wired heat sensing alarm with integral battery back-up located in each bedsit
  • An additional non-interlinked (standalone) mains-wired smoke alarm with integral battery back-up located in each bedsit.
• Where cooking facilities are sited in separate shared kitchens:
  • Interlinked mains-wired smoke alarms with integral battery back-up located throughout the escape route.
  • Additional mains-wired interlinked smoke alarms with integral battery back-up located in any cellar, basement storage room that opens out on the means of escape, and any communal living room.
  • An interlinked mains-wired heat sensing alarm with integral battery back-up located in each communal kitchen
  • An additional interlinked mains-wired smoke alarm with integral battery backup located in each bedsit.

Note: the power for the alarm system circuit (and any emergency lighting circuit) should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Lighting of Escape Routes

• Emergency escape lighting is required only if the escape route is long or complex or where there is no effective borrowed light.
• Conventional artificial lighting is required where the power for the communal lighting should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Fire Fighting Equipment

• A fire blanket is to be provided in each bedsit with cooking facilities and in shared kitchens.
• A 9-litre multi-purpose foam fire extinguisher on each floor in the common parts of the HMO is recommended.
• A 2-litre Wet Chemical extinguisher is recommended in each bedsit with cooking facilities and in shared kitchens.

Fire Safety Signs

• Fire safety signage along the escape route is required the route is long or complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Monthly routine testing of the smoke detectors by use of the test button. Prompt action must be taken to correct any faults.
  • Periodic routine maintenance to include a clean of all detectors should be carried out as in accordance with the manufacturer's recommendations.
  • A record of all tests, services, faults and repairs should be maintained by the landlord or managing agent.
• If present the emergency lighting system should be inspected and serviced annually as in accordance with BS 5266: part 8.

Bedsit-Type HMOs of Three or Four Storeys

This section of guidance does not include flats or maisonettes that have been converted into HMOs and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute fully protected escape route is required including 30-minute fire and smoke resisting construction, and FD30S fire doors (with smoke seals) to all risk rooms (kitchens, bedrooms, living rooms and communal rooms).
• All cupboards leading onto the means of escape should be emptied of all flammable goods and kept locked or must offer 30-minutes fire and smoke resistance.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.
• Travel distance to a final exit must not be excessive.
• The doors to the individual units of accommodation and the final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Fire Separation

• There is no requirement for additional fire resistance, but floors, walls and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, 30-minute separation between the cellar and the ground floor escape route is ideal.

Fire Detection and Alarm System

There is a requirement for a mixed Grade A, LD2 system. This typically consists of:

• Where cooking facilities are sited within individual bedsits:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • An interlinked heat sensing alarm with integral battery back-up located in each bedsit.
  • An additional Grade D, non-interlinked mains-wired smoke alarm with integral battery back-up located in each bedsit
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.
• Where cooking facilities are sited in separate shared kitchens:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • A mains-wired, interlinked heat sensing alarm with integral battery back-up located in each communal kitchen.
  • An additional mains-wired, interlinked smoke alarm with integral battery backup located in each bedsit
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.

Note: the power for the alarm system circuit (and emergency lighting circuit) should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required where there is inadequate background light either from natural sources or borrowed from street lighting.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• A fire blanket is to be provided in each bedsit with cooking facilities and in shared kitchens.
• 9-litre multi-purpose foam fire extinguisher on each floor in the common parts of the HMO is recommended.
• A 2-litre Wet Chemical fire extinguisher is recommended in each bedsit with cooking facilities and in shared kitchens.

Fire Safety Signs

• Fire safety signage along the escape route is required the route is long or complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Weekly routine testing of one detector or call point in each zone and recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • A six-monthly service conducted by a suitably qualified specialist alarm engineer under a maintenance contract. This test should be recorded in the system's logbook and a test certificate issued.
• If installed the emergency lighting system should be inspected and serviced as in accordance with BS 5266: part 8. This entails:
  • A monthly flash-test carried out by a responsible person. This is to be recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • An annual service that includes a full discharge test and must be carried out by a suitably qualified lighting engineer. The test must be recorded in the system's logbook and a test certificate issued.

Note: additional fire safety management obligations (and other management obligations) will be required for all licensable HMOs as in accordance with the conditions of the HMO Licence issued for a property and all relevant legislation.

Bedsit-Type HMOs of Five or Six Storeys

This section of guidance does not include flats or maisonettes that have been converted into HMOs and are contained within, above or below other types of accommodation or commercial premises.

