Application of RRO to private accommodation

[William 29]

Personally I just can’t see how the fire authority could use the argument that an FRA is not suitable and sufficient when the FRA relates to the common parts only as access could not be gained to private accommodation.  The sending of letters to occupants asking for permission for entry and then going down the court route to gain entry is a non starter as far as I’m concerned.

I believe all an owner (responsible person) needs to do is show due diligence and demonstrate that all practical measures have been taken as detailed in Article 33.

Any FRA in such premises should have a section detailing the limitations and scope of the FRA i.e. areas not accessed, in this case the private accommodation and include a general statement such as below with a view to giving specific details for each individual premises.

"In any building there will be elements of structure or design features that may have been obscured by the fabric of the building e.g. enclosed by plasterboard, flooring etc. Therefore, it may not have been possible to comprehensively survey such features at the time of the assessment.

Whether or not a full plan history or an audit trail of alterations, extensions, internal re-configurations or other works are available it may never be possible to fully assess a buildings framework/structure without invasive investigations e.g. removal of plaster, the lifting of floorboards or the breaking open of voids all of which are outside the principles of the Fire Safety Order and terms and conditions of the fire risk assessment."

[CivvyFSO]

I don't think that the FR between individual flats is the remit of the RRFSO as it doesn't pass through something I would consider to be a common area, but the FR between the flats and the corridor is certainly of great importance. (

The order says that there must be measures in place to reduce the risk of the spread of fire. If you are not ensuring these measures are in place, then how are you able to say that it complies with the order. Remember that the significant findings include measures that have been or need to be taken. If you are not checking these measures, then your fire risk assessment is not complete. Kinda like saying you will MOT a car, but because it is a bit difficult to lift that car up off its wheels you won't be checking the steering.

[xan]

I don't think that the FR between individual flats is the remit of the RRFSO as it doesn't pass through something I would consider to be a common area, but the FR between the flats and the corridor is certainly of great importance. (

The order says that there must be measures in place to reduce the risk of the spread of fire. If you are not ensuring these measures are in place, then how are you able to say that it complies with the order. Remember that the significant findings include measures that have been or need to be taken. If you are not checking these measures, then your fire risk assessment is not complete. Kinda like saying you will MOT a car, but because it is a bit difficult to lift that car up off its wheels you won't be checking the steering.

another scenario-small single stair building (no more than two flats per floor) with no stair lobby-because each flat has an internal protected entrance hall.One occupier decides to carry out unauthorised work and makes his flat open plan by removing said entrance hall&other internal walls, discoverd some years later so BCO not interested.

[jayjay]

There are some guides and protocol standards on the LACORs web site that give guidance on enforcement within residential premises and HMOs

the link is

http://www.lacors.gov.uk/lacors/search.aspx?N=6%2032%2041%2053%2010024&Ne=10000&Ns=DOC_PUBLISHED&Nso=1&id=&tl=&prev=6+32+41+53+10000

The Local Housing authority and Fire authoritys should be working to the protocol.