Tom Sutton

We now have one standard for safety signs which includes fire safety and fire exit signs and it is an International (ISO) European (EN) and British (BS) Standard, BS EN ISO 7010:2012. It is envisaged The Health and Safety (Safety Signs and Signals) Regulations will be amended soon and the new signs will become law and the so called euro-sign will be no more. It appears anybody with BS 5499 pt 4 signs will conform to the new standard.

It could be an HMO and will also be subject to the The Regulatory Reform (Fire Safety) Order 2005 the guidance is http://www.lacors.gov.uk/lacors/NewsArticleDetails.aspx?id=19844 check out http://www.firesafe.org.uk/small-premises-providing-sleeping-accommodation/

You are subject to the Regulatory Reform (Fire Safety) Order 2005 and the guidance is https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/14888/fsra-small-medium-assembly.pdf check out http://www.firesafe.org.uk/regulatory-reform-fire-safety-order-2005/ and http://www.firesafe.org.uk/fire-risk-assessment/ If the procedure appears too complicated you could consider http://www.safelincs.co.uk/onsite-fire-risk-assessment/

In light of green-foam's submission I did further research and found green break glass override boxes are subject to BS 7272 part 4 2007 and 12.2.4 states that the height should be 1.2 m from the floor level and be within 2 m of the associated door. There are other conditions but you need to check the British standard for the full details. Sorry for my previous submissions.

I agree, I didn't say it was covered by the British standard but I think it is reasonable to use the same guidance.

According to the British standard, Manual call points should be fixed at a height of 1.4 m above finished floor level, at easily accessible, well-illuminated and conspicuous positions free from potential obstruction. They should be sited against a contrasting background to assist in easy recognition. A lower mounting height is acceptable in circumstances where there is a high likelihood that the first person to raise an alarm of fire will be a wheelchair user. Consequentially I would consider a similar rule for green break glass override boxes.

Hi Harry I thought the low conductivity of de-ionized water would be to do with the electric safety of the extinguisher but I do agree the small droplets are the main reason the current doesn't backtrack. However what I was was trying to convey was in the UK, they do not have a class for electricity because the way to tackle a fire involving electricity is to isolate the supply, which if modern standards apply in the home with RCD and miniature circuit breakers this will be automatic, and use the appropriate extinguisher usually class A. Also in most cases you should never extinguish a gas fires, again isolate the gas supple then use the appropriate extinguisher this is to avoid explosions. Tom

De-ionized or distilled water is purified water which has a low conductivity which is necessary because of the claim it can be used on a fire involving electricity. But as the method to tackling a fire involving electricity is to isolate the electricity supple first then maybe it is not necessary, other than if you are tackling a fire close to an electricity supply and you accident direct the nozzle on the live contacts. Incidentally when tackling an electricity fire you should isolate the electricity supply this is why there is no class for electricity, isolating the gas supply is also how to tackle gas fires. http://en.wikipedia.org/wiki/Purified_water

All automatic ventilating systems have a manual override, in case the automatic fails to work, so I cannot see why the Louvre Window on the first floor cannot be opened other than when the fire alarm operates. You are correct about a back-draught and the Lodge-Manager's argument doesn't make sense the more ventilation the better. I cannot comment on the design of your system but you need high and low ventilation for a stack effect to work and the skylight could be the high(output) and the first floor the low(input).

Is that a picture of your garage is it Micheal? :D

I cannot see why not there is plenty of intumescent materials available to infill, like paste which would appear to be ideal. Contact one of the companies that specialise in intumescent products.

I cannot see any fire safety reasons why these automatic ventilation windows cannot be opened for normal use. You need to get a full explanation why and who is prohibiting their use. When they talk about back draught is this in the fire service terminology? It could be that all the tenants are not of the same mind on whether the windows should open, one opens,one closes, which could result in damage to the system? You need a full detailed explaination.

I am not aware of any British standard for waste bins but providing they are constructed of steel with a close fitting lid and emptied at the end of the working day then that should be considered satisfactory. I would also be careful on the location of these bins so to ensure if they should ignite due to spontaneous heating then ensure they cannot ignite adjacent materials and have an appropriate extinguisher close by.

The appropriate British standard is BS 5867 parts 1+ 2 - 2008 and check for a spray that when sprayed meets those standards.

When you recovered the suite there should have been a permanent label attached and you should have left it fixed to the suite. When you recovered the suite you should have used match resistant material which should have met the requirements of the original permanent label. You cannot now fix a permanent label because you would need all the details of the first supplier. Check out FIRA at http://www.fira.co.uk/publications/flammability-guides for the domestic guide and contact them for more expert advice. http://www.firesafe.org.uk/furniture-and-furnishings-fire-safety-regulations-19881989-and-1993/

I cannot see why not, providing it doesn't interfere with the door opening to its fullest extent.

