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Private Housing and Adaptations Service Accreditation Scheme Factsheets
Please note if your property is a Licensable HMOit must meet the full licensing standards, whichcan be found at www.landlordinfo.co.uk
This guidance document is only for HMOs thatare not licensable under the Housing Act 2004,and is intended to give clarity about thestandards required to join the Accreditationscheme. The guidance below does not apply tosingle family houses – see AccreditationStandards.
To be accredited the property must beprovided with fire safety measures establishedfollowing a risk assessment carried out underthe Regulatory Reform (Fire Safety) Order2005. Guidance on carrying out this iscontained in the LACoRS (Local Authorities Co-ordinators of Regulatory Services) Publication‘Housing – Fire Safety Guidance on fire safetyprovisions for certain types of existinghousing’. A copy can be found atwww.bristol.gov.uk/private landlords
This guidance includes some examples that mayapply, although each property must beconsidered separately. The LACoRS guidance hasbeen written for landlords and contains a step-by-step approach, including help with recordinga fire risk assessment. There is no requirement tosubmit this, but on inspection it is expected thatthis will be available (a blank risk assessmentform is attached to this guide).
The guidance includes some case studies thatmay apply to your property, examples of whichare shown below. However, they should not beregarded as standards, and each property needsto be assessed separately.
Shared house of no more thantwo storeys (Case study D4)
Escape Routesl Escape route should have sound, traditional
construction and should not pass throughrisk rooms
l All doors should be sound, well constructedand close-fitting
l Alternatively, provide suitable escapewindows from bedrooms and living rooms.
l Escape windows should:l have an unobstructed openable area that
is at least 0.33m2
l have a minimum 450mm height and450mm width
l not be more than 1,100mm above thefloor
Fire separation
l Floors and walls should be of sound,traditional construction
Fire detection and alarm systemGrade D, LD3 system
l interlinked mains wired smoke alarms withintegral battery back-up located in theescape route at all floor levels
l additional interlinked heat alarm withintegral battery back-up located in thekitchen
l additional interlinked smoke alarm withintegral battery back-up located in the sittingroom
Lighting of escape routes
l Conventional artificial lighting
Fire fighting equipmentl Fire blanket to be provided in the kitchen
l Simple multi-purpose fire extinguisher oneach landing recommended
Guide to HMO Fire Safety Standards
Shared house of three or fourstoreys (case study D5)
Escape routes
l 30 minute protected route including
l 30 minute fire-resisting construction andFD30 doors to all risk rooms*
l Travel distance must not be excessive
Fire separation
l Walls and floors should be of sound,traditional construction
Fire detection and alarm system
Grade D, LD3 System
l interlinked mains wired smoke alarms withintegral battery back-up located in
l the escape route at all floor levels
l additional interlinked heat alarm withintegral battery back-up located in thekitchen
l additional interlinked smoke alarm withintegral battery back-up located in the sittingroom
Lighting of escape routes
l Conventional artificial lighting
l Emergency lighting required if the route islong or complex or where there is noeffective borrowed light
Fire fighting equipment
l Fire blanket to be provided in the kitchen
l Simple multi-purpose fire extinguisher oneach landing recommended
Fire safety signs
l Required only if the escape route is complex
FlatsIf your property is a flat the fire safety measuresonly apply to the flat itself, including theentrance door. It is likely that detection will alsobe needed in the common parts of the buildingand this should be discussed, if necessary, withthe freeholder/management company. At anyfuture inspection by Bristol City Council any firesafety hazard arising because of provision in thecommon parts will be assessed.
* In existing 3-storey shared houses of low risk it may be possible to accept existing walls andpartitions if 20-mins fire resistance can be achieved. This is likely to be met if walls and partitions areof sound, conventional construction. Sound lath and plaster construction should meet thisrequirement. Doors onto the escape route may be acceptable if they are of sound, solidconstruction, are close fitting and self-closing.
Step 1 – Identify fire hazards (paras 6.5 - 6.9)
Sources of ignition: Sources of fuel:
Fire Risk Assessment - record of findings
Address:
Part of property risk assessment applies toif not whole building:
Description of building:
No. of storeys:
Basement flat(s) withno interconnection:
Unoccupied basement:
No. of acceptable escape routes:
No. of inner rooms:
Secondary escape:
Assessment undertaken by:
Signed:
Date:
Building use (including part of):
Commercial:
Shared house:
Bedsits:
Flats:
Hostel:
Other (describe):
Step 2 – People at risk (paras 6.10 - 6.14)
Step 3 – Evaluate, remove, reduce and protect from risk
Evaluate the risk of (Classify the risk in terms of ‘low’, ‘normal’ or ‘high’ eg consider paras 9.3,fire occurring and 9.4 and 33.3)risk to people from a fire starting
Remove or reduce (Describe what steps you have taken)the hazards thatmay cause a fire
Remove and reduce (Describe the fire safety measures that are or will be provided andthe remaining risks maintained in the property)to people from 1. Escape route:a fire – Continued over page
Step 3 – Evaluate, remove, reduce and protect from risk – continued
Remove and reduce 2. Automatic fire detection:the remaining risksto people from a fire (cont)
3. Lighting of escape routes:
4. Fire fighting equipment:
5. Surface finishes:
Assessment review (annually or where change of tenancy, alterations to premises, facilities, installations or contents)
Date: By: Outcome (complete new record sheet if substantial changes)
www.bristol.gov.ukDesigned by Bristol City Council, Corporate Design DES2631 Dec 09
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