Domestic Sprinklers in HMO

[guest49]

I have and HMO in Scotland where the local inspector has stated that I must install a domestic sprinkler system. I have already fitted a fire alarm system, fire doors and fire extinguishers. Can he make me do this and under what legislation does he have the authority to do this?.

[guest inspector]

I can only assume that the inspector concerned is a local authority official who has had the responsiblity placed upon them by virtue of the registration process. If so then the licensing authority have the last say in what they require to meet the accepted standards, if that is a sprinkler system then so be it.

You might want to ask for clarification as to the reasons for the requirement, I am sure they would oblige.

[Ray Smith]

They have started to make it mandatory for sprinklers in HMO,s particularly in top floor flats in Edinburgh.
The case is that some of the tenament buildings have now acces at the rear and are to high for a ladder to reach. Most of the bedrooms are at the rear with no access for escape during a fire.

[Big A]

Can anyone tell me whether or not there are any plans to make sprinklers compulsory for HMOs?
and opinions on accepting sprinklers in lieu of 'adequate' fire resistance of walls,ceilings and floors or in lieu of passive protection to escape routes.

[colin todd]

I do not think there are such plans, but it must be a sort of truism that AS would compensate for reduced passive protection in terms of the period of FR appropriate.

[wee brian]

Using res sprinks as a trade off against passive FP can be dodgy.

A standard instalation may only have a 10 minute water supply. OK for the people in the flat where the fire starts but what about the rest of the building?

As for sprinks Vs protected routes (inside a flat) this is a bit more complicated. They both do good things but one can't really replace the other. If there was an unlimited supply of resources then having both would be best.

My mate Ian G will tell you that sprinklers can be traded off against protected routes but I'm not convinced.

[colin todd]

Brian, Note that I said only in terms of fire resistance, but not in terms of an FR barrier. Note also that we are talking HMOs, where the AFD will ensure that the others have gone. Purpose built flats might be a different kettle of fish, and a trade off with the FR that separates occupancies might not be possible for the reasons you give.