Fire safety

Some key considerations for fire safety

Fire safety is a complex subject, but it is helpful to at least be acquainted with some of the most common considerations at play in an HMO.

• The key elements in fire. As a fundamental principle, it always needs to be remembered that fire needs a source of ignition, oxygen and fuel to burn (the 'fire triangle'). For our purposes, oxygen is a given, whilst fuel and ignition sources can be separated/ minimised through good management. We not only need to be alert to any current hazards in which a fuel load is near a source of ignition, but also the potential for this to happen. For example, an empty cupboard containing an electrical distribution box is almost an invitation for tenants looking to store cardboard boxes, so should be noted as a potential hazard.

• Separating higher risk areas. Kitchens and lounges are in the main considered higher risk because this is where dangerous fires are more likely to start (particularly when people are in bed), but some properties may have other higher risk areas- such as understairs cupboards containing electrics. A fire door separating these areas from the rest of the house will allow people far more time to escape. Be aware that some doors do not come up to scratch as a fire door- make sure you use a good fitter who is aware of the complexities of what is required. Doors should be inspected regularly to ensure functionality.

• Ensuring escape routes. This should be an uncomplicated route without any need for keys to get to an outside place of safety (i.e. well away from the property). Often, this will be a staircase/ hallway leading to the front door. Sometimes it may have to be a back door or, as an absolute last resort, a designated escape window. There should be no trip hazards or other obstacles on the way. Try to imagine the route filled with smoke- could you find your way out without being able to see well?

• Escape routes need fire separation. This means no holes for smoke or hot gases to pass through, such as gaps around doors, holes for pipework or vents. The materials used to separate the route should be fire retardant, such as brick, plaster or plasterboard. It is important to protect staircases; a common issue is the underneath of stairs being covered in plywood.

• Ensuring adequate detection systems. A fire in a domestic property, to present a major danger to occupants, will tend to need to be undetected for long enough to become unmanageable. In most HMO properties, a Grade D system is sufficient- hardwired interlinked detectors with a battery back-up in case of power failure. The coverage should be either ‘LD1’ or ‘LD2’:

LD1 coverage: a system installed throughout, incorporating detectors in all circulation spaces that form part of the escape routes, and in all rooms and areas in which fire might start. This usually means detectors are in bedrooms, hallways, lounges and kitchens. This system is better for larger or higher risk properties, such as three story houses.

LD2 coverage: a system incorporating detectors in all circulation spaces that form part of the escape routes and in all rooms or areas that present a high fire risk to occupants i.e. risk rooms. This usually means that as a minimum detectors are in hallways, lounges and kitchens (generally smoke detectors in the downstairs hall, upstairs landing and lounge, and a heat detector in the kitchen). This system is more appropriate for smaller, lower risk properties.

A Grade A system (alarm panel system) is generally recommended for larger properties or where the risk is otherwise high.