Houses in Multiple Occupation fire safety guidance

If a fire breaks out in a House in Multiple Occupation (HMO) and there are no provisions to restrict the spread it can seriously reduce the time occupants will have to escape from the building. The presence of a well designed fire alarm system along with a suitable means of escape route will significantly extend the time available to evacuate the building and reduce the risk of serious harm or even death.

This guide to fire safety is intended to give guidance to owners, landlords, managing agents, tenants and other interested parties on the relevant fire safety requirements that Stockton-on-Tees Borough Council, in partnership with Cleveland Fire Brigade feel would be necessary in certain Houses in Multiple Occupation and self-contained flats. By following this guide it will ensure that occupiers will be housed in safe, good quality accommodation.

The approach in this guidance document is intended to provide early warning of a fire to all occupiers of a building and to ensure that they can escape safely from that building to a place of ultimate safety.

To achieve this the fire safety requirements comprises the following:

1. protected escape route
2. automatic fire detection and alarms (smoke/heat detectors and alarms) to give early warning to occupiers
3. emergency lighting (in larger properties) to aid escape from a building
4. fire-fighting equipment
5. fire safety signs
6. surface finishes and floor coverings
7. management and maintenance of fire safety systems
8. adequate and approved storage and household waste disposal processes for all households

Properties that have any of the following may require work to reduce the fire risk and to improve fire safety:

• No fire detection or alarm systems
• Doors, walls and ceilings in certain locations that are not fire resistant
• Flammable floor and wall coverings
• Complex escape routes
• Long distances of travel to a place of safety
• Stored or discarded items on the escape route
• No emergency (or borrowed) lighting to the escape route
• Inadequate storage and household waste disposal processes for all households

In addition the layout within the accommodation must be satisfactory. A poor layout can present a fire risk to the occupant before he/she is able to reach the protected escape route. Sleeping areas or rooms should be closer to the exit door for the accommodation than living areas or kitchen facilities.

This guide to fire safety does not set prescriptive or new standards; it contains general advice on how to ensure adequate fire safety.

Both the national fire safety guidance and this quick reference guide are only guidance, HMOs due to their very nature vary in size and layout with differing degrees of shared facilities and communal spaces. Requirements may vary from property to property dependent upon the risks presented. Further guidance should be sought on matters you are unsure about or if a property does not fit with the examples provided within these documents.

The design of any systems for fire safety measures should take into account a suitable fire safety risk assessment (see Appendix B).

Alternative fire safety measures may be carried out in order to achieve an equivalent level of fire safety having taken into account a suitable fire safety risk assessment (see Appendix A). Similarly the existing fire safety requirements in a property may not be the same as those recommended but as long as it can be demonstrated that they meet an equivalent standard of fire safety they are likely to be acceptable. If it is found that existing arrangements are not satisfactory then there may be other ways to comply with the requirements.

The examples provided relate to some of the most commonly encountered types of residential premises and suggests fire safety solutions, which if applied could achieve an acceptable standard of fire safety.

The examples provided assume a normal level of risk and that the occupiers are: able bodied, not from any particularly vulnerable group (e.g. impaired sight or hearing, elderly or frail or people with alcohol or drug dependency) and that there are no particular other high risk factors. Where this is not the case a higher and higher risk factors are present then higher levels of fire safety may be required.

Legislation may change over time and the advice given is based on the information available at the time this guidance was produced. It is not necessarily comprehensive and is subject to revision in the light of further information becoming available. This guidance is intended to illustrate good practice and is not intended to be seen as a definitive interpretation of, nor a substitute for the relevant law, that can only be done by the courts or tribunals. Independent legal advice should be sought where appropriate.

Housing Act 2004

The Housing Act 2004 brought in a new system of regulation for fire safety in existing residential premises by way of the Housing Health and Safety Rating System (HHSRS), licensing provisions for HMOs and management regulations for HMOs. In practice the HHSRS is the principal tool used to assess and regulate fire safety standards, but HMO licensing conditions will reflect HHSRS requirements. The responsible person for the purposes of fire safety provision and maintenance at the residential accommodation is the person having control - usually the landlord, or alternatively the manager.

