Pre-occupation Fire Risk Assessments for New Housing Developments (Flats)

[Geoff]

Hi,

I know that as the owner of the block the landlord would be considered the 'responsible person' and would be responsible for getting any FRAs produced and completed, but I know that there is a requirement for the 'consultant/contractor' to hand over the property in a fire safe condition.  My question is would that requirement also include a pre-occupation FRA or is that a specific duty of the landlord as the 'responsible person'?

Geoff

[CivvyFSO]

It is a specific duty on the responsible person. Something often misconstrued as the need for a risk assessment by the contractor/whoever is the need for "fire safety information" to be supplied to the owner under regulation 16b of the building regs. i.e. What provisions are in place, what needs maintaining, right through to a full fire safety strategy for some larger buildings.

[Geoff]

Many thanks for that, it clears up that particular issue.

Unfortunately since I posted that, I've had another issue com up where we have had requests from Building Control for copies of the Fire RA when considering the fire controls being introduced. They want to know we have considered all aspects including evacuation before allowing the build to go on.

It is the first time our Development Team have been asked for it and I've not come across it before.  Is it something new or am I blind and missed it in all the paperwork?

[kurnal]

I believe they mean a fire design strategy document not a risk assessment as such. This is produced in support of an application for Building Regs approval, and in a straightforward building that is basically compliant will be as simple as a few notes on the architects plans- statements about the design approach adopted, eg ADB or BS9999, statements on fire resistance, fire alarms etc. However if there are departures from benchmark standards then these should be justified using a fire strategy document.

Then comes the information package required under Reg 16B - for handover by the builder to the end user so they are fully aware of the fire strategy, maintenance and use of the equipment and systems, then finally on completion just prior to occupation the Responsible Person (end user)  has to carry out a fire risk assessment under the FSO 2005.

[Phoenix]

Just as a little background to kurnals comments, the published procedural guidance for Building Regulations and fire safety states:

"Although these Regulations requirements are applicable to a workplace building whilst in operation it would be useful for the designers of a building to carry out at least a preliminary fire risk assessment as part of the design process. The level of detail of this assessment will vary depending on the amount of information available to the designer and whether or not the eventual occupier of the building is known at the design stage.

1.21 If a preliminary risk assessment is produced it can be used as part of the Building Regulations submission and can assist the fire safety enforcing authority in providing advice at an early stage as to what, if any, additional provisions may be necessary when the building is first occupied. It will also assist employers the responsible person when developing the full fire risk assessment for the purposes of the Workplace Fire Regulations Fire Safety Order, and it will act as a record of the rationale behind the fire safety
design of the finished building."

This dates from 2007 and does not contradict the more detailed and accurate picture kurnal portrays of where we are today.

For some large buildings I have done a pre-opening FRA to try to make sure that the building is, at least, reasonably safe when it first opens; and then followed this, about a month after opening, with a final FRA that sees the fuller picture of the building plus how its occupants interact with it.


Stu

[Tom Sutton]

Thanks Stu another doc to add to my list, as a matter of interest, just to check is it http://www.communities.gov.uk/documents/planningandbuilding/pdf/133220.pdf and if so when are then going to produce a new one I have never seen the like, for many a year.

[Phoenix]

Yes, that's the one, tws.  Essential reading really, for anyone involved in new build, alterations, extensions or changes of use involving fire safety (i.e. material alterations under B1 to B5).

I couldn't find it when I looked online for it but I see it's still in the form with all the crossings out.  This format does, at least, allow you to see the background to the document.

Stu

[terry martin]

Thanks Stu another doc to add to my list, as a matter of interest, just to check is it http://www.communities.gov.uk/documents/planningandbuilding/pdf/133220.pdf and if so when are then going to produce a new one I have never seen the like, for many a year.

They have. I cannot find it freely on the web to provide you with a link. but should anyone want a copy of the 2007 revised edition then please email me, i will be more than happy to send you a copy.

Or, is anyone willing to provide a location for it to be freely downloaded from? there are no copyright concerns, it states;

The contents of this publication may be reproduced free of charge in any format or medium for the purposes of private
research and study or for internal circulation within an organisation.

[Tom Sutton]

Try http://www.planningportal.gov.uk/uploads/br/BR_PDFs_firesafety.pdf may be what you are looking for.

[Phoenix]

Well done for finding that tws, and thanks.

Stu