Smoke & fire protection
Lessons for landlords: Fire and carbon monoxide safety
James King of FireAngel shares his top tips with private and social housing landlords on installing the most appropriate levels of fire and carbon monoxide (CO) protection throughout rental properties.
R
ecent National Housing Federation research has shown that housing associations throughout Britain currently provide more than 2.5 million homes for over five million tenants. Back in 2014, more than
two million private landlords also let over five million properties, a figure that will have undoubtedly have increased over the last three years. These statistics evidence that an increasing proportion of the UK’s
population are living in either private or socially rented accommodation. However, did you know that these individuals are seven times more likely to have a fire than those who own their home? For landlords, ensuring the safety of their tenants, specifically with regards to fire and CO safety, is more paramount than ever. According to a recent report compiled by Property Wire, over half of UK private landlords have conducted fire safety checks throughout their property portfolio in response to the Grenfell Tower disasters. The correct fire and CO protection required for each rental property
can initially appear a confusing and complicated process. However, by following these simple steps, landlords can not only follow best practice, but also provide tenants with the most appropriate levels of protection.
TIP ONE: UNDERSTAND YOUR LEGISLATION In order to achieve compliance with relevant legislations, landlords must first understand the specific regulations that apply to themselves and their properties. UK fire safety regulations are predominantly dependant on two factors. Firstly, the type of property being rented, and secondly, its location. With regards to legislation in England specifically, it is recommended that all private landlords should refer to the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as fire safety legislation is enacted differently under the three jurisdictions of England & Wales, Scotland and Northern Ireland. The Housing Act 2004 applies to all residential properties including Houses
in Multiple Occupation (HMO). A HMO is a property that is shared by three or more tenants who are not members of the same family. The act is enforced by the Local Housing Authority, which in most cases will be the Local Council Housing Department. However other pieces of fire safety legislation can be applied to HMO’s. Fire safety in the common areas of HMO’s, blocks of flats or maisonettes are
controlled by the Regulatory Reform (Fire Safety) Order 2005, and this order lays down the legal requirements. Landlords of HMO’s must consult the Regulatory Reform (Fire Safety) Order 2005 in addition to the Housing Act 2004 for further guidance. UK Fire Building Regulations are based on a range of different documents
and outline varying levels of protection. BS 5839-6 is a useful resource for understanding the recommended fire detection in domestic premises as it summarises the code of practice for the design, installation, commission and maintenance of fire detection and alarm systems. Landlords must research these regulations carefully to ensure they install the appropriate types of protection required.
TIP TWO: CONDUCT FIRE RISK ASSESSMENTS All landlords, whether private or social, should have an in-depth understanding of the Fire Safety Order (FSO). The legislation states that there must be a listed ‘responsible person’ who not only complies with all relevant legislations, but also conducts fire risk assessments. If there is no employer, the responsible person is the individual who has control of the premises, which is often the landlord with regards to rental accommodation. When conducting fire risk assessments, it is recommended that landlords
follow the fire risk assessment template provided by
Gov.uk. However, they should also be aware of their duties in relation to local housing authorities under the Housing Act 2004, while also being compliant with the property’s local fire and rescue service, as per the Regulatory Reform (Fire Safety) Order 2005. It is also recommended that individuals refer to LACORS as an essential resource for landlords to refer to when making this decision.
TIP THREE: INSTALLING APPROPRIATE FIRE SAFETY SYSTEMS Understanding what types of alarms are required and where they should be installed may initially appear confusing. Current Building Regulations in England and Wales (Approved Document B) stipulate a Category LD3 detection system with alarms only in circulation spaces that form part of the escape route. However, minimum standards in properties constructed in Scotland and
Northern Ireland must meet Category LD2, requiring additional protection in rooms that present a high fire risk to occupants, such as the kitchen and living room. It is best practice for landlords to abide to Category LD2, regardless of where their rental property is located throughout the UK, as this offers tenants a greater level of protection. Private landlords in England must abide by the 2015 (England) fire safety legislation, which requires a Category LD3 protection.
www.housingmmonline.co.uk | HMM November 2017 | 47
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