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Following the tragic incident of the Grenfell tower fire in London in 2017, fire safety in purpose-built flats is stricter than ever.
According to the Fire and Rescue incident statistics in England for the year ending September 2020, the Fire and Rescue Services (FRSs) attended a total of 27,797 primary dwelling fires, out of which around a quarter (26%) were in purpose-built flats.
Although fire-related incidents have significantly reduced over the past 40 years, thanks to the widespread use of fire safety equipment such as fire alarms, there is still a long way to go.
Read on to find out the best fire safety practices to manage risk and the laws governing fire safety in purpose-built flats:
FIRE SAFETY LEGISLATION FOR PURPOSE-BUILT FLATS
There are certain legal requirements that a property must adhere to in order to be compliant with the fire safety laws in the UK.
During the design and construction phase of purpose-built flats, the Building Regulations make requirements for fire safety measures such as fire exits and escape routes and apply to new building work such as the erection of a new block of flats or an extension of an existing block.
After the block is occupied, the control is transferred to the Housing Act 2004 and the Regulatory Reform (Fire Safety) Order (FSO) 2005.
The Housing Act 2004 makes requirements regarding the safety and overall condition of both individual flats within a block and the common parts of that block.
The condition is assessed using the Housing Health and Safety Rating System (HHSRS) specified in the Act that identifies potential hazards and concludes whether the risk to people is acceptable or not.
The FSO applies to the common parts of purpose-built flats, instead of individual flats, as well as workplaces within the block of flats, and puts the responsibility of fire safety on the ‘responsible person’.
The responsible person is anyone having control of the premises and is commonly a company or organisation instead of a named individual.
As the responsible person you must:
- Conduct a thorough risk assessment of the building and regularly review it,
- Inform the occupants or their representatives about the identified risks,
- Set up and regularly maintain appropriate fire safety measures, and
- Plan for an emergency and provide the occupants with fire safety instruction and training.
FIRE RISK ASSESSMENT
A fire risk assessment (FRA) is a requirement under the FSO, the purpose of which is to evaluate the extent of the risk and to enable the responsible person to determine the required safety measures.
It is the foundation for fire safety in purpose-built flats and helps ensure that the chances of a fire occurring are minimised.
In summary, an FRA must include:
- Identifying the potential hazards and evaluating their extent,
- Identifying those at risk,
- Taking measures to reduce the risk of fires in purpose-built flats,
- Preparing an action plan including escape routes and fire safety equipment, and
- Mitigating the effects of the fire.
Four different types of FRAs can be carried out for purpose-built flats depending on the extent to which the building is inspected. They include:
- Type 1 – Common parts only (non-destructive)
- Type 2 – Common parts only (destructive)
- Type 3 – Common parts and flats (non-destructive)
- Type 4 – Common parts and flats (destructive)
There is no single right or wrong way to carry out a fire risk assessment. What matters is that the scope is appropriate and relevant to the nature of the premises.
Also, there is no legal requirement for the FRA to be carried out by a specialist. As a matter of fact, it may be advantageous for the landlord or responsible person to carry it out to better understand the risks and fire safety measures to take.
PREVENTING FIRES IN PURPOSE-BUILT FLATS
Prevention is better than cure and the importance of taking preventative measures to minimise the risk of fires cannot be stressed enough.
Controlling common hazards to prevent fires within the common parts of the flats include:
Smoking
Smoking is not only a health hazard but can also be a serious safety hazard since it accounts for a huge number of fires in the UK.
By law, smoking is not allowed in the common parts of a purpose-built flat but there remains the need to stay vigilant since some people still smoke in areas where the law prohibits it and try to conceal their actions, often resulting in an increased risk.
Make sure there are clear signs that indicate that the area is a no-smoking one and that the receptacles provided for waste disposal for smokers is emptied regularly.
Arson
Deliberate fires are caused to inflict harm or may be a result of anti-social behaviour such as setting fire to rubbish and igniting flammable liquid.
Whatever the case, basic security measures can be very effective in counterfeiting the issue such as the use of CCTV cameras, good physical security, and supporting initiatives to address anti-social behaviour.
Good housekeeping
Good housekeeping is a fundamental part of fire safety and it not only reduces the potential for accidental fires but also significantly reduces deliberate fires.
It involves proper storage of flammable materials, ensuring that waste disposal is properly handled, and that all fire exits and evacuation routes remain available at all times, as well as removing any obstructions.
Electrical hazards
Faulty wiring and installations can pose a serious threat to safety and, if left unchecked, they may cause sparks in the wires leading to electrical fires.
Periodic electrical inspections must be conducted to rule out any such risks and stop residents from overloading the sockets and running extension leads.
FIRE PROTECTION IN PURPOSE-BUILT FLATS
Every purpose-built flat must have a fire safety system in place, regardless of how strictly it adheres to the preventative measures.
A little negligence on your part may result in damages to both life and property, which is why it is always best to be prepared to deal with such emergencies and know the best course of action to minimise danger.
Evacuation plans, fire drills, and fire exits are an integral part of fire safety since they are what help occupants of a building reach to safety in the event of a fire.
A ‘stay put’ policy is usually applied to purpose-built flats which states that residents not in an area directly affected by the fire should stay put inside their flats with the doors and windows shut.
However, some buildings are considered inadequate for the ‘stay put’ policy, unless it can be proven that their construction is up to the mark.
