A guide to

FIRE
Safety
in Houses in Multiple Occupation.

Contents
Introduction

Principles of fire protection

Means of Escape General

Providing a safe escape route

1. Removal of hazards, obstructions and combustible materials
2. Carpets and floor coverings
3. Surface spread of flame
Containing the fire
Detecting the fire and alerting the occupants
Extinguishing the fire

8
8
9
9
9
10
10

Other Fire Precautions General

11

Houses with central stairways

11

Principles of means of escape

13

Self contained flats

Bedsits and shared houses
Hostel type accommodation

13
13
14

Constructional details

14

Fire resistant doors

Non-load bearing wall
Roof access hatch
Timber staircase spandrel
Ceilings

17
18
18
18
19
1

Fire resistant glazing

Emergency lighting system
Fire detection and alarm systems
Fire fighting equipment

20
20
22
24

Management

26

A Guide to Furniture and Furnishing (Fire)(Safety)

Regulations

26

Reminders on fire precautions for residents of self

contained units

28

Guidance Notes on Improving Fire Safety

in Houses in Multiple Occupation
A House in Multiple Occupation (HMO) is defined by the Housing Act 1985 as a
house occupied by persons who do form a single household which are typified by
properties divided into flatlets, bedsits, self contained flats, hostels and certain shared
houses. As the enforcing authority under the provisions of the Housing Act 1985 the
decision in law that a house is a HMO or a shared house rests with the local authority
and the Council has recognised six categories of HMO which are:
Category A : - Houses occupied as individual rooms, bedsits or flatlets.
Category B : - Houses occupied on a shared basis, usually let to a defined group.
Category C : - Houses let in lodgings catering for lodgers on a small scale.
Category D : - Houses generally referred to as hostels, guest houses or bed and
breakfast accommodation.
Category F : - Houses converted into self contained flats.
Category G : - Houses with some degree of shared facilities made available through
an employer or an educational establishment.
Category D premises, where a Fire Certificate has been issued under the Fire
Precautions Act, which may previously have been recognised as commercial hotels
catering only for short term stays and which have subsequently become either wholly,
or partly, occupied by persons having no other permanent accommodation then
additional works may be necessary over and above the requirements of the Fire
Certificate.
Means of escape in case of fire is a cause of particular concern in Houses in Multiple
Occupation and where satisfactory standards are not provided and maintained the
Council may serve an enforcement notice on the person having control of the house
or the person managing the house. Section 368 of the Housing Act 1985 empowers
the Council to effect closure of parts of HMOs after consultation with the Fire
Authority if satisfactory means of escape are not provided .
This guide has been produced therefore to assist landlords, designers and architects
to achieve an adequate level of fire safety in Houses in Multiple Occupation. It is
aimed primarily at existing HMOs and should prove useful to those upgrading
properties to comply with current requirements or those converting existing buildings
3

to form Houses in Multiple Occupation particularly in the areas of fire alarm and
detection systems, emergency lighting and fire fighting equipment provision and fire
safety management.
Where existing buildings are to be used as HMOs difficulties can arise in deciding
what measures would provide adequate means of escape in case of fire and other
fire precautions.
The difficulties arise partly out of conflicting guidance given in:

Department of the Environment Circular 12/92

Guidance to local authorities on standards of fitness under Section 352 of the
Housing Act 1985 and
Approved Document B
in relation to Building Regulations 1991, Part B.

Where work is carried out which may affect the means of escape or
structure you should contact the Building Control Officer to check if
the works require Building Regulation approval. If there is a
material change of use in the conversion of the building you should
also contact the Planning Department to determine if a Planning
Application is required.

HMOs are required by the Housing Act 1985 and other related legislation to comply
with certain standards and the provision of adequate means of escape from fire and
other precautions forms part of those standards.
Section 352 of the Housing Act 1985 relates specifically to Houses in Multiple
Occupation and empowers the Council to require that such premises are reasonably
suitable for occupation either by the number of individuals or households
accommodated there, or for a smaller number of persons as appropriate. The
requirements of Section 352 are as follows:(a)

There must be satisfactory facilities for the storage, preparation and cooking of
food including an adequate number of sinks with satisfactory supply of hot and
cold water.

