FRA/fb advisory on flats

[Guest daveM]

hi. 

some advice please

we manage a block of apartments in the merseyside area. its a 4 storey block. shops to the ground floor and 30 apartments to the 3 upper floors.

its an office to resi conversion and was completed in 2014, with building reg approval obviously. all concrete floors were existing and new party walls are double stud, so whilst its a conversion it appears like a new build.

there are smoke vents to 2 stairs but no linked fire alarm, just mains smoke alarms to each individual flat

we have had a FB visit and they have demanded a linked fire alarm

our original  FRA never asked for this, asessor retired and new report done after visit and they also advise linked alarm, not sure if they are rolling over with what FB asked for

how can a building be building reg compliant but then FB can seemingly on a whim ask for something different ?

the architect is adamant its not needed

do we have a right to challenge FB , or if the fra says it are we stuck with it. or seek a new fra and challenge ?

its a frustrating situation....

 

any guidance would be welcomed 

thanks

[AnthonyB]

Why does the FRA say you need one? A 2014 conversion in accordance with Building Regulations guidance (Approved Document B) which yours sounds like operates stay put and absolutely does not need a site wide linked fire alarm or an evacuation strategy.

The only reason you would need to change is if the external wall construction or internal compartmentation/fire stopping has been found to  be defective (possibly also compartmentation between shops & flats substandard as well being a reason) and not readily rectifiable - full evacuation & alarms is considered a last resort on all current guidance. Unfortunately it's sadly common for post 2000 builds and conversions to have legacy fire safety defects that the ineffective building control approval process has not picked up leading to issues like this when they come to light (Grenfell Tower being the ultimate example as it's refurbishment had a completion certificate as meeting Building Regs)

If no particular reason is detailed then you need a new, better, FRA and to seek a determination of your enforcement notice by the Secretary of State (which fire services do loose, they don't win them all by a very long chalk!) to see if your solution (i.e. the status quo as per building regs guidance) is acceptable.

There must be some reason they are going down this route