Jason T

I have a small issue with entering a building, the property is independent living with a staffed house opposite within 10m, the fire alarm from the building is linked to the staffed house and due to a learning disability of the residents staff feel it would be appropriate for them to enter to ensure the residents are evacuating, the issue is all my fire warden training tells them not to enter another building when the alarm is sounding. Is this just a case of completing a risk assessment, producing guidance and completing specific training to ensure they understand what to do? Jason

Hi Tom Just to let you know that as the landlord we have agreed to maintain the fire alarm, fire extinguishers etc. and claim some of the cost back in the rent. Jason

Hi AB & Tom At present we are residential, have identified who the RP is and I have completed the fire risk assessments and identified the responsible person on all FRA, we have no concerns with our responsibility under the RRO and have also had numerous audits and inspections from the fire service. The properties to be let have received a fire risk assessment and meet all the required standards, this is where it gets a bit messy, each property to be let will retain all provisions and our management of fire safety will cease with the tenants taking over. We do have a solicitor on the case and my advice is to continue to service the fire alarm but claw the cost back. We understand what is required as a landlord but feel the requirement to maintain a fire alarm should not come at our cost. As mentioned a new management company in partnership with the tenants will turn the property into an HMO. We have given permission for this to happen but my thinking is they would take on RP role. Meetings are arranged and I am sure we will bottom this out and get it detailed in the tenancy agreement Jason T

Hi Tom Thanks for your advice, the property has an L2 alarm, fire doors etc and has also undergone inspections from the fire service and they are happy with the current provisions. I agree that the tenant will be subletting and by doing so my interpretation is that it will become an HMO, at present the CQC class us a residential. In terms of maintenance the current landlord (who I advise) has stipulated they will be responsible for building maintenance and will pay for Gas / electrical inspection / test but feel the fire alarm maintenance should be paid for by them - hence my original question. I have arranged a meeting with current landlord and other parties to discuss this further, as per your advice I intend to document responsibilities in the tenancy agreement. Once again thank you all for your advice Jason T

Hi Tom These are houses, with a single front door and back door. The largest will be six bedrooms, facilities will be shared for example two bathrooms, one kitchen, living room. The main family will provide care and support to the other household members. Apart from the husband and wife no one else is related, these people claim housing benifits that will be paid to the family. The charity I work with will cease to provide any care, we will simply be renting the house. if this was a normal lease we would only supply the standard detection etc. But as mentioned the house has an L2 fire alarm. Where do we draw the line, there was a suggestion to remove the current fire alarm and just fit smoke detection, however we are aware that the property will be used as HMO so want to leave it in situ but do not feel that we should have to pay to service and maintain a system above what is required. It's a little messy at the moment Jason T

Remember our lease is for a domestic property. The persons who are leasing the property will turn into HMO so I don't see how we will be responsible to provide or maintain to L2 standard. Surely they will take RP under article 3 Jason T

Hi Tom There could be up to 7 individuals not related to the family or each other. My view is they will need to register as an HMO but as the current landlord we are renting to the family so need to know our responsibility in terms of fire. As mentioned the property has an L2 alarm but as far as the lease this is way above what is required although we are aware of how the property will be used. In short we do not want to pay for the alarm to be maintained when a normal lease would just require smoke detection. Jason T

Help Please I work for a charity who provide care and support and accommodation to disabled people, these people live in a number of houses on our land, in April we are going to rent 10 properties to individual 1 ‘household’ (eg a family) who in turn will still provide support and care to non family members but will no longer be part of the charity with the local authority providing management of the houses - Each family will be self supporting and receive housing benefit from the residents. The tenancy agreement will be in the family name. Currently all the houses have a fire alarm to L2 standard. My question is who would be responsible for maintaining the fire alarm?. Jason T

The care quality commission class the property as residential. Support staff sleep on a night and the residents have some form of mental disability. There are a number of buildings that were built from 1880 to 1960, mostly converted farm buildings / barns whilst many have been refurbished they were not constructed to approved document B.

Hello all Just after some clarification. I recently completed a fire risk assessment to a residential property for disabled persons, the property was three floors with an open staircase with a dead end situation resulting in single direction of travel, L2 fire alarm in place with fire doors to all bedrooms. The travel distance to reach the final exit was measured at 23m from the top bedroom. I made a requirement for a sprinkler system to be installed to protect the escape route, bedrooms etc. Due to rural location the fire service have a response time of around 20 - 30 minutes. Whilst I was happy with my assessment, I had a visit by the fire safety inspector from the local fire service and he stated that the building would be classed as normal risk in accordance with the CLG guide and that sprinklers in his opinion were not required as the 18m distance could be extended based on L2 fire alarm (would not put this in writing). My opinion is that the building would be classed as high risk as the residents have some form of disability and require assistance during an evacuation and that single direction of travel was required. I appreciate that you could justify the extended travel distance based on L2 fire alarm, fire doors but I based the travel distance on 9m I am now confused as to the classification of risk? opinions would be a great help Jason