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Jamesputman  
#1 Posted : 20 May 2010 20:58:42(UTC)
Rank: Forum user
Jamesputman

Hi All, I would appreciate feedback on the following: When I carrying out risk assessments in residential common areas (most commonly at blocks of self contained flats & houses converted into self contained flats), I recommend that the common areas (serving as the escape routes) should not be used for excessive storage of combustible items, i.e. personal items stored on the stairwell landings or electrical intake cupboards etc. However, I am unclear as to the extent to which the managing agents for these blocks can go to in ensuring that these areas are kept clear? Is it permissable for the agents to remove items from the common areas, in view of the fire risk, if they have contacted the residents/displayed signs to warn them of the fire risk posed by the stored items, to no avail? Is it acceptable to include a clause in the tenancy agreement stating that combustible items stored within the common areas will be removed by the management? Any feedback would be appreciated.
firesafety101  
#2 Posted : 20 May 2010 21:06:12(UTC)
Rank: Super forum user
firesafety101

I'm not sure this is your problem as a fire risk assessor, but if you are employed by the responsible person then it may have been passed on to you? Such areas should be kept clear of anything combustible or flammable with no allowances. If these areas are the means of escape then make it a firm rule. I don't think there needs to be a clause in any agreement it is set out in the rrfso, and is the Responsible Person's duty. Just tell all concerned to remove their belongings from the area or put them on ebay with the money raised going to the Fire Fighters Charity.
bleve  
#3 Posted : 20 May 2010 21:10:25(UTC)
Rank: Super forum user
bleve

Makes life easier if it is written into a contract though. Another issue can be where weekly or fortnightly waste colections take place particularly where recyclable materials and plastic bins are left for colection in communal areas. The Heat Release Rate may suprise some fire risk assessors.
David Bannister  
#4 Posted : 21 May 2010 09:59:10(UTC)
Rank: Super forum user
David Bannister

I have done some work with a few housing associtions, each of which as a clear policy, communicated to the residents, on the storage of "stuff" on escape routes and common areas. It will be removed and any costs passed back to the offender. Of course it doesn't always work and occasionally beds or fridges will appear with no obvious source, sometimes in the middle of the courtyard in a 5-storey block!
Jane Blunt  
#5 Posted : 21 May 2010 10:45:47(UTC)
Rank: Super forum user
Jane Blunt

Bleve is right - the heat release rate can be mind boggling. A bed on fire could have a heat release rate in megawatts in a very short space of time!
Adrian Watson  
#6 Posted : 21 May 2010 14:07:28(UTC)
Rank: Forum user
Adrian Watson

Jamesputman wrote:
Hi All, I would appreciate feedback on the following: Is it permissable for the agents to remove items from the common areas, in view of the fire risk, if they have contacted the residents/displayed signs to warn them of the fire risk posed by the stored items, to no avail? Is it acceptable to include a clause in the tenancy agreement stating that combustible items stored within the common areas will be removed by the management?
There are two problems here; he first if if you remove goods without lawful permission you are in danger of committing theft. Secondly, the unless it is social housing, the managing agent for the free-hold is usually not the letting agent. Consequently, they cannot put something into the tenancy agreement. Regards Adrian
John K  
#7 Posted : 22 May 2010 19:35:03(UTC)
Rank: Forum user
John K

With regards to removing the property from the escape routes, you don't have to worry about theft unless there is an element of dishonesty and an intention to permanently deprive the owner of the property. So a note left at the scene to let the owner know what has happened to the property and an audit trail for the items removed, you have nothing to worry about it in respect of a criminal action. Hope that helps, Regards, John
firesafety101  
#8 Posted : 22 May 2010 20:38:59(UTC)
Rank: Super forum user
firesafety101

John, that sounds like the way to go, a common sense approach to health and safety.
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