(b)

An adequate number of suitably located water closets for the exclusive use of
the occupants.

(c)

The premises must have for the exclusive use of the occupants, an adequate
number of suitably located fixed baths or showers and wash-hand basins each
of which is provided with a satisfactory supply of hot and cold water.
4

(d)

Adequate means of escape from fire.

(e)

Adequate other fire precautions

The Housing Act legislation is enforced by Doncaster Metropolitan Borough Council

and the Council exercises its powers through the Directorate of Borough Strategy &
Development who have the power to inspect and serve statutory notices on owners
to undertake fire precautionary and other works if necessary.
The Housing (Fire Safety) Order also now places a statutory duty on local authorities
to ensure the provision of adequate means of escape in certain HMOs.
In addition owners of businesses, which include the letting of accommodation have a
duty of care under the Health and Safety at Work etc. Act 1974 to ensure that
persons affected by the business are not put at risk as a consequence of any act or
omission on the part of the owner.
Statistical information shows that the risk from fire in HMOs is much greater than in
single family dwellings and the need for adequate structural separation, early warning
of fire and good management is of great importance in reducing those risks. D.M.B.C
has therefore in consultation with South Yorkshire Fire and Rescue Service has
adopted the Department of the Environment Circular 12/92 as the standard of fire
protection to be achieved. Copies of this circular are available if required from any
bookshop stocking HMSO publications.

Circular 12/92 is however a complex document and these

guidance notes cannot take account of every situation that
is likely to be encountered in individual HMOs. Only a full
inspection by this Department with consultation with the
fire service can accurately determine the requirements of
the legislation which apply to a particular property. These
notes do however provide a framework which if followed
should mean that the property is likely to satisfy the
requirements of this department and of the fire service.

Principles of fire Protection

The basic principle of fire protection is that all occupants of an HMO should be able
to leave the building safely in the event of fire. This is achieved by a combination of
measures such as providing structural separation with fire resistant construction
between occupancies and the staircases and landings to prevent the spread of the
products of combustion to occupancies or escape routes before the occupants have
made good their escape, and measures such as fire warning systems which can help
ensure that all occupants receive adequate warning of fire in sufficient time to allow
escape from the building before escape routes become impassable.
In determining the specific measures appropriate to an HMO the Council will take
regard to:
The adequacy of the means by which individual occupancies and the escape
routes from them are protected by structural separation to prevent the spread of
the products of combustion. This will involve an assessment of the construction
and condition of the walls ceilings and doors.
The distances of travel involved in escaping from each room to a final exit from the
HMO.
The nature of the means of escape and their suitability for the number of
occupants such as the width of doorways and corridors and the steepness of
stairways.
The basic requirements are the formation of a half-hour protected internal escape
route comprising the staircases and landings achieved by structural means of
separation with 30 minute fire resistant construction and doors plus automatic fire
detection, emergency lighting, fire fighting equipment, as appropriate, installed so as
to comply with the appropriate British Standard.
In certain existing properties secondary external fire escapes, where maintained in a
satisfactory condition, or inter-connecting doors between adjoining properties may be
incorporated into the requirements.
An example of the application of the required fire protection measures to a typical
small HMO are shown in Fig.1 which gives an indication of the rooms and other areas
where fire doors, automatic fire detection, emergency lighting, break glass call points
and fire fighting equipment are required.

Figure 1

Application of fire protection

measures to a typical small HMO

Means of Escape - General

Providing a safe escape route.
The escape route is almost always the main staircase alone and it is essential that it
is well maintained at all times.
A communal stairway and hallway can therefore be the single most important
component of the means of escape providing the only means of exit from the
building. It is important that the staircases/hallways are protected from fire and smoke
for as long as possible and it is normally referred to as the protected route.

You should ensure that hallways, stairways, landings, passages etc. that form
part of the escape route are kept free from obstruction, flammable materials
and trip hazards (for example worn carpets), at all times. The lighting must be
kept functional at all times with any time switches correctly adjusted. Stairs,
handrails and balustrade must be kept in good repair at all times.

1. Removal of Hazards, Obstructions and Combustible Material.

The following must not be permitted within the escape route:a)

b)
c)
d)
e)
f)
g)
h)
i)
j)
k)

Portable heaters of any kind.

