Tom Sutton

I found a free copy of the 2007 edition don't know if that would be of any use, I believe the current edition is 2016. http://hamyarenergy.com/static/fckimages/files/NFPA/Hamyar Energy NFPA 80 - 2007.pdf

This is a UK site and we do not usually deal with North American standards and I would be surprised if anybody could help you, but you never know.

Further to AB reply check out The Regulatory Reform (Fire Safety) Order 2005 article 6 premises exempt and states, (e) an aircraft, locomotive or rolling stock, trailer or semitrailer used as a means of transport or a vehicle for which a licence is in force under the Vehicle Excise and Registration Act 1994[14] or a vehicle exempted from duty under that Act; but subject to the legislation AB said.

As the Responsible Person reviewed fire risk assessment and decided the emergency lighting needs modifying or is it just the opinion of the electrician. If it is the RP then you need to discuss it with the RP, if it is only the electrician then it sounds he/she is touting for business. There has been a revision of BS 5266.1 2016 but you do not need to upgrade to the latest standard unless necessary.

Hi Jason Keep us informed I would be interested on the outcome.

Ideally it should be sterile and any increased fire loading should be risk assessed but over the years it has been acceptable to allow low fire risk situations be allowed in protected areas. I have seen reception desks, unprotected tea rooms and automatic dispensing machines allowed so it appears it is up to the RP/ FR assessor to decide what is acceptable and what is not.

I agree with AB even better to take specialist legal advice this is not a straightforward situation and you need to provide a lot more information.

At some stage all the Owners/Freeholders decided to allow a management company to take control of the common areas usually with a service cost involved. If they do not carry out the work identified by the Fire Risk Assessment then they will be in breach of The Regulatory Reform (Fire Safety) Order 2005 and could be prosecuted. How this work will be paid for will depend on the contract agreed between the Owners/Freeholders and the management company as they are working for you. As for you fire insurance you need to speak to your insurance company but if the premises is breaking the law it would be a good excuse not to pay out, god forbid any insurance company would do this.

As you are considering a commercial premises, interlinked smoke alarms will not suffice as they are for domestic premises. (BS 5839 part 6) You need to consider a BS5839 part 1 system and I would suggest you would need at least a category M system and could be more depending on you Fire Risk Assessment.

You say the CQC class you a residential and if you mean residential care home then the premises is not a HMO it is clearly under the RR(FS)O and you have to define who the Responsible Person (RP) is. This person who has control of the premises will have a duty to implement articles 8 to 22 which includes testing and maintaining the fire alarm. I do not believe it is the Owner/Landlord it is more likely to be the Tenant/Sublet Landlord or the charity, who gives the orders. You should employ a fire risk assessor and discuss this situation face to face because he/she will need to know the full facts to give you a definitive answer.

The only certificate I am aware of is if a supplier claims a product is fire resistant the they should be able to provide a copy of a fire certificate from an approved testing station that the product will achieve what they claim. Get in touch with your supplier and ask for a copy of the certificate. Check out https://www.warringtoncertification.com/certifire/penetration-sealing/sealant.html

The owners/landlords should jointly maintain the common areas of flats or employ a management company to do it for them, usually paying an annual service fee. To add to this the common areas are subject to The Regulatory Reform (Fire Safety) Order 2005 and are required to implement articles 8 to 22 which includes conducting a fire risk assessment. This can be done by the owners/landlords or a management company but will means an extra cost in your case it looks like the owner/landlord of the rented flat has employed a management company who has to carry out their duties under the RR(FS)O. All of you need to get together and discuss the situation and resolve any disagreements.

If you are replacing a fire door it should be done using the latest standards which in this case is fitting a certificated fire door set which are the doors and frame. Check out http://www.asdma.com/pdf/BPG.pdf

It's a risk assessment situation if you think there is a high risk of people escaping by that door could be forced into the road and hit by passing traffic, then you could need a barrier but the kerbside is not your property and it would be up to the local council, therefore you would have to convince them.

