Fire Safety - a brief guide
When you’re looking to buy a property, fire safety may not be the first thing that comes to mind but it’s worth planning ahead to safeguard your home. In my working practice carrying out surveys on behalf of homebuyers, fire safety is a serious consideration. We only need to think about the Grenfell Tower tragedy in 2017 when 72 people lost their lives to know that fire kills. In October 2023, new fire safety requirements for blocks of flats took effect in light of Grenfell. The Buildings Safety Act 2022 includes a guide for leaseholders and specific advice regarding higher risk buildings and homeowners. I’ve included a lot of information here, especially for flats and shared properties but take from it what you need. Thinking about fire prevention now, could be a lifesaver.
Fire safety for houses
Specific fire advice will depend upon the size and layout of the property you wish to purchase, but the most important thing you can do is to consider the entire building and think about making an escape plan. The London Fire Brigade’s home safety checker will help you assess risk and you can book a home visit or carry out the assessment yourself.
Smoke and heat alarms
When surveying properties, I often find people are confused by which alarms to use. Heat alarms are needed in kitchens and you should fit a smoke alarm on every floor. The difference is that heat alarms will not go off if you burn the toast, they will go off if the toaster catches fire. According to the Office for National Statistics (ONS), fires where a smoke alarm was not present accounted for 25% (6,706) of all dwelling fires from March 2022 to March 2023. On top of this, cooking facilities remain the major source of ignition for fires in domestic properties, accounting for 44% of all accidental fires. This is why building regulations now require there to be a heat alarm in any new or converted kitchen that does not have a fire door. Once fitted, you should check heat alarms, smoke alarms and carbon monoxide alarms regularly using the ‘test’ button.
Fire doors, ceilings and floors
These should be made of fire-resistant materials with smoke seals to prevent smoke and flames reaching the escape route. Fire-resisting doors should be effectively self-closing and not impeded by carpets or blocked by any obstructions.
Fire safety checks for heating your home in winter
Before using an open fire, book a sweep through HETAS (Heating Equipment Testing and Approvals Scheme). Leave the hearth and mantlepiece clear and use a high-quality fireguard. Do not add painted, treated or resin-heavy timber or softwood to the fire.
Portable heaters and devices
All portable heating products must be stored in a warm, dry place. Check manufacturers’ guidelines and warranty before use. Do not use products if they show signs of damp, damage, or corrosion or if there’s an unusual smell when heating up. Roll electric blankets rather than store flat and check all appliances including hot water bottles and microwavable warming devices for wear and tear.
Flats and houses of Multiple Occupation (HMOs)
I often find in conversations that the flat owners, freeholders and managing agents do not have any fire risk assessment and preventative measures. All blocks of flats and HMOs must have a fire strategy and this has to be provided to the tenants. An electrically operated fire alarm system should be provided designed to give two distinctly different signals (warning and evacuation) or give appropriate voice messages.
Fire and Rescue Services (FRS) across England attended 178,737 fires to March 2023. Of these 26,822 were primary dwelling fires, of which 73% were in houses, bungalows, converted flats and other properties (19,515), while 27% were in purpose-built flats or maisonettes (7,307). The Fire Safety Act 2021 requires persons responsible for multi-occupied residential buildings with two or more sets of domestic premises to update and regularly review their fire risk assessment. Fire Risk Assessment Prioritisation Tool questions are available here.
It is a legal requirement under the Fire Safety Order (2021) for there to be a fire risk assessment for all common areas. In the case of HMOs, the Fire Safety Act states that structure, external walls and flat entrance doors fall within the scope of the Fire Safety Order. The act also clarifies that flat entrance doors must be considered in the assessment.
Escape strategy and routes
Since fire poses a risk to any property, it’s important to have an escape plan. The final exit door from any shared property needs be opened from the inside without use of a key and should lead directly to a place of safety. Make sure these remain clear of obstruction and flammable items and that long corridors have clearly marked exit signs. There should be no trip hazards such as trailing electrical leads or drapes or worn carpets and rugs. All escape routes should be clearly marked.
Escape windows
All first-floor rooms must have an escape window large enough to exit through if someone were trapped by fire or in any ground floor room that does not have direct access to a hallway external door.
Secondary means of escape
If the primary route through the front door is blocked what is the secondary means of escape? Typically, this is an external staircase down the rear or side of the building. These should be clearly signposted in key areas of the premises.
Emergency lighting
Large premises need emergency lighting to show where the escape routes and fire doors are in the event of a loss of power. If there is a shared entrance to the property and front doors behind a common entrance door, all occupants should be made aware of the Fire Risk Assessment and Evacuation Plan.
Fire extinguishers, fire blankets and water suppression systems
Fire-fighting equipment should be available in plant rooms and other such rooms, for use by trained staff and contractors. Fire blankets and simple fire extinguishers can restrict the development and spread of small fires in their early stages. However, unless a fire is small, the best advice is to evacuate the building to a place of safety and call the fire and rescue service. This is because for larger fires people need training to know what type of fire an extinguisher can safely be used on, how to tackle a fire safely, and when to give up and get out. There is potential for water suppression systems to be fitted in all types of existing residential accommodation
Assembly point
Residents must be told where the assembly point is outside the property and the safest route to it. The assembly point must be clearly marked and in a safe potion.
Although I’m not a fire safety inspector, my surveys do include looking to see that adequate fire safety measures are in place. This service is part of my surveyors report for homebuyers. Feel free to give me a call at roo@rmsurveyors.co.uk or by phone on 07957 606886 to have an informal, confidential and no-obligation conversation about your requirements.