Escape Route

• A 30-minute fully protected escape route is required including 30-minute fire and smoke resisting construction, and FD30S fire doors (with smoke seals) to all risk rooms (kitchens, bedrooms, living rooms and communal rooms).
• All cupboards leading onto the means of escape should be emptied of all combustible goods and kept locked.
• All cupboards leading onto the means of escape that contain a risk of ignition (such as electrical fuse boards or water heaters) must offer 30-minutes fire and smoke resistance.
• Travel distance to a final exit must not be excessive.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.

Note:  five Storey HMOs: Lobby protection to all floors except the top floor or a secondary means of escape from the top floor is required.

Note: six Storey HMOs: Lobby protection to all floors except the top floor and a secondary means of escape from the top two floors is required.

Fire Separation

• 30-minute fire and smoke separation between units of accommodation throughout the HMO is required.
• 30-minute fire separation across the stairway (FD30S fire door and door set) between the 2nd and 3rd floors, and between the 4th and 5th floors is required.

Fire Detection and Alarm System

There is a requirement for a mixed Grade A, LD2 system. This typically consists of:

• Where cooking facilities are sited within individual bedsits:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • An interlinked heat sensing alarm with integral battery back-up located in each bedsit.
  • An additional Grade D, non-interlinked mains-wired smoke alarm with integral battery back-up located in each bedsit.
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.
• Where cooking facilities are sited in separate shared kitchens:
  • A system of interlinked electrically operated smoke detectors in all circulation areas that form a part of the escape routes and that are linked to a control panel.
  • The fire control panel located adjacent to the front door of the property.
  • Manual call points located next to the final exits and on each landing.
  • The alarm signal must achieve sound levels of not less than 65dB(A) in all accessible parts of the building and not less than 75dB(A) at all bedheads when all doors are closed as to arouse sleeping persons.
  • A mains-wired, interlinked heat sensing alarm with integral battery back-up located in each communal kitchen.
  • An additional mains-wired, interlinked smoke alarm with integral battery backup located in each bedsit.
  • An additional mains-wired, interlinked smoke detectors with integral battery back-up located in each cellar, all communal living rooms, and any storage room that opens out on to the means of escape.

Note: the power for the alarm system circuit (and emergency lighting circuit) should be taken from a permanent (landlord's) supply and not taken from an independent (tenant's) supply to any bedsit or flat.

Lighting of Escape Routes

• An emergency lighting system compliant with BS 5266: part 1 is required.
• Conventional artificial lighting is required.

Fire Fighting Equipment

• A fire blanket is to be provided in each bedsit with cooking facilities and in shared kitchens.
• A 9-litre multi-purpose foam fire extinguisher on each floor in the common parts of the HMO is required.
• A 2-litre Wet Chemical fire extinguisher is recommended in each bedsit with cooking facilities and in shared kitchens.

Fire Safety Signs

• Fire safety signage along the escape route and at the final exits as in accordance with BS 5499 is required. Signage should also comply with the Health and Safety (Safety Signs and Signals) Regulations 1996.

Surface Finishes and Floor Coverings

• All wall surfaces in the escape route area are to be of Class 0 surface spread of flame standard as in accordance with Building Regulations (Part B). Normal paint and paper are adequate but heavy flock paper or timber claddings are not permitted.
• All floor coverings throughout the protected route should conform to low radius of flame spread (up to 35mm) when tested in accordance with BS 4790 or European equivalent.
• As a general guide for existing carpets, those comprising of a mix of 80% wool and 20% synthetic fibre will comply. Many vinyl, linoleum and laminate floor coverings may not be suitable and will need to be replaced.

Management and Maintenance of Fire Safety

• It is recommended that all doors are kept closed at night.
• Fire blankets should be checked periodically to make sure they are in place and available for use.
• Where provided fire extinguishers must be inspected and serviced annually in accordance with BS 5306-3 and with the manufacturer's instructions.
• The escape route must be always kept free from obstruction.
• There should be no free storage on the escape routes.
• The automatic fire detection and warning system should be tested as in accordance with BS 5389: part 1: section 6. This entails:
  • Weekly routine testing of one detector or call point in each zone and recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • A six-monthly service conducted by a suitably qualified specialist alarm engineer under a maintenance contract. This test should be recorded in the system's logbook and a test certificate issued.
• The emergency lighting system should be inspected and serviced as in accordance with BS 5266: part 8. This entails:
  • A monthly flash-test carried out by a responsible person. This is to be recorded in the system's logbook. Any defects should also be recorded in the logbook and action taken to correct the fault.
  • An annual service that includes a full discharge test and must be carried out by a suitably qualified lighting engineer. The test must be recorded in the system's logbook and a test certificate issued.

Note: additional fire safety management obligations (and other management obligations) will be required for all licensable HMOs as in accordance with the conditions of the HMO Licence issued for a property and all relevant legislation.