Part 1 of the Act introduced the HHSRS which is an approach to the evaluation of the potential risks to health and safety in dwellings. The HHSRS provides a means of assessing the risk of a fire starting and the threat from exposure to an uncontrolled fire and associated smoke in a dwelling. In addition the HHSRS also looks at the potential for harm from fire, such as typical injuries as a result of exposure to fire and smoke, along with the preventative measures and the ideal: this gives an indication of the measures and the standards required to avoid or minimise the fire hazard. It is these measures and standards that are reflected in this guidance.

Regulatory Reform (Fire Safety) Order 2005

Alongside the Housing Act 2004, the Regulatory Reform (Fire Safety) Order 2005 (FSO) introduced duties in relation to fire safety in the common areas of HMOs (the FSO does not apply to HMOs which are occupied as shared houses). In order to comply with the duties imposed by the FSO, the responsible person must carry out a fire risk assessment to identify what fire hazards exist at the premises and what measures have been taken (or will be taken) to minimise the risk. It is a requirement that any fire risk assessment is completed by a competent person when the responsible person does not have the requisite skills or experience. The fire risk assessment must be in writing where the premises are licensed or where 5 or more persons are employed, however, Stockton-on-Tees Borough Council and Cleveland Fire Brigade strongly recommends and advises that all properties are subject to a fire risk assessment which should be recorded or written down.

Guidance

Guidance for local authorities under the Housing Act 2004 is contained in the HHSRS Operating Guidance and HHSRS Enforcement Guidance. Guidance to the fire and rescue authorities under the FSO has been issued in the HM Government Fire Safety Risk Assessment Sleeping Accommodation Guide; Communities and Local Government (CLG) have published both.

Given that there were two sets of guidance published by the CLG it was widely recognised that a single set of national, risk-based guidance was needed to inform local housing authorities, fire rescue authorities and landlords in their application of fire safety solutions. As a result the LACORS "Housing - Fire Safety" document was produced in partnership with the Chief Fire Officers Association and the Chartered Institute of Environmental Health to help bring some national consistency.

Ensure that the automatic fire detection and emergency lighting systems are wired into the landlord's electrical circuit and not through any pay or key-operated systems. 

If there is a habitable basement or attic in addition to the 2 storeys the property would be classed as a 3 storey HMO.

If you are unsure about anything in this document, you should contact the Private Sector Housing team for further advice and guidance.

Protected escape routes

A 30 minute protected escape route is required, therefore:

• Walls, ceilings and floors within the staircase enclosure or hallways that form part of the protected route to be 30 minute fire resistant.
• 30 minute fire resistant doors and frames required (FD30s) to all rooms leading onto the staircase enclosure or hallways that form part of the protected route (with the exception of bathrooms and W/C's). Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals
• 30 minute fire resistant doors and frames required (FD30s) to all risk rooms in which detection is provided, i.e. lounge and kitchen. Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• Where locks or latches are fitted to doors including the final exit doors they must be openable by the occupiers from the inside without the use of a removable key (i.e. thumbturn).
• Ceilings to rooms where cooking facilities are provided to be 30 minute fire resistant.
• Stairs to be underdrawn to provide 30 minute fire resistance.
• Under-stairs cupboards and cupboards located on the escape route to have 30 minute fire resistant walls, ceilings and lining, 30 minute fire resistant doors and frames (FD30) including intumescent strips.
  The doors to be fitted with an effective lock and kept locked shut when not in use.
  Provide and fix to the outside face of the door a suitable notice at eye level stating "THIS DOOR TO BE KEPT LOCKED SHUT WHEN NOT IN USE". (In accordance with the requirements of BS 5499: Part 1).
• If detection is provided within the under-stairs cupboard or to cupboards located upon the escape route then a 30 minute fire resistant door and frame (FD30s) including intumescent strips and smoke seals will be required.
  Alternatively the cupboard can be permanently sealed shut and taken out of use.
• Where walls and ceilings are required to achieve 30 minutes fire resistance, the presence of holes or gaps around any service pipes or wires that pass through will mean the wall or ceiling fails to meet this requirement.

Fire detection and alarm system - mixed system

Grade D, LD2 system (see appendix B)

• interlinked mains wired smoke alarms with integral battery back-up located throughout the protected escape route at each floor level
• interlinked mains wired smoke alarms with integral battery back-up located in any cellar

Where cooking facilities are provided within a bedsit:

• interlinked mains wired heat alarm with integral battery back-up located in that bedsit; and
• additional non-interlinked mains wired smoke alarm with integral battery back-up located in that bedsit.