Heaters which have unprotected naked flames or radiant bars.
Mixed heaters using a gas supply cylinder.
Oil-fuelled heaters.
Cooking appliances.
Upholstered furniture.
Wardrobes or other storage furniture.
Coat racks.
Storage of any kind
Lighting involving the use of naked flames
Gas meters other than those installed with the appropriate Gas Safety
Regulations.

No items must be allowed in the stairway that will obstruct the means of escape.

2. Carpets and floor coverings.

You should check the labelling when purchasing any new floor coverings. When new
floor coverings are provided on common escape routes they must conform with BS
5287, low radius spread of fire (up to 35mm) when tested in accordance with BS
4790.

3. Surface spread of flame.

Certain linings can severely affect the personal safety of occupants in the early
stages of fire due to their susceptibility to spread of flame and it is essential that the
following recommendations are followed when carrying out any redecoration or
refurbishment work within a property:
a) Walls and ceiling linings on escape routes i.e. corridors, passages and staircases
must be of at least Class 1 standard as defined in BS 476, Part 7, 1987.
b) Rooms, other than small rooms must have wall and ceiling linings of at least
Class 1 standard as defined in BS 476, Part 7, 1987.
c) Small rooms not exceeding 4m of floor area must have wall and ceiling linings of
at least Class 3 as defined in BS 476, Part 7,1987.
It should be noted that the most commonly found materials e.g. anaglypta or
woodchip wallpaper or emulsion paint are suitable for use within stairways but care
must be taken with timber, heavy flock wallpapers and plastic laminates. For these
latter coverings flame retardent treatments will be required. It should also be noted
that expanded polystyrene e.g. ceiling tiles, in any form, are not acceptable as a
covering in any situation.

Containing the fire.

When a fire takes hold within a room a positive pressure rapidly develops within it
forcing the heat and smoke out through any openings into adjoining rooms and
passages allowing the fire to spread.
To guard against this, where the existing construction of the walls, floors and ceilings
within a house are not of sufficient fire resistance, it will be necessary to upgrade
certain elements and in some cases replace them with new constructions. The doors
opening onto the halls, stairs and landings from any lettings, storerooms, cupboards
or any other rooms containing a fire risk will require replacement with half-hour fire
resistant doors and there will generally be requirements to carry out works in the
cellars including the replacement of inadequate ceilings.

Detecting the fire and alerting the occupants.

In order to comply with legal requirements and provide acceptable safety standards
by increasing the occupants chance of escape to safety and to increase the
probability of early extinction of a fire to reduce the loss of, or damage to property, it
is necessary to provide a fire detection and alarm system.
The type and extent of the systems needs to be related to the degree of fire
resistance existing or to be provided and the level of risk in the premises.
Smoke and heat detectors strategically placed throughout the building activate the
alarm automatically and sufficient suitably located bells or sirens must be provided
which are capable of achieving 75 decibels (dB(A)) in each bedroom at the bedhead.
This is the sound level regarded as being necessary to wake an average` person
from sleep. Careful consideration has to be given to the positioning of the sounders
as any fire resisting door between the sounder and the bedhead can reduce the
sound level by up to 30 decibels.

It is advisable therefore to site a sounder within each bedroom or unit of

accommodation in addition to those located within the common passageways.
For those fires detected by the occupants themselves, call points are placed usually
on the first floor landing and adjacent to any final exit door to enable any person to
raise the alarm as they leave the building.

Remember! You cannot rely on the occupants to detect a fire. A flat may be vacant
or the occupant might be out or away.

Extinguishing the Fire.

Fire extinguishers form a vital part of the fire safety in HMOs but they must be of the
correct type for the risk involved. They are useful for minor fires but after the first few
seconds it may be too late - the priority is making sure the occupants get out safely
and call the Fire Brigade.

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Other fire precautions - general.

Houses with Central Staircases.
Where a central staircase discharges into a lobby between the ground floor front and
rear rooms and it is not practicable to make a final exit door into a passageway then it
is acceptable to provide two exit routes without the need for corridors. The following
rules will apply to this arrangement:
a)

Both ground floor rooms are to be used as communal kitchens or living rooms.
No use as a store or bedroom would be permitted.

b)

Both doors at the bottom landing will need to be half-hour fire resistant, fitted
with hydraulic self closers and complete with clear, half-hour fire resistant
vision panels and adequate rebates.

c)

The maximum permissible travel distance will be 25m.

