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Independent tests by the Building Research Establishment indicate a typical 25 year life (varying by type of device) for detectors and it would be unwise to exceed this although, as long as the devices function during service tests & aren't causing false alarms, there is nothing to make this mandatory. 10 years, often stated by maintenance firms, is purely the warranty period of some manufacturers.

Would the door ever feasibly be locked when someone was inside, requiring the key to escape? If so then really it should be a thumb turn.

Find a new BCO! How many floors is it and what's the planned layout - these are the usual triggers for sprinklers in a single dwelling under Building Regulations. https://assets.publishing.service.gov.uk/media/639ae7e98fa8f5069839c7d7/Approved_Document_B__fire_safety__volume_1_-_Dwellings__2019_edition_incorporating_2020_and_2022_amendments.pdf The Fire Safety (England) Regulations are outside their jurisdiction, won't apply once a single dwelling and even whilst still flats have limited practical scope whist vacant and certainly have nothing to do with requiring sprinklers/mist https://www.gov.uk/government/publications/fire-safety-england-regulations-2022

How many floors? The appropriate guidance is here http://www.cieh.org/library/Knowledge/Housing/National_fire_safety_guidance_08.pdf

There are generally two types of Emergency Light. Maintained and Non Maintained. Maintained has a permanent mains supply, its light source is illuminated all the time. Non Maintained has a permanent mains supply but will only illuminate when the device has a power failure. Some non maintained Emergency lights can be configured as maintained. You may have purchased a Maintained light instead of non maintained light, or you may have configured it wrong.

There is no regulation that says that fire detection devices must be replaced after 10 years, and when tested so long as a device works as it should it still complies, however it is also recommended that the manufactures instructions should also be noted. In the case of your System sensor heat detector and your Honeywell smoke detector both state "They can not last forever, and we recommend replacement after 10 years" I have seen detectors that are over 10 years still work when tested. There is of course nothing to stop you paying to have them all changed any time you wish.

Hi, replaced an emergency light in my loft. Different type. LED. LN E.and plugged battery connection. Renewed the supply...light is on??? Thought it would be off, until I have power failure. Manual sheet is useless.

Hello, I am struggling to find an answer to the situation I am facing. I am converting a Victorian house, which was converted into 3 flats in 2010 back into a single family house. My budget is tight and I am hearing conflicting views about the applicability of the Fire Safety (England) Regulations 2022. These state that the Regulation applies to a building with two ore more residential units. Given that the house is currently uninhabitable due to building work and will be habitable as a single family home after the renovation, I am struggling to see how the Regulations apply. My building control person (privately appointed) is insisting they do apply and that I have to install very expensive water misters throughout the property. Please could someone point me in the right direction? Many thanks Natacha

Hi all, I recently inspected a door in a school premises. There is a dressing/changing room that is locked, only staff have a key and door is locked when school is empty. Question is, does the door require a thumb turn lock on the reverse of the door leaf or is it's current set up acceptable? Been looking for answers in regulations etc but not found anything conclusive. Thanks in advance.

This self-closer is not suitable for a fire resistant door. Read the section on door self-closing devices at this document for more information: https://www.firecode.org.uk/

I own a flat and share of freehold for a converted Victorian house (we believe 1960's conversion) with 4 flats in the main building. The common area includes a hallway with door to flat 1 (fireproof door) and flight of stairs to landing and fireproof door to flat 2, the stairs and landing to flat 3 and 4 (both fireproof too). Each flat has an interlinked wireless system with heat alarm in kitchen and an alarm linked which sits immediately outside the flat in the communal landing. We have just had FRA done and they have recommended a class A fire system and emergency lights on each floor. In communal areas there are fire escape signs indicating direction out (only one way in and out). There is also fire safety signs in each flat as well as fire blankets and extinguishers. Is this necessary to put in a class A fire system?

I don't come across this type of closer too often, but what are their pros and cons and do they pass UK certification for a FD30 door-set?

I have every sympathy with landlords who are trying to comply. It is a minefield of rules, regulations and guidance, more especially if their portfolio of property crosses jurisdictions. We have clients who own property in NI and ROI, some hold property in Scotland as well. You would imagine that if your system complied with BS5839-6 2019 A1 2020, all would be well, but I am told by the HMO enforcing authority here that you must comply with their requirements, irrespective of the British Standard. I know that you are not a HMO but whether the law requires a FRA or not, it would seem prudent to have one conducted. That way you would be better placed to decide if the existing fire safety measures are appropriate and what, if anything, needs to be addressed with respect to the FA system. Below is a chart I put together for one landlord with an expansive portfolio in NI. We have confirmed that the grade and category listed is acceptable, meeting the most onerous of either 5839-6 or NIHE HMO in terms of minimum requirements. If a property was being rewired or an opportunity arose to upgrade, I would move to Grade D1 Category LD1 for all situations that didnt need a Category A.