Where cooking facilities are provided within a shared kitchen, and not within any of the bedsits:

• interlinked mains wired smoke alarm with integral battery back-up located in each bedsit; and
• interlinked mains wired heat alarm with integral battery back-up located in each shared kitchen.

Note: Where a HMO contains a mix of units with and without cooking facilities within the bedsits an appropriate mix of the two systems will be required.

Lighting of protected escape routes

Conventional artificial lighting is required. Emergency escape lighting required only if the route is long or complex, or where there is no effective borrowed light. An example of effective borrowed light would be street lighting that illuminates the staircase.

Fire-fighting equipment

• Fire blanket to be provided in each room with cooking facilities
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. (Where extinguishers are provided they must be regularly checked and training given to all residents for their use).

Fire safety signs

Signage only required if the protected escape route is long or complex.

Surface finishes and floor coverings

In the early stages of a fire, the safety of a building's occupants can be affected by the properties of surface linings and the finishes of walls, ceilings and soffits.

Floor coverings throughout the protected route (i.e. stairways, hallways, landings and lobbies) of all categories of HMO should conform to low radius of fire spread (up to 35mm) when tested in accordance with the latest edition of BS 4790 or the European equivalent.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems

Protected escape routes

A 30 minute protected escape route is required, therefore:

• Walls, ceilings and floors within the staircase enclosure or hallways that form part of the protected route to be 30 minute fire resistant.
• 30 minute fire resistant doors and frames required (FD30s) to all rooms leading onto the staircase enclosure or hallways that form part of the protected route (with the exception of bathrooms and W/C's). Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• 30 minute fire resistant doors and frames required (FD30s) to all risk rooms in which detection is provided, i.e. lounge and kitchen. Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• Where locks or latches are fitted to doors including the final exit doors they must be openable by the occupiers from the inside without the use of a removable key (i.e. thumbturn).
• Ceilings to rooms where cooking facilities are provided to be 30 minute fire resistant.
• Stairs to be underdrawn to provide 30 minute fire resistance.
• Under-stairs cupboards and cupboards located on the escape route to have 30 minute fire resistant walls, ceilings and lining, 30 minute fire resistant doors and frames (FD30s) including intumescent strips and smoke seals. The doors to be fitted with an effective lock and kept locked shut when not in use. Provide and fix to the outside face of the door a suitable notice at eye level stating "THIS DOOR TO BE KEPT LOCKED SHUT WHEN NOT IN USE". (In accordance with the requirements of BS 5499: Part 1).
• If detection is provided within the under-stairs cupboard or to cupboards located upon the escape route then a 30 minute fire resistant door and frame (FD30s) Including intumescent strips and smoke seals will be required. Alternatively the cupboard can be permanently sealed shut and taken out of use.
• Where walls and ceilings are required to achieve 30 minutes fire resistance, the presence of holes or gaps around any service pipes or wires that pass through will mean the wall or ceiling fails to meet this requirement.

Fire detection and alarm system - mixed system

Grade A, LD2 system (see appendix B)

• suitably located call points and control panel;
• interlinked mains wired smoke detectors with integral battery back-up located throughout the protected escape route at each floor level;
• interlinked mains wired smoke detectors with integral battery back-up located in any cellar

Where cooking facilities are provided within a bedsit:

• interlinked mains wired heat detectors with integral battery back-up located in each bedsit; and
• additional Grade D, non-interlinked mains wired smoke alarms with integral battery back-up located in each bedsit;

Where cooking facilities are provided within a shared kitchen and not within any of the bedsits:

• interlinked mains wired smoke detectors with integral battery back-up located in each bedsit; and
• interlinked mains wired heat detector with integral battery back-up located in each shared kitchen

Note: Where a HMO contains a mix of units with and without cooking facilities within the bedsits an appropriate mix of the two systems will be required.

Lighting of protected escape routes

Conventional artificial lighting is required. Emergency escape lighting required only if the route is long or complex, or where there is no effective borrowed light. An example of effective borrowed light would be street lighting that illuminates the staircase.

Fire-fighting equipment

• Fire blanket to be provided in each room with cooking facilities
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. (Where extinguishers are provided they must be regularly checked and training given to all residents for their use)

Fire safety signs

Signage only required if the protected escape route is long or complex.