If these requirements cannot be achieved a half-hour fire resistant corridor will be

required to give direct access from the internal lobby to an external door, as can be
seen in Fig.2.

11

Figure 2

Provision of protected escape

route form internal stair lobby

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Principles of means of escape

As there are many different possible building layouts it is not possible to discuss
every possibility within these notes but the principles described will be appropriate for
the majority of HMOs to be found in this area.

Self contained flats.

Means of escape from self contained flats can be split into two parts; escape from a
room within the flat to the flat entrance and escape from the entrance to the flat to a
staircase or the exterior of the building.
Rooms should be arranged so that the flat entrance can be reached from any
habitable room (living room, dining room or bedroom) without having to pass through
another room. Escape is also acceptable if the room has another exit either directly to
the outside of the building if on the ground floor or to a suitable external staircase or
directly to a protected internal stairway.
Where bedroom doors open onto a lobby or hallway within the flat they should be
nearer to the flat entrance than kitchen or living room doors. Where this is not
practicable kitchens and living rooms which are nearer to the entrance door than the
bedroom must be provided with half-hour fire resisting doors.
Access to a staircase from the flat entrance should be within 7.5m and the flat
entrance door opening onto the common escape route must be fire resisting and
fitted with a self-closing device and cold smoke and intumescent seals.

Bedsits and shared houses.

These properties generally have single occupancy rooms off a common stairway with
communal rooms frequently on the ground floor.
The maximum travel distance from any part of a sleeping room or living/dining room
to the room entrance must not exceed 9m and from any part of a kitchen to the room
entrance must not exceed 6.0m. All habitable rooms must have access directly onto
a common escape route or direct access to the exterior of the building and the
maximum distance between any room entrance and a protected escape route or final
exit should be 7.5m.

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Hostel type accommodation.

Where rooms have only one access door the following travel distances must not be
exceeded within the rooms:
bedrooms and common rooms other than kitchens
kitchens

9m
6m

Where escape is only available in one direction the total travel distance from any
point within the room to a final exit or a point where escape is possible in two
directions or to a protected staircase must not exceed 18m.
Where escape is possible in two directions the total travel distance from any point
within a room to a protected staircase or a final exit must not exceed 35m.

Constructional details.
In order to ensure that an escape route is usable in the event of fire it must be
protected from the effects of smoke and heat. The following standards cover most of
the structural requirements for existing buildings.
The following parts of an HMO must have half-hour fire resistance:Walls and doors surrounding a protected escape route.
Walls and doors surrounding a protected lobby.
Walls and doors surrounding a stairway above ground level.
Walls enclosing individual units of accommodation.
Walls and doors to cupboards within a protected escape route.
Staircase soffits and spandrels and doors to under stairs cupboards within protected
escape routes.
Ceiling/ floor structures between units of accommodation above the ground floor.

Walls and doors between buildings must provide a minimum of one

hour fire resistance.
Details are given below for the upgrading, replacement and installation of the
following elements :a) Internal doors
b) Non-load bearing stoothing walls
c) Roof access hatches
d) Timber staircase spandrels
e) Ceilings
f) Fire resistant glazing
g) Emergency lighting
h) Fire detection and alarm systems
i) Fire extinguishers.

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Figure 3

Fire Resistant Doors

15

Fire Resistant Doors

16

Fire resistant doors.

Where half-hour fire resistance is required existing room doors should be removed,
along with all ironmongery, and the door frame made good. A purpose made halfhour fire door to BS 476, Part 8, 1972 shall be fitted to the existing frame in
accordance with the following specifications :a)

Doors must be hung on not less than one and a half pairs of 100mm steel
hinges with steel screws and shall fit flush to the frame (this will require
alteration to the frame to accommodate the extra thickness of the fire door)
with a maximum 3mm gap at all edges.

b)

Upgrade the rebates against which the door closes to a minimum 25mm deep
by 37mm wide by screwing and gluing a timber stop in close abutment with the
face of the door as shown in Fig.3.