Thanks green-foam well explained but I do not understand why the programming needs sounders, during a test, to operate for more than a very limited time. It seems the landlords need to talk to the fire alarm engineers to reprogram the system. PS At the moment it doesn't conform to BS 5839 -1:2002 + A2:2008 section 44.2. e) The duration for which any fire alarm signal is given (other than solely at control and indicating equipment) at the time of the weekly test by the user should not normally exceed one minute, so that, in the event of a fire at the time of the weekly test, occupants will be warned by the prolonged operation of the fire alarm devices.

As far as I remember the weekly test was one man on the control indication equipment (CIE) and another operates a manual call point (MCP) using test key, the alarm was allowed to operate for about 15/20 secs, and the man on the CIE silenced the system then reset the alarm. A check was taken to ensure everybody heard the alarm and next week a different MCP was used. What is happening in your premises I am not sure?

Check out HSG 168 (free download) page 31 it may help. http://books.hse.gov.uk/hse/public/saleproduct.jsf?catalogueCode=9780717663453

The first question who pays, well that is up to the leashold agreement you have with your landlord and you need to study it carefully. The fire safety order hasn't changed recently but a great deal of recommendations do change regularly because, British Standards change. BS 9999 now requires limiting the amount of cold smoke percolating through the threshold gap of a fire door, which in the past wasn't considered. I am assuming the premises have been subject to a new fire risk assessment and the fire risk assessor considers the gap excessive and there need to be cold smoke seals fitted. Being considered a Hotel or B&B is incorrect and the guidance for your premises is ‘Fire safety risk assessments - sleeping accommodation’

Maintained or non-maintained is the principal consideration, which is decided by the use of the premises. Maintained emergency luminaire is a luminaire in which the emergency lighting lamps are on at all times. Maintained mode is generally used in places of assembly such as theatres, cinemas, clubs and halls; the full list is contained in BS 5266. The lights are typically dimmed when these premises are occupied and the emergency escape lighting prevents total darkness. Non-maintained emergency luminaire is a luminaire whose emergency lamps only come on when the power supply to the normal lighting fails. Non-maintained is the typical mode in a workplace, office, factory or similar environment in which artificial lighting is normally deployed while the premises are occupied. External door lighting will depend on the level of lighting at these locations during the hours of darkness. If your employee and relevant person are put at risk due to the level of lighting then you need it. http://www.firesafe.org.uk/emergency-lighting/

There are arguments on both sides and it usually depends on your fire evacuation procedure, fire strategy, number of employees and costs should be considered. If your fire marshals are able to deal with fires in their initial stages quickly and sufficient deputies are available then it could be a satisfactory solution. The final decision belongs to the Responsible Person and the RP needs to consider it carefully.

BS ISO 3864 part 1 2011 has replaced BS 5499 part 1 2002 which has been withdrawn. BS ISO 3864 part 3 2012 has replaced BS 5499 part 6 2002 which has been withdrawn. BS ISO 3864 part 4 2011 has replaced BS 5499 part 2 1986 which has been withdrawn. BS ISO 7010 part 3 2011 has replaced BS 5499 part 5 2002 which has been withdrawn. BS 5499 part 4 and BS 5499 part 10 is still current which I am afraid makes things somewhat complicated. I cannot find any reference to supplementary text sign other than they should be used to assist the understanding of the graphic signs. In BS ISO 16069 2004 and BS 5499 part 4 shows examples using all uppercase and also the first letter uppercase and the remainder lower case but no specification anywhere. We need an expert like Jim Creak of Means of Escape journal to help us but as far as I can see and in light of what Harry said I would go for the first letter capital and the remainder lower case.

Sorry Harry and Ray, I stand corrected I checked out the website instead of the British Standard. The ISO doesn't help and it appears BS 5499 part 1 2002 has been withdrawn, some research is needed but Harry is correct.

Some local authorities provide grants for fire precautions in Houses Multiple Occupation's for up to 50%of the cost of works but with the present economical situation I suspect even those do not now exist. I am afraid there is no help for other premises subject to the The Regulatory Reform (Fire Safety) Order 2005 and like all other premises you will have to fund it from your own resources. You need a good Fire Risk Assessment first before wasting money on things that might not be sufficient or conversely might not be needed. The most worrying thing is you seem to plan using using the premises despite the lack of General Fire Precautions in the premises which would be illegal and morally wrong, therefore I would suggest you conduct a FRA before using the premises.