Surface finishes and floor coverings

In the early stages of a fire, the safety of a building's occupants can be affected by the properties of surface linings and the finishes of walls, ceilings and soffits.

Floor coverings throughout the protected route (i.e. stairways, hallways, landings and lobbies) of all categories of HMO should conform to low radius of fire spread (up to 35mm) when tested in accordance with the latest edition of BS 4790 or the European equivalent.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems

Ensure that the automatic fire detection and emergency lighting systems are wired into the landlord's electrical circuit and not through any pay or key-operated systems. 

If there is a habitable basement/attic in addition to the 2 storeys the property would be classed as a 3 storey HMO. 

If you are unsure about anything in this document, you should contact the Private Sector Housing team for further advice and guidance

Protected escape routes

Generally no requirement for a full 30 minute protected route in smaller shared houses but the escape route should have sound, traditional construction and should not pass through risk rooms (living rooms, kitchens or dining rooms) in order to reach the means of escape.

No requirement for fire doors, but sound, solid constructed and close fitting doors are required.

Alternatively, provide suitable escape windows from bedrooms and living rooms.

However, where construction standards are poor, travel distances are long or other high risk factors are present a 30 minute protected route may be required.

In addition the fire risk may increase if the occupants present a higher risk due to factors such as limited mobility, drug/alcohol dependency or language barriers.

The exact arrangements in respect of occupation will vary from shared house to shared house and this may result in 'grey areas' in determining whether a house is a shared house, which provides a lower fire safety risk due to the mode of occupation. Each case will need to be considered individually.

Where a 30 minute protected route is required then you should refer to the guidance given in respect of a protected escape route for 3 or 4 storey shared houses.

Fire detection and alarm system

Grade D, LD3 system (see appendix B)

• interlinked mains wired smoke alarms with integral battery back-up located in the protected escape route at each floor level
• additional interlinked mains wired heat alarms with integral battery back-up located in all kitchens
• additional interlinked mains wired smoke alarms with integral battery back-up located in all lounges; and
• additional interlinked mains wired smoke alarms with integral battery back-up located in any cellar.

Lighting of protected escape routes 

Conventional artificial lighting is required. No requirement for emergency escape lighting.

Fire-fighting equipment

• Fire blanket to be provided in all kitchens
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. Where extinguishers are provided they must be regularly checked and training given to all residents for their use.

Fire safety signs

No requirement

Surface finishes and floor coverings

In lower risk shared houses this requirement may be relaxed.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems

Protected escape routes

The ideal is for the protected escape route to be enclosed in 30-minute fire resisting construction with FD30 fire doors and frames. In existing 3 storey shared houses of low risk it may be possible to accept existing walls and partitions if 20 minutes fire resistance can be achieved. This is likely to be met if walls and partitions are of sound, conventional construction. Sound lath and plaster construction should meet this requirement. Doors onto the protected escape route may be acceptable if they are of sound, solid construction, and are close fitting and self-closing.

Where a 30 minute protected escape route is required:

• Walls, ceilings and floors within the staircase enclosure or hallways that form part of the protected route to be 30 minute fire resistant.
• 30 minute fire resistant doors and frames required (FD30s) to all rooms leading onto the staircase enclosure or hallways that form part of the protected route (with the exception of bathrooms and W/C's). Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• 30 minute fire resistant doors and frames required (FD30s) to all risk rooms in which detection is provided, i.e. lounge and kitchen. Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• Where locks or latches are fitted to doors including the final exit doors they must be openable by the occupiers from the inside without the use of a removable key (i.e. thumbturn).
• Ceilings to rooms where cooking facilities are provided to be 30 minute fire resistant.
• Stairs to be underdrawn to provide 30 minute fire resistance.
• Under-stairs cupboards and cupboards located on the escape route to have 30 minute fire resistant walls, ceilings and lining, 30 minute fire resistant doors and frames (FD30) including intumescent strips. The doors to be fitted with an effective lock and kept locked shut when not in use. Provide and fix to the outside face of the door a suitable notice at eye level stating "THIS DOOR TO BE KEPT LOCKED SHUT WHEN NOT IN USE". (In accordance with the requirements of BS 5499: Part 1).
• If detection is provided within the under-stairs cupboard or to cupboards located upon the escape route then a 30 minute fire resistant door and frame (FD30s) including intumescent strips and smoke seals will be required. Alternatively the cupboard can be permanently sealed shut and taken out of use.
• Where walls and ceilings are required to achieve 30 minutes fire resistance, the presence of holes or gaps around any service pipes or wires that pass through will mean the wall or ceiling fails to meet this requirement.