c)

Provide and fix in accordance with the manufacturers instructions, in properly

rebated grooves to both sides and the head , preferably into the frame or
alternatively into the door combined intumescernt and cold smoke seals of the
blade or brush type to comply with BS 476, Part 8, 1972. N.B. care should be
taken to ensure that any decorative paint or varnish to be applied to the door is
carried out prior to the installation of the smoke seals.

d)

Provide and fix in accordance with the manufacturers instructions an efficient

hydraulically operated self-closing device to close the door firmly against the
rebates from any open position.

e)

Provide a tubular mortise latch of suitable length to allow the door furniture to
be fitted clear of the rebates.

f)

Where locks are provided to habitable rooms they shall be of a type that allows
emergency exit from the room without the use of a key (this requirement also
applies to external doors allowing escape from the property).

g)

Doors provided to any shared rooms e.g shared kitchens, living rooms,
bathrooms that are not lockable shall be provided with a sign, to BS 5378, to
both faces of the door at about eye level with the words FIRE DOOR - KEEP
SHUT written in white letters on a blue circular background.

h)

Doors to cellars, store rooms and other rooms not in regular use should be
fitted with a rim or mortise deadlock and keep and a sign, to BS 5378, to the
outside face at about eye level with the words FIRE DOOR - KEEP LOCKED
SHUT written in white letters on a blue circular background.

17

Non - load bearing walls.

Where new non-load bearing stoothing walls are required as a result of conversion or
alteration of the property, or where existing walls are of adequate construction (e.g.
matchboard, hardboard faced or glazed partitions) and require complete
replacement, this should be done in accordance with the following specifications:Remove existing inadequate wall where applicable. Construct a new stoothing wall
out of 75mm x 50mm softwood vertical studding at 400mm centres, with head and
sole plates and a minimum three rows of noggins, nailed with 100mm wire nails. Clad
each side of the wall with 12.5mm plasterboard, fixed with 32mm galvanised clout
nails, scrim all joints with hessian scrim and finish with 5mm thick skim coat of
gypsum board finish. Metal angle bead to be used at all external angles and suitable
softwood skirting to be fixed on both sides on completion.
Where unsatisfactory areas (i.e. disused doorways, borrowed lights, hatches) exist
within otherwise satisfactory partitions, these must be made good in accordance with
the above specifications, leaving the finished surface flush with the surrounding areas
on completion.

Roof access hatch.

Any hatch giving access to the roof void should be replaced with a half-hour fire
resisting construction in accordance with the following:Remove the existing trap door and upgrade the hatch frames to provide minimum
25mm wide rebates. Construct a cover of 44mm thick softwood laths cleated together
and cover the underside with a 12.5mm fire resisting mineral fibre board fixed in
position at each corner at 225mm centres. Cover the topside with 50mm thick fibre
glass quilt then securely fix the access hatch in position.

Timber staircase spandrels.

Where the cellar staircase is separated from the hallway by triangular timber spandrel
beneath the main staircase this must be upgraded in accordance with the following
specification:Remove all skirtings and raised mouldings from the face of the spandrel. Securely fix
50mm x 50mm softwood battens at 400mm centres to the cellar side of the spandrel,
including noggins to support all plasterboard joints and edges. Clad each side of the
spandrel with 12.5mm plasterboard, fixed with 32mm galvanised clout nails, scrim all
joints with hessian scrim and finish with 5mm thick skim coat of gypsum board finish.
Metal angle bead to be used at all external angles and suitable softwood skirting to
be fixed to the hall side on completion.

