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Posted By James Williams
Hello!
I have a few questions on Residential Fire Safety Risk Assessments, but first some background information. As residents we manage our own development of thirty six flats in 5 blocks - it is a new development having been built in 2001. Each block of eight flats has only one communal staircase and entrance and has an AOV system linked to a smoke detector in each flat. We do not have any other fire safety systems in place.
1. Are we required to install a new fire safety system to bring the building up to the new fire safety standards and code?
2. Where can I find more information as to the requirements of residential properties, in particular block of flats?
3. Is it recommended to commission an independent fire safety risk assessment by a professional assessor, if so, how much would one likely to cost and is it possible to fins somebody who specialises in residential blocks?
4. Is there a course that I could attend that would address the issues of fire safety/risk assessment in residential blocks?
Any advice would be greatly appreciated.
Many thanks.
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Rank: Guest
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Posted By Phillip
1. No you have to do a risk assessment to ensure the premises are safe. It would be useful to do a gap analysis between as built and most recent codes - improvements do not have to be to the most recent prescribed codes but may be fire engineering based.
2. Guidance notes for the new fire reform order can be downloaded for free at the DLCG website
3.
No - just needs to be a competent person. As to the cost you may have just started a bidding war!
4. I would check out the Fire Protection Association website - they run some useful courses.
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Posted By Ashley Wood
The last mail was spot on. You mention that you have detectors in the flats, do you have them in the stairways and landings? I have assessed hundreds of this type of property for housing associations etc and they are all pretty much the same requirements i.e Detection to protect the escape routes, emergency lighting to illuminate the route, final exit, changes in direction etc, signs to guide escapees, fire action notice on each floor. fire extinguishers are a debatable item. Although the RRO asks for them most fire services do not like to see them as they encourage people to remain in the building and put them selves at risk. So I advise my customers that if there is a chance that the extinguisher may be used by an untrained person, used as a weapon, used to gain entry into a property, do not install them. You must however put the reason why on your risk assessment.
Remember, the RR(FS)O does not include the private dwellings it only covers the communal parts, so it is only these areas you assess. Whilst it would be nice to have your business you should be able to do this assessment from the government guides rather than spend money.
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Posted By jackw.
Hi, Having just taken over responsibility for a large LA housing department I am curious as to what guidance and thus standard should be applied in communal areas in flated dwellings in general and in complexes used as homeless accommodation, sheltered accommodation for elderly etc. As these are registered as supported living and not under care. The guidance for care homes would not appear to fit. However as there is a sleeping risk and the client group can have many issues, alcohol/drug problems which may increase the fire risk and decrease their ability to get out of the property during an emergency. I can't find anything specific. Has anyone used specific guidance for these properties if so which? Re the fire risk assessments if you don't feel you can carry these out on your own ask your insurers they will wish to carryout fire risk assessments as part of their risk assessment re cost of insurance. You could accompany them thus get some idea of what tom look for etc.
Cheers
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