In my opinion there are two pieces of legislation that apply The Regulatory Reform (Fire Safety) Order 2005 (RR(FS)O) to the common parts and the Housing Act 2004 (HA) to the whole of the premises. Under the RR(FS)O you have to decide who the Responsible Person is, because it is he/she that has to implement articles 8 to 22 of the RR(FS)O which includes testing and maintenance of the fire alarm. The appropriate section of article 3 which defines the RP states (i) the person who has control of the premises (as occupier or otherwise) in connection with the carrying on by him of a trade, business or other undertaking (for profit or not); or (ii) the owner, where the person in control of the premises does not have control in connection with the carrying on by that person of a trade, business or other undertaking. My interpretation would be the person who has control of the premises, would be the tenant also has become a landlord by subletting the house. Therefore they would be responsible for testing and maintenance of the fire alarm, but it would all depend on tenant’s agreements and the contract you have with the local council who carries out the maintenance. Because it could be a HMO bedsit then the local council housing department who will inforce the HA will have their input and for more information about the Housing Act you should contact the local council housing department who may not use the above guidance. The two enforcement authorities Fire and Rescue Service and Local Council usually have agreements who take the lead in enforcement procedures in these situations. I would also suggest you talk to your solicitor for their advice. As for the fire alarm and as it sounds likely to be a HMO bedsit the relevant British Standard would be BS 5839 part 6 which is for domestic dwellings and if the houses are three floors, then a Grade A LD2 would be required and this equates with what you have, a BS 5839 part 1 L2 system. If it is not then you need to study HOUSING – FIRE SAFETY Guidance on fire safety provisions for certain types of existing housing to decide the standard that is required.

It is you who should issue a hot work permit and include a statement stating "At least two suitable extinguishers or a hose reel are immediately available. Both the personnel undertaking the work and providing the fire watch are trained in their use." and within a 200m2 is not acceptable, it's you who have control. Check out http://safecontractor.com/getattachment/Services/Contractors/Guidance-notes/Hot-Work-Permit-Guidance-Note-SA-GN-19-(V1)-Jan-2014.pdf

Not necessarily it will depend on the adopted policy of the landlord, I would consider it a low fire risk and therefore not required to be protected by a fire resistant enclosure but it could cause an obstruction in the common area,m so I would speak to the landlord.

All dwellings are subject to the Housing Act but certain condition have to apply for them to be considered as HMO's and the local council will the arbiters of that. Check out http://www.firesafe.org.uk/houses-in-multiple-occupation/

KGB - Assuming both tenants enter the property through the same door and then go to their bedsits, then there is common area and The Regulatory Reform (Fire Safety) Order 2005 (RR(FS)O) will apply. The new owner/landlord will be the Responsible Person and therefore required to implement the RR(FS)O, making him responsible for fire safety in the bungalow. Jason T - Without further information it is difficult to give a reasonable assessment, you need to give a better description of the properties are they houses or flats, number of floors, etc? How many non family persons will be living with each family and are the premises divided into the likes of bedsits or they living like a single family? Also is the local council acting as managing agents for the owners or are they the owners?

Using Approved Document B Fire Safety (ADB) the rule is any openings (doors or windows) within 1.8 m of an external staircase has to be 30 minute fire resistance and any openable windows fixed shut. I cannot give a definitive answer on the information you provided but it appears the sash window below the landing could be 30 minutes fire resisting glazing (FRG) and any openable windows fixed shut. The other window you can escape onto the staircase from must be FRG and fixed shut. Check out https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/485420/BR_PDF_AD_B1_2013.pdf page 20.

How many non family members will be living with each family? If there are two or less then they will be classed as lodgers and are a single family dwelling, if this is not the case this is a different matter.

As I said there is no UK standard for water mist and BS 12094-3 is for gaseous systems so I can see why it has not been mentioned you could try to get EN 14972 to see if that is helpful. I far as I can see you have to apply risk assessment, is the colour that important providing the label is clear, not complicated, no chance of misunderstanding and cannot be mixed up with any other operating handles. http://www.bre.co.uk/filelibrary/water_mist.pdf

These type of doors are known as double swing doors and you can get them to a FD30s standard but they do not come cheap. Nevertheless they do have uses in various situations but as bedroom doors I do not think they are suitable because when they are opened outwards they would create an obstruction in the corridor. Also there is a health and safety situation when the doors are opened outwards it could hit somebody walking in the corridor.

I have been involved where wind pressure on one side of a building and low on the opposite side has prevented the doors on the high pressure side not to close properly. However I can see see in a well insulated room with an extractor fan or something similar, a partial vacuum could be created, preventing the closer properly closing the door, but if you open a window this will equalize the pressure and the door should shut normally.

When giving advice you can use your experience/knowledge and /or bench mark guidance/best practice and providing you are not required to justify that guidance, no problems. However I believe it is best to use bench mark guidance/best practice which in this case is BS 5306-8 which states “Use of powder extinguishers, the discharge of a powder extinguisher can cause a sudden reduction of visibility, which could temporarily jeopardize escape, rescue or other emergency action. For this reason water-based extinguishers should ideally be specified for use indoors.” If you choose to go against that guidance make should you can make a good case as there are a number of different extinguishers you could use. Check out http://www.safelincs-forum.co.uk/topic/5081-what-type-of-extinguisher-for-kitchen-and-lounge/#comment-9757