Decent homes work Fire risk assessment

[Chariot]

Hi All,
Would domestic premises that are subject to refurbishment work i.e. the fitting of new bathrooms and kitchens be subject to the requirements of the FSO?

[Cullenloon]

Not if the "domestic premises" is a premises occupied as a private dwelling,
your normal every day family home.

[wee brian]

But the Building regs could affect what you are doing.

[Mr. P]

Chariot, if you are working from home you will likely be using your kitchen/bathroom concurrent within your working hours as well as domestic. Those parts of the dwelling you use for work, as well the the method of entry/egress would require a risk assessment by virtue of the RR(FS)O (and H&S tomes). The alteration/refurbishment works you are doing to your dwelling may require building control approval if that work comes under the auspices of 'notifiable building works'.
If you are unsure about your refurb - consult your local BC office (number in phone book). Usually, kitchen/bathroom replacements will not attract the BC attention unles changes are made structurally - walls moved, access changed etc.
If you are working from home, you are likely going to be the RP.

[kurnal]

Chariot just so we can understand the situation,  are you working in your own home or, as I suspect, working on a project to upgrade kitchens and bathrooms in other peoples homes? If so is this as a part of a large project involving many such homes or individual houses on one off basis? Are the families remaining in occupation throughout the work or is the house effectively a building site for the duration?

[Chariot]

The organition for which I am an employee manages over 4,000 properties, these properties require some updating to bring them up to the decent home standard in the majority of cases tenants will remain in their home. This will involve many type of improvement.

These works will be carried out on an area basis and could have an impact on the fire safety within these areas, would the street or estate fall under the order in a similar way to say a campsite. We will have storage and welfare facilities etc.

These work are sub contracted and we will be the client as defined in the CDM regs.

We are responsible for the management of some of the external areas as well as the properties and as this is different to response maintenance and is a planned process should we have FRA's in place?

I am of the opinion that all current FRA's for our block of flats will need to be reviewed to take account of this prior to work starting as I can see increased risk of exits being blocked, escape routes being used as storage areas, hot work, doors being propped open etc.

your professional opinion on how the FSO would apply in these circumstace would be gratefully received

[kurnal]

Hi Chariot
First of all please do not treat anything you read here as professional opinion, many of us who use this internet chat room are happy to give our views freely but it is always off the top of our heads rather than considered advice. Your question is fairly wide ranging and has numerous scenarios which, if any of us was to give a professional opinion, would require careful consideration and research to reach a balanced and justifiable conclusion.

Shooting from the hip I would suggest that there are at least three scenarios here-

1- the individual private dwellings within which the contractors are working - the Fire Safety Order does not apply within the dwelling even whilst contractors are working there as the house is still occupied and therefore primarily domestic premises. The HASAWA certainly applies in respect the duty of care by employers and employees, contractors and sub contractors. Part 2 of the CDM Regulations will apply, and perhaps part 3 if the project is notifiable.  I would think that the premises are still primarily dwellings rather than a construction site.

2- The Communal Areas of the blocks of flats- the Fire Safety Order will apply, the fire risk assessment may require review due to the variations in fire risk that may arise in connection with the work as you point out. If the flats are occupied during the works the FSO and the CDM Regs relating to fire  will be enforced by the fire and rescue service. The H&SAWA, and the CDM Regulations will apply.

3-I would expect that in such a project the storage and welfare compounds will be dealt with in their own right rather than as you say taking the whole estate into account. Again an interpretation will need to be made as to whether these compounds constitute a construction site.

There is some useful information available on the HSE website but this tends to focus on construction matters and is very scant on advice in respect of the Fire Safety Order. I assume you have researched the HSE website and have a copy of the current ACOP L144.

Please do not rely on any of the above, I have put it forward hoping to prompt discussion through which many if us may benefit.