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Ceilings
The ceilings throughout the property, including the cellar, must provide a minimum
half-hour fire resistance and any ceiling of 12.5mm plasterboard and 5mm plaster
skim will normally meet this standard. Any slight decorative cracks or minor defects
may be repaired by removing any loose material, soaking the area with water and
infilling any cracks with neat gypsum plaster. Lath and plaster ceilings, unless in
perfect condition are unlikely to meet the half-hour fire resistant standard.
Where existing lath and plaster room or cellar ceilings are bulged, cracked, holed or
otherwise damaged, or where the ceiling is not of adequate plasterboard construction
or of another non-fire resistant material, or where no ceiling is provided, then the
ceiling must be replaced, or provided, in accordance with the following
specifications:To provide half-hour fire resistance:
Take down the existing ceiling, where appropriate, including plaster and laths. Reboard the entire area with 12.5mm plasterboard, scrim all joints with hessian scrim
and finish with a 5mm skim coat of gypsum board finish plaster.
To provide one hour fire resistance:
To provide 60 minutes fire resistance board the entire area with two layers of
securely fixed 12.5mm plasterboard, with joints staggered, scrim all joints with
hessian scrim and finish with a 5mm skim coat of gypsum board finish plaster.
N.B. Any pipework, wiring or fittings fixed to the underside of a ceiling should be
released prior to any upgrading or re-boarding and refixed on completion of work.
Where there is only slight decorative damage to a bay window, or a top floor room
lath and plaster ceiling, upgrading to provide a minimum half-hour fire resistance is
acceptable in accordance with the following specification:Take down all loose, perished or damaged areas of lath and plaster, in areas not
greater than 0.1m, to the nearest ceiling joist and make good with accurately cut
12.5mm plasterboard fixed with 38mm galvanised clout nails, scrim all joints with
hessian scrim and finish with a 5mm skim coat of gypsum board finish plaster. Fill all
decorative cracks and leave sound and impervious on completion and flush with all
adjacent surfaces.

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Fire resistant glazing.

Where glazed areas are required to be to a fire resisting standard, glazing must be
installed in accordance with the following specification:To comply with the standard a minimum of 6mm wired glass must be installed with
15mm hardwood timber beads retained by means of steel screws or pins not less
than 30mm long and fixed so that they can act as a glazing sprig in the event of one
of the beads being destroyed by fire. Each bead must be protected with a minimum
two coats of intumescent paint or varnish to give protection to the bead on the
unexposed face from radiated heat and where used between the glazing and the
beads, protection from conducted heat. Where metal trim is used in place of
intumescent paint on the outside face of the beads joints must be carefully made to
ensure full protection is given to the timber bead beneath.
In screens or partitions the size of the transom or mullions should be a minimum
75mm x 50mm with either hardwood or softwood being acceptable for half-hour
construction.
The practice of allowing 6mm plain glass vision panels in areas not exceeding
0.065m is no longer acceptable as the requirements of BS 476, Part 8, 1972 cannot
be met using this type of glazing.

Emergency lighting system.

An emergency lighting system may be required in complex situations to ensure
sufficient illumination to allow the safe evacuation of the occupants during an
emergency situation in the event of failure of the general lighting.
The emergency lighting should cover all stairways, landings, passages, communal
rooms in hostels and bed and breakfast establishments and other escape routes
leading to the final exits from the building and should be installed to comply with BS
5266, Part 1, 1988.
The system must be of the one hour maintained type or the one hour non-maintained
type.
On completion of the installation the installer must certify that the installation
complies with BS 5266, Part 1, 1988. The model certificate of completion, as detailed
in the Appendix to that standard is acceptable for this purpose.
The emergency lighting must be subjected to routine inspections and tests in
accordance with BS 5266, Part 1, 1988. The certificate also detailed in the British
Standard is acceptable for this purpose.

20

Fire Resistant Glazing

21

Fire detection and alarm systems.

Two storey properties.
Where the property is of two storeys only (not including cellars or uninhabitable
rooms) a detection system comprising mains powered self contained smoke alarms
conforming to BS 5446, Part 1, 1990 should be provided to cover hallways, stairs and
landings.

It is recommended that a point type heat detector is also provided within the
kitchen and interlinked to the same system.