Fire detection and alarm system 

Grade D, LCD system (see appendix B)

• interlinked mains wired smoke alarms with integral battery back-up located in the protected escape route at each floor level;
• additional interlinked mains wired heat alarm with integral battery back-up located in all kitchens;
• additional interlinked mains wired smoke alarm with integral battery back-up located in all lounges; and
• additional interlinked mains wired smoke alarm with integral battery back-up located in any cellar.

Lighting of protected escape routes

Conventional artificial lighting is required. Emergency escape lighting required only if the route is long or complex, or where there is no effective borrowed light. An example of effective borrowed light would be street lighting that illuminates the staircase.

Fire-fighting equipment

• Fire blanket to be provided in all kitchens
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. (Where extinguishers are provided they must be regularly checked and training given to all residents for their use).

Fire safety signs

Signage only required if the protected escape route is long or complex

Surface finishes and floor coverings

In lower risk shared houses this requirement may be relaxed.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems

Hostel type accommodation may vary greatly in its size and complexity, ranging from small 'Supported Lodgings' schemes to large direct access hostels having over 50 bedrooms.

It is therefore difficult to specify standard fire protection schemes and as such each case must be assessed individually in consultation with Cleveland Fire Brigade

For this reason, the guidance provided is for illustration purposes only

In general, hostels of 3 or more storeys having up to 10 occupants will require an automatic fire detection and warning system in accordance with the latest edition of British Standard 5839: part 1 and part 6.

Larger Hostels will, in most cases require a more sophisticated system.

In all cases the communal escape routes must be made a protected escape route by fitting 30 minute fire resisting self closing doors to all adjoining risk rooms in accordance with the latest edition of British Standard 476 Part 22.

Communal kitchens must be provided with fire blankets. Additional fire extinguishers may also be required at appropriate locations throughout the building.

Under the Fire Safety Order 2005, the owner/occupier/employer (responsible person) is required to carry out a suitable and sufficient Fire Risk Assessment of their premises for the safety of all persons legally allowed into, or on their premises.

A Fire Risk Assessment must be carried out if:

• you are responsible for managing the common-access areas of a HMO

A Fire Risk Assessment assesses the fire risks, the protective and preventative measures and processes/procedures in force in premises against established standards. The assessment identifies necessary controlling measures to remove or reduce risk to an acceptable level and produces an action plan for compliance and it should assess the following:

• fire detection systems
• fire exits, escape route and evacuation strategies
• travel distances and occupancy factors
• emergency lighting systems
• fire signage
• sprinkler systems
• smoke control and ventilation systems
• fire safety training provision
• testing and maintenance schedules

More detailed information can be found in the government's fire safety risk assessment: sleeping accommodation.

The specific advice of Cleveland Fire Brigade and The Private Sector Housing team should always be sought before carrying out fire protection work to any hostel type accommodation.

Ensure that the automatic fire detection and emergency lighting systems are wired into the landlord's electrical circuit and not through any pay or key-operated systems. 

The following is for illustration purposes and would only prove suitable in limited circumstances: details of appropriate fire safety measures and detection for hostels must be in line with the mandatory required written fire safety risk assessment for the property and BS5839-6.

Protected escape routes

A 30 minute protected escape route is required, therefore:

• Walls, ceilings and floors within the staircase enclosure or hallways that form part of the protected route to be 30 minute fire resistant.
• 30 minute fire resistant doors and frames required (FD30s) to all rooms leading onto the staircase enclosure or hallways that form part of the protected route (with the exception of bathrooms and W/C's). Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• 30 minute fire resistant doors and frames required (FD30s) to all risk rooms in which detection is provided, i.e. lounge and kitchen. Doors to be provided with surface mounted self-closing devices, intumescent strips and smoke seals.
• Where locks or latches are fitted to doors including the final exit doors they must be openable by the occupiers from the inside without the use of a removable key (i.e. thumbturn).
• Ceilings to rooms where cooking facilities are provided to be 30 minute fire resistant.
• Stairs to be underdrawn to provide 30 minute fire resistance.
• Under-stairs cupboards and cupboards located on the escape route to have 30 minute fire resistant walls, ceilings and lining, 30 minute fire resistant doors and frames (FD30s) including intumescent strips and smoke seals. The doors to be fitted with an effective lock and kept locked shut when not in use. Provide and fix to the outside face of the door a suitable notice at eye level stating "THIS DOOR TO BE KEPT LOCKED SHUT WHEN NOT IN USE". (In accordance with the requirements of BS 5499: Part 1).
• If detection is provided within the under-stairs cupboard or to cupboards located upon the escape route then a 30 minute fire resistant door and frame (FD30s) Including intumescent strips and smoke seals will be required. Alternatively the cupboard can be permanently sealed shut and taken out of use.
• Where walls and ceilings are required to achieve 30 minutes fire resistance, the presence of holes or gaps around any service pipes or wires that pass through will mean the wall or ceiling fails to meet this requirement.

