Fire Alarms in Flats

[Daren Pool]

Hi Guys, I have a customer who is a managing agent - they have had FRA's carried out at all their properties and 75% now need a 'Fire Alarm System to BS 5839'. Nice and easy so far!

Here is the problem, the Managing Agent (in their own words) has no athority to enter the individual flats and so only wants a Fire Alarm in the Common Areas...

Where do they stand and how would you get round this issue? I look forward to all your comments.

[kurnal]

Depends why they need the alarm in the common areas I guess- is the problem a weakness in compartmentation between flats and common areas or because of ancillary accommodation or other imperfections just affecting the common areas?

[messy]

It's probably because people are blindly following the useless table in the DCLG guides which advises what AFD goes where, without considering the actual situation and construction as Kurnal rightly advises.

[William 29]

The HM Government guide for sleeping accomodation does offer some advice when you look at the notes section at the bottom of the table on page 55.  i.e. if the the flats/appartment blocks are purpose built and comply with building regs or not.


Note 1:
In the case of single self contained chalet type accommodation a Grade D LD2 or 3 system may be appropriate.

Note 2:
An individual private dwelling in sheltered accommodation should have a Grade C LD 2 or 3 system but this need not be connected to the
system that covers the common areas. Where the occupants are mobility impaired to a degree that they would be at high risk in the event
of fire; or they suffer from a disability (e.g. speech impairment) that would preclude communication with the fire and rescue service, provision
of facilities for the automatic transmission of the fire alarm signal to the fire and rescue service should be considered.

Note 3:
An individual private dwelling should have a Grade D LD2 or 3 system but this need not be interconnected with the system that covers
the common areas of the building.

Note 4:
Flats and maisonettes constructed to current building regulations, will not require automatic fire detection in common areas. However,
self-contained smoke alarms will normally be fitted within each accommodation unit.

Note 5:
The outcome of your risk assessment will determine the necessary standard of AFD required, e.g. in some cases, a BS5839-116
Category L1 system may be appropriate.

[jokar]

have a look at the new consulation document for HMO's on the LACORS website.  You might find it interesting reading.

[slubberdegullion]

I would suggest that the managing agent goes back to the person who conducted the FRAs and asks them why the alarms are required.

They should also ask for clarification of what type of alarm are they asking for.  Are they suggesting that individual part 6 systems are installed in each flat, or are they suggesting that the whole building be covered with a part 1 system covering the common parts and adjoining rooms (typically flat lobbies)?

If the former then the managing agent simply has to approach the occupants and offer this provision.  It would be for the occupants' benefit and if they wanted to turn it down then so be it.  The occupants would be harming no one but themselves by turning it down.

If the latter (i.e. the part 1 system) there would have to be a good reason for recommending this and that reason should be sought from the person recommending it.  It is likely to be, as kurnal said, poor separation of the flats from the common escape route.  And if this separation is poor then the flats are likely to be considered an HMO and Environmental Health could enforce the provision of the part 1 system under the Housing Act.  If this is the case I suggest the managing agents do further research on the status of the flats.

Stu