Smoke detectors must be positioned within 3m of a bedroom and within 7m of a

kitchen and must be interlinked so that detection of smoke by one unit activates the
alarm signal at all other detectors.
Interlinked mains operated self-contained smoke and heat alarms must incorporate a
trickle charge integral battery back up and must conform to BS 5446, Part 1, 1990
(smoke alarms) and BS 5445, Part 5 (heat detectors). Each detector must
incorporate an audible battery fault warning.
The system must be permanently wired to a separately fused circuit at the distribution
board and all wiring must be in accordance with current Institute of Electrical
Engineers (IEE) wiring regulations. Cable for the power supply and the interlinkage
of detectors need have no special fire survival properties.
The fire alarm signal must be clearly audible throughout the premises providing a
minimum of 85 decibels, 85 dBA at a 3m distance from each point type detector.
Generally self contained alarms should be fixed to the ceiling at least 300mm from
any wall or light fitting and a central position is preferable. If a unit designed for wall
mounting is installed it should be fixed between 300mm and 150mm below the ceiling
in accordance with the manufacturers instructions.
To ensure that routine maintenance such as testing and cleaning can be carried out
safely and easily alarms should not be fixed over the stairwell.
Three storey properties.
In properties more than two stories in height (excluding cellars) the fire alarm system
must conform to BS 5839, Part 1, 1988 and must be provided throughout the
premises. The system must be powered by mains electricity, with battery stand by
supply, be suitably zoned and wired in approved cable and must incorporate manual
break glass call points, automatic fire detection, audible alarms and control and
indicating equipment.

22

The control panel should comply with BS 5839, Part 4 and should be sited within the
ground floor hallway. The panel should be provide with visual and audible warning of
any fault in the system.
Break glass call points must be provided adjacent to all final exits from the building
and near to the staircase at first floor level in a conspicuous position.
The fire alarm system must also include an automatic detection system comprising
the following:a)

Smoke detectors which operate on the optical principle must be provided in all
circulation areas including stairways, passages and landings.

b)

Smoke detectors which operate on the optical or ionisation principle will be

required in cellars, store rooms and bedrooms used for sleeping purposes
only.
Point type smoke detectors should comply with BS 5445, Part 7, 1984

c)

A heat detection system must be provided in all bedsits incorporating cooking

facilities, kitchens and communal rooms with the exception of Wcs and
bathrooms containing no fire risk.
Point type heat detectors must comply with BS 5445, Part5.

d)

The number and location of fire alarm sounders should be sufficient to

produce the sound level recommended in BS 5839.

On completion the installer must certify that the installation complies with BS 5839,
Part 1, 1988 and the model certificate of completion and commissioning of a fire
alarm system, as detailed in Appendix B of the British Standard is acceptable for this
purpose.
The fire alarm system must be subject to periodic testing and a log book provided on
the premises, in the care of a responsible person, which should be readily available
for examination.

Self contained flats.

Generally in these types of properties where inner entrance lobbies are provided a
mixed system of fire detection will be required to BS 5839 , Part 6, 1995.
This system should consist of fire alarms and smoke detection to the protected
means of escape and heat detection to the entrance lobby of each flat in accordance
with BS 5839, Part 1, L2 type system. Break glass call points are required
appropriately sited and a sound level of 75 decibels at each bedhead must be
achieved.

23

Activation of any detector or break glass point on this system shall activate all
sounders forming apart of the L2 system to ensure evacuation of all individual flats.
In addition a detection system to BS 5446, Part 1,1990 (as described previously for
two storey properties) will be required to each flat. This system shall include smoke
detection within the entrance lobby of each flat interlinked to a heat detector in each
kitchen.

There will be no interlinkage of these systems between individual

flats.
Fire fighting equipment.
Portable fire extinguishers should conform to BS 5423, the standard for portable fire
extinguishers and should be installed and maintained as outlined in BS 5306, Part 3.
Extinguisher should be located in conspicuous positions on securely fixed mounting
brackets with the handles approximately 1m from the floor and so positioned as to
provide easy accessibility whilst still allowing unobstructed passage.
The general requirement for the provision of extinguishers consists of :a)
b)

9 litre water extinguishers to the ground and first or second floor landings,
A fire blanket in each bedsit and shared kitchen.

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Management.
Having provided adequate fire precautions they are of little use if they do not work
when needed and all equipment must be repaired when faulty.
Fire doors that stick or are wedged open are not fire doors. Its too late when a fire
has started and in any case the occupant may be out - or trapped.

Regulation 10 of the Housing (Management of Houses in Multiple Occupation)

Regulations 1990 imposes a duty on managers to ensure all provisions for
means of escape, apparatus and systems provided by way of fire precautions
are maintained in good order and repair.