Fire detection and alarm system

Grade A, LD2 system (see appendix B)

• suitably located call points and control panel;
• interlinked mains wired smoke detectors with integral battery back-up located throughout the protected escape route at each floor level;
• interlinked mains wired smoke detectors with integral battery back-up to all rooms that open on to the escape route;
• additional interlinked mains wired heat detector with integral battery back-up located in all kitchens;
• additional interlinked mains wired smoke detector with integral battery back-up located in all lounges and dining rooms; and
• additional interlinked mains wired smoke alarm with integral battery back-up located in any cellar.

Lighting of protected escape routes

Conventional artificial lighting is required.

Details and positioning of emergency escape lighting will be determined by the responsible persons in line with the fire safety risk assessment and the current BS 5266-1 and 5266-8.

Fire-fighting equipment

• Fire blanket to be provided in all kitchens
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. (Where extinguishers are provided they must be regularly checked and training given to all residents for their use).

Fire safety signs

Signage only required if the protected escape route is long or complex.

Details and positioning of fire safety signs will be determined by the responsible persons in line with the fire safety risk assessment and the current BS 5499-5.

Surface finishes and floor coverings

In the early stages of a fire, the safety of a building's occupants can be affected by the properties of surface linings and the finishes of walls, ceilings and soffits.

Floor coverings throughout the protected route (i.e. stairways, hallways, landings and lobbies) of all categories of HMO should conform to low radius of fire spread (up to 35mm) when tested in accordance with the latest edition of BS 4790 or the European equivalent.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems.

Ensure that the automatic fire detection and emergency lighting systems are wired into the landlord's electrical circuit and not through any pay or key-operated systems. 

If you are unsure about anything in this document, you should contact the Private Sector Housing team for further advice and guidance.

Protected escape routes

A 30 minute protected escape route is required, therefore:

• Walls, ceilings and floors within the staircase enclosure or hallways that form part of the protected route to be 30 minute fire resistant.
• 30 minute fire resistance between each flat. However on risk assessment there may be no requirement for additional fire-resisting separation between flats providing walls and ceilings are of sound traditional construction and additional compensatory detection is fitted.
• 30 minute fire resistant doors and frames required (FD30s) to all rooms opening onto the staircase enclosure or hallways that form part of the protected route. Doors to be provided with surface mounted self- closing devices, intumescent strips and smoke seals. No requirement for fire doors within flats, but sound, well-constructed and close fitting conventional doors are required
• Where locks or latches are fitted to doors including the final exit doors they must be openable by the occupiers from the inside without the use of a removable key (i.e. thumb turn).
• Stairs to be underdrawn to provide 30 minute fire resistance.
• Under-stairs cupboards and cupboards located on the escape route to have 30 minute fire resistant walls, ceilings and lining, 30 minute fire resistant doors and frames (FD30) including intumescent strips. The doors to be fitted with an effective lock and kept locked shut when not in use. Provide and fix to the outside face of the door a suitable notice at eye level stating "THIS DOOR TO BE KEPT LOCKED SHUT WHEN NOT IN USE". (In accordance with the requirements of BS 5499: Part 1).
• If detection is provided within the under-stairs cupboard or to cupboards located upon the escape route then a (FD30s) 30 minute fire resistant door (including intumescent strips and smoke seals) will be required. Alternatively the cupboard can be permanently sealed and taken out of use.
• Where walls and ceilings are required to achieve 30 minutes fire resistance, the presence of holes or gaps around any service pipes or wires that pass through will mean the wall or ceiling fails to meet this requirement.

