Fire Doors

[sallyw]

We have employed some consultants to carry out fire risk assessments in several premises we are looking to lease.  The problem is they have identified fire doors which do not have intumescent strips in place.  The premises will be general retail units with just the ground floor occupied and the fire doors are in the upper un used spaces.  I'm really after advice as to whether these need upgrading immediately on acquiring the lease or whether this is not an essential works and could be carried out during the re-fitting scheme that would be taking place within the second half of the year.  THanks in advance.

[jokar]

New fire doors would meet the existing standard of BS 476 part 22 which would include intumescent strips and smoke seal whilst older doors wouldhave met the BS 476 of their day with 25mm stops.  Most assessors will recommend the upgrad as it affords better protection.  Your action plan following the assessment wil determine when it would be best to carry out the upgrade.  Ask the assessor if they think the existing doors will deem to satisfy at this time and timetable the upgrade to coincide with the refit.  The other point is cost and that would depend on whether under the terms of the lease the work should be done by yourselves or the owners?

[kurnal]

Hi Sally and welcome to the forum.
I suppose the best advice must be to ask the assessors who have seen the building and made the recommendation.
Ask them whether it was a recommendation made for reasons of life safety - possibly not if that part of the building is unoccupied- or alternatively property protection or business continuity reasons.

If the recommendation was for life safety reasons then this should be the first priority, but in terms of how urgent it is it really depends on the circumstances- where the doors are, who or what they are protecting, and whether they are a particular hazard without seals.

Most of us nowadays recommend seals on all fire resisting doors- they are easy to fit,  and are considered best  practice. But if the door was well fitted and in good condition with no warping and close fitting to the frame- maximum 3mm gaps- then then its still likely to perform its role well.

[Mr. P]

Should the assessor have clarified any recommendations?  Personnally, I would not make comment on smething being required without justifying.

[Midland Retty]

Should the assessor have clarified any recommendations?  Personnally, I would not make comment on smething being required without justifying.

Yes damn good point!

As everyone has said - probably best to fire the question back at the assessor for what reasoning was made behind the recommendation.

[sallyw]

THankyou all for your help with this.  I've gone back to them for clarification so hopefully I will get some explanations on their recommendations.