Fire Precautions in Dwellings

This section of guidance is aimed at houses or buildings that were converted into self-contained flats where the conversion did not (and still does not) meet the building standards under the Building Regulations 1991. Buildings that were converted to a standard meeting these regulations are not included here and therefore will be assessed on a case-by-case basis. A flat is considered as a self-contained dwelling where all its rooms and amenities are behind one entrance door to that individual unit of accommodation.

Two Storey Building Converted into Self-Contained Flats

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

Escape Route

• A 30-minute protected route is required, including 30-minute fire and smoke resisting construction and full FD30S fire doors to rooms leading out on to the escape route.
• There is no requirement for fire doors within the flats, but sound, well-constructed and close-fitting conventional doors are required (especially to kitchens).
• Travel distances to a point of safety and the final exit must not be excessive.
• The final exit doors from the individual units of accommodation and the main property must be capable of being unlocked and opened from inside without the use of a key.

Note: it may be possible accept a lower standard of protection for the escape route if there are suitable escape windows from all bedrooms and living rooms.

Fire Separation

• 30-minutes fire resistance between flats throughout is the ideal, but on risk assessment there may be no requirement for additional fire-resisting separation between units providing walls, floors and ceilings are of sound, traditional construction and additional compensatory detection is fitted.
• 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 and be equipped with a mains-wired interlinked smoke detector.
• 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.

Fire Detection and Alarm System

There is a requirement for a mixed system consisting of:

• Grade D: LD2 coverage in the common areas consisting of:
  • Mains wired interlinked smoke alarms with integral battery back-up located in the common areas of the building
  • An interlinked, mains-wired heat detector in the kitchen area in each flat.
• Grade D: LD3 coverage in each flat consisting of:
  • A mains-wired, non-interlinked smoke alarm in the room/ lobby that opens out on to the escape route to protect the sleeping occupants of the flat. (Subject to adequate fire separation between dwellings).

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

• It is recommended good practice to provide a fire blanket in the kitchen of each dwelling.
• A 9-litre multi-purpose foam fire extinguisher on each landing is recommended.

Fire Safety Signs

• Signage is only required if the escape route is complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the common areas/ 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 common areas/ 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

• 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:
  • Monthly routine testing of the smoke detectors by use of the test button. Prompt action must be taken to correct any faults.
  • Periodical 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.

Three or Four Storey Building Converted into Self-Contained Flats

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

Escape Route

• A 30-minute protected route is required, including 30-minute fire and smoke resisting construction and full FD30S fire doors to rooms leading out on to the escape route.
• There is no requirement for fire doors within the flats, well-constructed and close-fitting conventional doors are required (especially to kitchens).
• All cupboards leading onto the means of escape should be emptied of all flammable 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.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.
• Travel distances to a point of safety and the final exit must not be excessive.

Fire Separation

• 30-minutes fire resistance between flats throughout is the ideal, but on risk assessment there may be no requirement for additional fire-resisting separation between units providing walls, floors and ceilings are of sound, traditional construction and additional compensatory detection is fitted.

Fire Detection and Alarm System

There is a requirement for a mixed system that comprises:

• Grade A: LD2 coverage in the common areas consisting of:
  • 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.
  • An interlinked mains-wired operated heat alarm in the kitchen area of each flat.
  • 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.
• Grade D: LD3 coverage in each flat consisting of:
  • A mains-wired, non-interlinked smoke alarm in the room/ lobby that opens out on to the escape route to protect the sleeping occupants of the flat. (Subject to adequate fire separation between dwellings).

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

• It is recommended good practice to provide a fire blanket in the kitchen of each dwelling.
• A 9-litre multi-purpose foam fire extinguisher on each landing is recommended.

Fire Safety Signs

• Signage is only required if the escape route is complex.

Surface Finishes and Floor Coverings

• All wall surfaces in the common areas/ 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 common areas/ 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

• 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 of the Grade A system - 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 an emergency lighting system is installed, then it should be inspected and serviced annually as in accordance with BS 5266: part 8. The service 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.

Five or Six Storey Building Converted into Self-Contained Flats

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

Escape Route

• A 30-minute protected route is required, including 30-minute fire and smoke resisting construction and full FD30S fire doors to rooms leading out on to the escape route.
• There is a requirement for FD30 fire doors (without smoke seals or door closers) within the flats.
• 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.
• The final exit doors from the property must be capable of being unlocked and opened from inside without the use of a key.
• Travel distances to a point of safety and the final exit must not be excessive.

Fire Separation

• 30-minute fire and smoke separation between units of accommodation throughout the building is required.
• 30-minute fire separation (FD30S fire door and door set) across the stairway 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 system that comprises:

• Grade A: LD2 coverage in the common areas consisting of:
  • 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.
  • An interlinked mains-wired operated heat alarm in the kitchen area of each flat.
  • 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; o 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 alert sleeping persons.
• Grade D: LD3 coverage in each flat consisting of:
  • A mains-wired, non-interlinked smoke alarm in the room/ lobby that opens out on to the escape route to protect the sleeping occupants of the flat. (Subject to adequate fire separation between dwellings).

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

• It is recommended good practice to provide a fire blanket in the kitchen of each dwelling.
• A 9-litre multi-purpose foam fire extinguisher on each landing of the common parts is required.

Fire Safety Signs

• Signage is required along the escape route at the final exits.

Management and Maintenance of Fire Safety

• 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 of the Grade A system - 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 annually as in accordance with BS 5266: part 8. The service 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.