Simultaneous evacuation is the alternative to the ‘stay put’ policy and involves evacuating all the residents of the flats together. It makes use of a fire detection and alarm system to alert everyone in the building of the danger.
There must be adequate illumination and the usage of emergency lights to be able to see the escape routes properly and evacuate safely.
Fire exit signs must be clearly displayed and the fire warden must assist the residents towards the nearest and safest route, especially people who need help such as children and those with disabilities.
Fire-fighting equipment such as fire extinguishers must be checked to ensure that they are clearly signed and in the right place, positioned above floor level.
All the manual call points must be visible and clearly indicated by a sign and an emergency fire action notice.
FIRE ALARM SYSTEMS
Early detection and warning of a fire can make all the difference in allowing the residents to safely evacuate the building.
Fire detection systems and alarms have played an integral part in cutting down the number of casualties in purpose-built flats and using them remain to be one of the best fire safety practices.
According to the UK fire alarm regulations, someone competent and reliable must be chosen to install a fire alarm in a purpose-built flat.
They must understand the various types of fire alarm systems and be familiar with all the different models, identify which grade and category of the system are required, and have good knowledge of the British Standard BS 5839.
There are three categories of fire alarms for purpose-built flats that include:
- Category M: The M here stands for “Manual” and it constitutes all manual fire alarms where the alarm must be triggered by someone manually, for example, someone using an activation/call point to sound the alarm. These systems are fairly simple, not automated, and rely on humans to detect the fire and trigger the alarm.
- Category L: The L here stands for “Life protection”, comprising of fire alarm systems geared towards protecting life. There are 5 levels in this category, L1–L5, with L1 offering the highest level of protection and early fire detection, and L5 offering enough to fulfil the basic safety requirements.
- Category P: The P here stands for “Property”, comprising of fire alarm systems geared towards protecting property. There are two levels, P1 and P2, with P1 providing complete fire protection at the earliest possible sign and P2 with detectors for certain defined parts of a building.
The systems may also incorporate signalling equipment that sends an instant alert to the fire rescue services via a monitoring centre.
Fire alarm maintenance is just as important as the proper installation of the system and must be undertaken with responsibility since a faulty fire alarm can result in false alarms or, in a worst-case scenario, prevent it from triggering at all in the event of a fire.
Maintenance checks are undertaken by the users of the system, including the fire wardens, and are carried out weekly or monthly depending on the type of tests being carried out.
The weekly tests carried out by the user aim to ensure that all the devices and components of the fire alarm system are working effectively, that there is no issue with the signals being received by the control panel, and every person in the building can hear the alarm.
Monthly tests by the users include checking the backup power systems such as the batteries and generators to ensure uninterrupted power supply.
The results of both the tests, including the location of each device being tested, are recorded into a system logbook and any faults are reported and rectified immediately.
During a professional maintenance check, which is carried out a minimum of two times each year, a trained engineer follows a fire alarm maintenance checklist and inspects the logbook for all reported incidents, carries out a visual inspection of the building and the system for any obvious signs of damage and deterioration, and conducts a thorough inspection of all the devices and components.
CONTACT CALDER SECURITY
At Calder Security, we offer you a comprehensive solution for all your fire safety needs and guarantee the best service in all of Yorkshire and beyond. Our services include:
The proper installation of a fire alarm system is just as important as the quality of the system itself. It is a complex task requiring expertise in the field.
We understand that every property is different and the specification of the system depends on several factors including the type of purpose-built flat and the number of floors and residents.
We can help you cut through all that and advise you on the best fire detection system for your property that complies with British Standards, HSE, Building Regulations, and Fire Officer Guidelines.
We install only high-quality equipment from our trusted suppliers and all our systems comply with business insurance terms.
It is not enough to simply have a fire alarm system installed on your property. The law states that it must be maintained properly and, depending on many factors, this can be anything up to 3 times per year.
We understand fire regulations and provide professional maintenance checks and reminders for when the checks are due to help you stay compliant with the law.
We also offer maintenance contracts that ensure the system will be looked after and all its servicing needs will be taken care of, leaving you, the owner and user, carefree and at ease.
Fast response to an activated fire alarm can make all the difference in minimising risk to life and property, and fire alarm monitoring does that by adding an extra layer of safety to the system.
Knowing that experts at an Alarm Receiving Centre (ARC) are looking out for your safety and taking the necessary steps to ensure that safety remains intact in the event of a fire is a very reassuring thought.
We offer various levels of monitoring via a 24-hour monitoring centre using Dualcom and BT Redcare signalling, which is the most secure alarm monitoring system and the largest supplier of intelligent alarm signalling services in the UK.
Fire alarm monitoring does not only significantly minimise the seriousness of the situation through fast action, but also reduces your insurance premiums.
As per the law, if a fire alarm system becomes faulty, it is mandatory to get it repaired quickly and professionally. The inability to do so can leave you, your property, and all of its assets in a vulnerable state.
A faulty fire alarm can result in false alarms or, in a worst-case scenario, prevent it from triggering at all in the event of a fire.
Our engineers are highly skilled and can restore your system to full working order in one visit. We offer a 24-hour call-out service for customers and can also repair fire alarms not installed by us thanks to our extensive knowledge and experience.
Contact us here or call us today free on 0800 612 9799 to talk to our experts right away!
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