Furthermore not only does the structure have to be maintained and fire alarms and
emergency lighting kept operational at all times but escape routes need to be kept
free from obstruction and rubbish must not be allowed to accumulate.
The Housing Act 1996 contains a provision that imposes a duty on the owner or
manager of any HMO to prevent a state of affairs whereby a notice could be served
to ensure adequate fire precautions and other matters. Not only could the owner or
manager be fined in the Magistrates Court (up to a maximum of 5,000) but the
tenant could also sue them for loss, damage or personal injury suffered as a
consequence.

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A Guide To
The Furniture
and Furnishings
(Fire)(Safety)
Regulations 1993
Furniture, includes sofas, chairs, beds, headboards and mattresses, sofa beds,
nursery furniture, garden furniture, cushions and pillows.
From 1st March 1993 the above regulations were introduced which required that from
that date any replacement furniture provided, whether new or used, in furnished
accommodation, complies with the Furniture and Furnishings Regulations 1988.
From 31st December 1996 all furniture provided to new tenants (including that
already existing in the house) was required to comply with these regulations.
Check that your furniture has permanent warning labels as below.

The Caution

CARELESSNESS
CAUSES FIRE
A.N. Other Ltd. AB1 2XY

Name and postal code of first

supplier in the United Kingdom

AB 1234

Batch or identification number

1 March 1990

Date manufactured or imported

This article contains CM Foam which

passes the specified test.
All upholstery is cigarette resistant.

Description of filling material(s)

Description of covering
material(s)

All cover fabric is cotton and is match

resistant

Whether or not the article

includes a fire-resistant
interliner

This article does not include a

Schedule 3 interliner

.
This means that it is almost certain to comply

If it has no permanent label then you can assume that it does not
comply at all.

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All new furniture, except mattresses and bed bases, pillows, scatter cushions and seat pads,
loose and stretch covers for furniture must carry a display label at the point of sale of the type
illustrated below.

Appropriate to new furniture which

meets the filling requirements and is
cigarette resistant, that is baby nests. The
word product may be substituted for
the word furniture on the second side
of the label.

Appropriate to new furniture which

meets the filling requirements and is
both cigarette and match resistant.

Appropriate to new furniture with a

limited range of cover fabrics. The cover
fabric is not match resistant, but the
furniture has an interliner which passes
the specified test. The furniture meets the
filling requirements and is cigarette
resistant.

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Basic Reminders on Fire Precautions

1. Make sure that all members of your family (age permitting) are familiar with the
escape route or routes that have been approved by the Local Authority, and know
how to call the fire brigade. The evacuation procedures should be discussed with
the landlords representatives to ensure that your information is correct. Where
possible all residents should participate in fire drills.
2. Buildings which have been inspected under Housing legislation in relation to means
of escape in case of fire will be required to maintain specific escape routes. These
will normally involve the internal stairway down to the street, and every occupier will
be required to ensure that their front entrance door or other doors between their
accommodation and the stairway are maintained self-closing and also that the
stairway is not obstructed or used for storage purposes of any kind.
3. Even when you are at home do not leave children alone, especially in rooms where
heating or cooking appliances are in use, and keep matches and lighters out of their
reach.
4. Never fill a chip pan more than a third full with oil or fat and never leave the pan
unattended with the heat turned on . If you do have a chip pan fire do not throw
water on it - turn off the heat if it is safe do so, smother the flames with a damp
cloth, fire blanket or the chip pan lid and leave the pan to cool for at least half an
hour.
5. Keep an eye on the elderly - make sure they take sensible fire precautions,
especially with cigarettes and pipes. Remind them to follow the manufacturers
instructions when using electric blankets.
6. Do not smoke in bed - it is a major cause of fires in the home. Always finish your
cigarette or pipe before going into the bedroom and make sure that you have put it
out properly.
7. Wherever possible portable heaters should not be used but when this cannot be
avoided they should be kept well away from furniture and furnishings. See that
nothing can fall onto them and that they are in a place where they cannot be
knocked over. Paraffin or LPG heaters should never be used..
8. Routine precautions at bedtime should include the following:a) Switch off all electrical appliances (except those that are designed to be left on all
the time) and remove the plugs carefully - not by pulling the flex.
b) Check for burning cigarettes or pipes.
c) Put a guard on any open fire.
d) Close the door of unoccupied rooms.

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