I am managing a HMO which has regular alarm certs. I have attached photos of the heat and smoke alarms which show no manufacturer's date or expiry. I belive these to be well beyond 10 years and should be replaced. appreciate any help

We've purchased an apartment in an apartment block that isn't a good current state. It is a duplex apartment on the 7th / 8th floor. We need to replace the very rickety spiral staircase that feels like it might fall down but I'd also like to make changes to the layout as it doesn't work in it's current state. I now know that I need to apply to the BSR rather than building control so I wondered if there were any issues with this plan before I go through the process? All bedroom doors would be FD30 and we would add hard wired smoke detectors in the bedrooms, bottom of the stairs and lounge and a heat detector in the kitchen. Any advice would be greatly appreciated.

Well the metal housing really only applies to domestic properties, presumably and primarily because of sleeping risk. This is a GF restaurant so as far as BS7671 2018 A3 is concerned, the boards could be plastic and still comply. Of course, most commercial installations use more robust equipment. Our equivalent to ADB offers no advice either way. No comment from the BC officer as yet. We all make mistakes and I would like to offer him an off ramp to maintain his integrity but also to take a lesson on board.

From what you have said here, it would seem the door was in poor condition. A fire door should completely and reliably self-close without having to be pushed, so the fact that it failed to do so would suggest that the door was in poor condition.

The fire risk assessment you have to carry out (you are responsible for legal compliance of the office whilst leasing it and employing people there, not your landlord) would not only address fire risks and required precautions in your office but also the effect of a fire in your office on the flats above. From your description it sounds like this has been looked at in the past and the fire separation deemed inadequate hence why the fire alarm in your unit is also covering the flats. In theory as the system controls and power are in your demise they are under your control for maintenance - this is the default fire safety law position - however this can be overruled by contract law - if your lease includes a service charge and that the fire alarm system in common is a service charge item then the landlord should be maintaining it. There is a legal requirement for cooperation between different Responsible Persons (which can include the landlord where they retain control over an aspect of the building) so your landlord may be breaking the law. If you have fire safety concerns then you should contact the fire service Business Fire Safety Team. If you have landlord/tenant/lease related issues you should contact an appropriate lawyer.

In a block that small 30 minutes fire resistance is usually acceptable which it sounds like it has (notional 30 minutes can be achieved by lath & plaster under timber so asbestos under timber would be better). A small shared lobby wouldn't need to have smoke control and the only requirement would be that the flat front doors were fire doors to the standard applicable at the time of conversion. Stay put would usually be acceptable, no common alarms needed. If there is a stair and landings in common it may be needed to apply the guidance used in your FRA but that only applies where the conversion doesn't give the same standard as a post 1991 build - it's possible in the smallest blocks that were converted before 1991 to still meet the standards that were introduced then. If a common alarm is required then yes it must be mains powered. Residential risk assessment is highly specialised with each case determined on it's merits and whilst there are general trends based on a properties age they aren't hard and fast.

It's nothing to do with Building Regulations which wouldn't apply to an existing building not undergoing alterations - it's a fire safety legislation issue A proper Fire Risk Assessment will determine to what standard the doors need to be - depending on the size and layout of the block older standard fire doors are fully acceptable if still in working condition. The amended Fire Safety Order includes flat front doors, windows and external structure as the responsibility of the freeholder or RMC to assess and ensure are adequate for the risk. Doors that aren't to the appropriate standard must be remediated, usually at the cost of the flat in questions owner and the freeholder/TMC is expected to ensure this is done with an expectation for them to resort to civil legal action or enforcement action via the local authority if needed.

To silence all of your smoke alarms after ascertaining there is no fire you press the test button. This should silence all smoke alarms. After 10 minutes of the silence button being pressed the detectors will "reset" As for which smoke alarm initiated the alarm condition the manual is not specific, but I would suggest you look at each smoke alarm and see which one is flashing differently.

Are they, presumably being new boards, in a non combustible housing, i.e. all metal? They certainly aren't a defined area of special fire hazard.

Good evening, I don't know if anyone can help. My daughter was at work closing up following a group session and she was making sure all doors were shut. There was an open fire door so she released the door stop at the bottom and the door started to close then stuck. She gave it a gentle push and it slammed. The hinge box came away from the door and a couple of screws fell out. This caused the hinge to bend up. She is only small 7 1/2 stone and short. She is now subjected to a disciplinary and threatened with gross misconduct. Does anyone know if this is something that happens with doors easily. They wont provide us with evidence. She has taken this so badly and I am really worried. Many thanks

Locked myself out from a shop that has a Fire exit doorat the back of the shop with push bars inside and steel/metal door outside . Left my car keys etc in shop . Is it difficult to open the door from outside do i need a specialist locksmith ?, can it be easily broken into as concerned at it being broken into ? Please assist someone

BC have asked for 60min fire doors to a cupboard that houses the sub distribution boards for a 70 seater ground floor restaurant. The boards are within the main body of the restaurant, not on a protected escape route, nor are they at the main intake position. Even if they were, I can see no valid reason for such a requirement. I see this as a BC officer over stepping his remit. Happening a lot at the moment. The thing is, clients seem to be so deferential to BC that they fail to ask for the source of demands made by officers on site. I have asked the officer to confirm by email, in other words commit to writing his demand out and identifying the regulatory source. So far, no response. This is only one small example of the disadvantages inherent in verbal communication between LABC and either clients or those on site. Most frustrating!