Tom Sutton

There is a comment in BS 7273 but you may need BS EN 1155:1997 Building hardware. Electrically powered hold-open devices for swing doors. Requirements and test methods, which says, "Upon the removal of of the electric supply and when the applied voltage is reduced to 10% of the rated supply voltage the device shall release and allow the door to close under the control of the door closing device. The hold open device shall release within 3 s of the supply being disconnected." I hope this is what you are looking for but do understand I am no expert on fire alarms and treat this information with caution.

It is not necessarily a HMO, but even so, it is most probably is subject to The Regulatory Reform (Fire Safety) Order 2005, and consequently you could contact the enforcing authority (local Fire and Rescue Service) or the agent and give him time to sort the place out. As it sounds dangerous, you possible should contact the FRS immediately and then the agent if you choose. Check out http://www.firesafe.org.uk/uk-fire-rescue-services-details/ .

The Regulatory Reform (Fire Safety) Order 2005 article 13 says a fire alarm is required when necessary and taking into account what you are proposing, would it be necessary, I think not, for a definitive answer you would need to contact a solicitor. What you are proposing is Staff alarms, voice evacuation systems and public address systems that are used in national guidance for large places of assembly, although it will not fully meet the requirements of that guidance. Providing adequate training of the stewards in human response and immediate closure of the bar are also necessary to the plan. Rapid response and well initiated evacuation is vital and the role of the entertainers is important, good communications needed and predetermined messages. Stewards should draw persons to the exits whilst others sweep them out, also toilets need to be checked. However this is a temporary situation and the owners should review their alarm arrangement in accordance with national guidance for large places of assembly. Check out https://www.gov.uk/government/publications/fire-safety-risk-assessment-large-places-of-assembly . Thank you Kurnal

True but our hands are tied until the government get there finger out.

Not necessary, providing you have a fire marshall or marshalls who will sweep the premises, if the fire alarm is initiated, to ensure the premises is empty and everybody is safe.

You have a protected escape route and an escape route and it will depend on travel distance/time which you require. If it is a protected escape route all doors opening into that route are required to be fire and smoke resisting if it is an escape route then standard doors are acceptable. In a multi storey building staircases are usually protected escape route which may include a lobby which has to be protected. Depending on travel distance/time, part of corridors may have to be protected but it all depends on the layout of the premises.

I am not aware of any, to achieve this you would need a bar wide enough to accommodate the wording which I would think is unlikely.

Approved Document B Fire Safety Vol 2 states for up to 60 persons the minimum width of escape route is 750mm so if you can achieve this with the chair folded then it should be acceptable. Check out http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partb/bcapproveddocumentsb/ for more information.

Keys in glass fronted boxes are not acceptable and there are many alternatives available. Check out http://www.firesafe.org.uk/security-and-fire-safety/.

Without a review of the Fire Risk Assessment there is no way of knowing if the premises is acceptable but as an alternative was considered for the 1st and 2nd floors it looks like the premises are not acceptable and the enforcing authority (local Fire & Rescue Service) should be informed.

The office should have had a Fire Risk Assessment and it will indicate if any fire safety requirements are outstanding. It also shows that the premises conforms to The Regulatory Reform (Fire Safety) Order 2005 and you will be required to conduct a FRA as well when you occupy the premises. You will need to read the tenant's agreement and the RR(FS)O very carefully, so you will know which aspects of the fire safety provision you are responsible for and which the owner is responsible.

Further to my reply I should have asked your location because my reply only applies to England & Wales because the legislation in Scotland and Northern Ireland differs slightly.

BS7273-4 controls the activation of hold open devices which means if the fire alarm operates the door will release immediately and if a fault develops on the system the door will fail to safe in a specified time. BS7273-4 provides for fail safe operation of the devices under a wide range of fault conditions and within time constraints, for category A there are 13 fault conditions each one with its own specific time. For Category B and C there are 3 fault conditions as indicated in the category A with some modifications. There is no maximum activation time each condition has its own specific time. You can use variations from the recommendations with the approval of all interested parties and they must be recorded in the commissioning certificate or the specification for the system. The author considers it a simple document other’s believe it is very difficult, and I believe to understand it you need to study it which means you should check with the local reference library to see if they can provide a copy or if necessary purchase a copy.

Idiots by the sound of it, at the present the so called euro sign are legal but at some time in the future the Signpost to the Health and Safety (Safety Signs and Signals) Regulations will be revised and this person will have to change back to what he had in the first place.

I am afraid like the present day builders we have many cowboys and you have to be very careful who you employ, it looks like you chose badly. You do require a Fire Risk Assessment and selecting a good FR assessor may cost more money but in the long run he/she could save you money, also less chance of you having to appear before that man with a curly wig. Check out Guide to Choosing a Competent Fire Risk Assessor

The weekly test should be done during working hours, because it is designed to see if the FA system is working and everybody can hear the sounders, also each MCB is tested over a period of time. The test should also be carried out at the same time every week and only for a short period, if it continues then they should realize it is not a test and should evacuate. If it is not done during working hours how will the employees know if they can hear the sounders and if a sounder develops a fault how will the RP know without being informed by one of his employees. The other maintenance and tests can be done at the convenience of the service engineers and RP.

I assume you will gluing the veneer and nothing will be penetrating the fire door therefore I cannot see how you would be reducing the fire resistance of the door.

The width of escape routes and exits depends on the number of persons needing to use them. In your situation I cannot see more than 60 requiring to escape, therefore 750mm width should be considered adequate and it is very important that you are able to open the locked gate to get out of the yard.

I do not believe it could be classed as a HMO and is a single domestic premises but does the council, who you work with, not have fire safety rules you need to abide by. Fire safety measures for a domestic dwelling is contained in the following document page 37. http://www.cieh.org/policy/fire_safety_existing_housing.html

The common areas are subject to the Regulatory Reform (Fire Safety) Order 2005 and the enforcing authority is the Fire and Rescue Service you should inform the local fire and rescue service of the situation. Check out http://www.firesafe.org.uk/uk-fire-rescue-services-details/.

Check out http://www.jamiltonupholstery.co.uk/ and http://www.homefittings.co.uk/ for your labels.

This is certainly a dilemma and needs much research and if I come up with any solutions I will be back. Over to you Harry.

You need to study the Domestic Flammability Guide and http://www.firesafe.org.uk/furniture-and-furnishings-fire-safety-regulations-19881989-and-1993/ this guidance should answer most of your questions. Getting a supplier for the printed fire labels is difficult, but surf the web with, “furniture fire labels” and you should get most you require. You need documented proof that the materials meet the required standard so you would need to contact the supplier. Not all foam is fire retardant and you would again need to contact the supplier for document proof. Any furniture predated 1950 does not require labels but any new or reupholstered furniture does and the guidance explains more fully. Scatter cushions fall within the regulations and the labelling is explained in the guide.

It is possible that a small quantity of CO escaped when you opened the the wood burner to place logs on the fire and this operated the detector. But it is not a good idea the allow electronic devices to get warm, which could affect the circuitry, that's why many are fitted with heat sinks and/or fans to keep them cool.

You could consider a cam operated door closer providing the conditions are acceptable.