Security & tenant safety
Achieving consistency in fire safety standards
Discrepancies between Building Regulations and other guidance for smoke, heat and carbon monoxide alarms in housing must be resolved, argues Rex Taylor of Kidde Safety Europe
of multiple occupations consisting of self-contained units. While BS 5839-6 takes the form of guidance and recommendations, it is not
D
in itself mandatory. However, it forms the basis for Building Regulations and housing standards, and is used in legal and insurance disputes.
MINIMUM STANDARDS While BS 5839-6 is based on a risk assessment approach, it recognises that in most cases guidance tabulated in the Code can be applied as a minimum standard. It lists the minimum Categories (locations for alarms) and Grades (power sources) recommended for different types of housing. Typically, for new houses up to three storeys and individual flats, the Code recommends Category LD2. This means smoke alarms must be installed in all escape routes and any areas where fires might start, such as living rooms, plus heat alarms in all kitchens. Installation of smoke and heat alarms to satisfy Building Regulations
is a legal requirement for all new-build dwellings, changes of use and certain alterations. Different regulations and related guidance apply in England, Wales, Scotland and Northern Ireland. This guidance is unsuitable for existing properties where Building Regulations do not apply, because more alarms may be needed in older homes to account for a lack of passive fire protection and other factors, as highlighted in BS 5839-6.
“There is a compelling case to adopt the BS 5839-6 standard in both new and existing properties”
CONFLICTING REGULATIONS Regulations in Scotland and Northern Ireland effectively mirror the recommendations of BS 5839-6. But Approved Document B, covering England and Wales, sets the bar lower – effectively Category LD3, with smoke alarms just in escape routes and heat alarms only in kitchens open to circulation areas. Worryingly, BS 5839-6 stresses that with LD3 the evacuation time once fire is detected in the circulation area might be quite limited, and also “might not prevent death or serious injury of occupants of the room where fire originates” such as living rooms. There is clearly a compelling case to adopt the BS 5839-6 standard in both new and existing properties – even those where Regulations have previously been applied – with more alarms. All Building Regulation guidelines and also BS 5839-6 are agreed in
demanding Grade D hard-wired, interconnected smoke and heat alarms with backup power, which should be professionally installed. Battery-only smoke alarms are not permitted where Building Regulations apply. But Grade D is
efinitive guidance for smoke and heat alarms is provided by the Code of Practice, BS 5839, Part 6: 2013. It covers both new and existing homes, whether for single occupancy households or houses
also important for existing buildings and BS 5839-6 excludes Grade F battery- only systems from all rented homes.
RENTAL RULES Recent rules also apply to privately rented homes. In England, the ‘Smoke and Carbon Monoxide Alarm (England) Regulations’ call for a smoke alarm on each floor with accommodation, and a CO alarm in any habitable room with a solid fuel appliance. The landlord, managing agent or other representative must check that alarms work at the start of each tenancy and replace any that do not, highlighting the need for long-term reliability. The regulations do not distinguish between battery and mains smoke alarms but, as we have seen, BS 5839-6 recommends Grade D mains with back-up power, interconnected alarms. This is also a legal requirement for Scottish rented properties. The English Rental regulations also require a CO alarm – but only in
habitable rooms with solid fuel heating appliances (as with Building Regulations Part J). In contrast, private rented properties in Scotland now have to meet a much
higher standard, in line with the Building Regulations Technical Handbooks, already applying to all new and replacement combustion appliance
46 | HMM September 2017 |
www.housingmmonline.co.uk
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