Fire detection and alarm system - mixed system

Grade D, LD2 system (see appendix B)

• interlinked mains wired smoke alarms with integral battery back-up located in the protected escape route for the building at each floor level;
• interlinked mains wired heat alarms with integral battery back-up in each flat located in the room/lobby of the flat, which opens onto the protected route for the building;
• additional interlinked mains wired smoke alarm with integral battery back-up located in any cellar.

Grade D, LD3 system (see appendix B)

• non-interlinked mains wired smoke alarm with integral battery back-up in each flat located in the room/lobby of the flat, which opens on to the protected route of the building.

Where the fire risk assessment identifies higher than normal risk, the BS 5839: part 6, LD2 interpretation of "rooms or areas that present a high fire risk to occupants" may include living rooms, bedrooms and kitchens within the flats, thereby providing automatic detection in these rooms in addition to the common parts and internal entrance hall/lobby within flats. Where this is the case, this additional detection would be an additional grade D system within the flat (i.e. a mixed system overall) so as to avoid whole-house false alarms.

Lighting of protected escape routes

Conventional artificial lighting is required. Emergency escape lighting required only if the route is long or complex, or where there is no effective borrowed light. An example of effective borrowed light would be street lighting that illuminates the staircase.

Fire-fighting equipment

• Fire blanket to be provided in each room with cooking facilities (recommended good practice)
• Simple multi-purpose fire extinguisher on each floor in the common parts (ground floor only if no first floor common parts) where fire risk assessment shows a requirement. (Where extinguishers are provided they must be regularly checked and training given to all residents for their use).

Fire safety signs

No requirement

Surface finishes and floor coverings

In the early stages of a fire, the safety of a building's occupants can be affected by the properties of surface linings and the finishes of walls, ceilings and soffits.

Floor coverings throughout the protected route (i.e. stairways, hallways, landings and lobbies) of all categories of HMO should conform to low radius of fire spread (up to 35mm) when tested in accordance with the latest edition of BS 4790 or the European equivalent.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems.

Ensure that the automatic fire detection and emergency lighting systems are wired into the landlord's electrical circuit and not through any pay or key-operated systems. 

If you are unsure about anything in this document, you should contact the Private Sector Housing Division for further advice and guidance.

Protected escape routes

A 30 minute protected escape route is required, therefore:

• Walls, ceilings and floors within the staircase enclosure or hallways that form part of the protected route to be 30 minute fire resistant.
• 30 minute fire resistance is required between each flat. However on risk assessment there may be no requirement for additional fire-resisting separation between flats providing walls and ceilings are of sound traditional construction and additional compensatory detection is fitted.
• 30 minute fire resistant doors and frames required (FD30s) to all rooms opening onto the staircase enclosure or hallways that form part of the protected route. Doors to be provided with surface mounted self closing devices, intumescent strips and smoke seals. No requirement for fire doors within flats, but sound, Well-constructed and close fitting conventional doors are required. Travel distance must not be excessive.
• Where locks or catches are fitted to the doors of each unit of accommodation or to the final exit doors they must be fitted with locks or catches which are openable by the occupiers from the inside without the use of a removable key (i.e. thumb turn).
• Stairs to be underdrawn to provide 30 minute fire resistance
• Under-stairs cupboards and cupboards located on the escape route to have 30 minute fire resistant walls, ceilings and lining, 30 minute fire resistant doors and frames (FD30) including intumescent strips. The doors to be fitted with an effective lock and kept locked shut when not in use. Provide and fix to the outside face of the door a suitable notice at eye level stating "THIS DOOR TO BE KEPT LOCKED SHUT WHEN NOT IN USE". (In accordance with the requirements of BS 5499: Part 1).
• If detection is provided within the under-stairs cupboard or to cupboards located upon the escape route then a (FD30s) 30 minute fire resistant door including intumescent strips and smoke seals) will be required. Alternatively the cupboard can be permanently sealed and taken out of use.
• Where walls and ceilings are required to achieve 30 minutes fire resistance, the presence of holes or gaps around any service pipes or wires that pass through will mean the wall or ceiling fails to meet this requirement.

Fire detection and alarm system

Grade D, LD2 system (see appendix B)

• suitably located call points and control panel;
• interlinked mains wired smoke detectors located in the protected escape route for the building at each floor level;
• interlinked mains wired heat detectors in each flat, located in the room/lobby of the flat that opens onto the protected route for the building;
• additional interlinked mains wired smoke alarm with integral battery back-up located in any cellar.

Grade D, LD3 system (see appendix B)

• non-interlinked smoke alarm with integral battery back-up in each flat, located in the room/lobby of the flat that opens onto the protected route of the building.

Note: where the fire risk assessment identifies higher than normal risk, the BS 5839: part 6, LD2 interpretation of "rooms or areas that present a high fire risk to occupants" may include living rooms, bedrooms and kitchens within the flats, thereby providing automatic detection in these rooms in addition to the common parts and internal entrance hall / lobby within flats. Where this is the case, this additional detection would be an additional grade D system within the flat (i.e. a mixed system overall) so as to avoid whole-house false alarms.

Lighting of protected escape routes

Conventional artificial lighting is required. Emergency escape lighting required only if the route is long or complex, or where there is no effective borrowed light. An example of effective borrowed light would be street lighting that illuminates the staircase.

Fire-fighting equipment

• Fire blanket to be provided in each room with cooking facilities (recommended good practice).
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. (Where extinguishers are provided they must be regularly checked and training given to all residents for their use).

Fire safety signs

Final exit sign and signage to be provided along the escape route if the escape route is long or complex.

Surface finishes and floor coverings

In the early stages of a fire, the safety of a building's occupants can be affected by the properties of surface linings and the finishes of walls, ceilings and soffits. Floor coverings throughout the protected route (i.e. stairways, hallways, landings and lobbies) of all categories of HMO should conform to low radius of fire spread (up to 35mm) when tested in accordance with the latest edition of BS 4790 or the European equivalent.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems.

Having identified the general fire precautions that are necessary and having implemented them, their effectiveness is only as good as the management and maintenance of them.

The responsible person (the licensee, landlord or managing agent) has a duty to ensure that the day to day management of fire safety in the property is undertaken and that essential routine maintenance and emergency repairs are properly carried out.

The level of management attention required will be determined as part of the fire risk assessment.

BS 5839: part 1, section 6 contains recommendations for regular, routine testing of AFD systems as follows:

Grade A systems

Routine testing - at least one detector or call point in each zone should be tested weekly to ensure correct operation of the system. Any defect should be recorded in the log book and action taken to correct it.

Routine maintenance - a six-monthly service is recommended, however the frequency of the testing will be recommended by the competent person, usually a specialist alarm engineer, under a maintenance contract. It entails a full test to ensure compliance as specified in with the latest edition of BS 5839: part 1, section 6. It should be recorded in a log book and a periodic inspection and test certificate issued.

Grade D systems

Routine testing - these systems should be tested every month by use of the test button on the smoke alarm.

Routine maintenance - all alarms should be cleaned periodically in accordance with the manufacturer's recommendations.

All systems

It is recommended that all detectors should be tested at least once a year to ensure that they respond to smoke. Tests should not involve the use of open flame or any form of smoke or non-specific aerosol that could contaminate the detection chamber or the electronics of the detector. Suitable specific test aerosols are available. The test is usually carried out by a specialist alarm engineer under a maintenance contract and should be recorded in a log book, with a periodic inspection and test certificate issued.

Grade A systems are more specialist and resident testing will be inappropriate unless there is a trained individual in the property. Clear fault and false alarm reporting arrangements should be put in place, and the responsible person or his/her agent should respond to reports at the earliest opportunity.

It is recommended that a property log book is kept and all routine maintenance and servicing activity as recommended in this guide is recorded in it, along with all reported defects and remedial action taken - including false alarms. Model logbooks are available from landlords associations and Stockton-on-Tees Borough Council.

AFD (see appendix B for more detail)

Automatic fire detection and warning system. A system of interlinked smoke and heat detectors with integral or linked alarm sounders. The AFD system is designed to provide a reliable and constant means of detecting smoke or fire at the earliest possible stage and to sound an audible warning to occupiers, enabling them to escape before the fire develops to a dangerous stage. The sophistication and coverage of the system varies depending on risk. Design, installation and maintenance of AFD systems for premises covered in this guide are laid down in BS 5839 or equivalent.

Area of high fire risk

Room or other area which, because of its function, use or contents, presents a greater risk of fire occurring and developing than a standard risk room or elsewhere - for example kitchens, boiler rooms and large storerooms

Competent person

A person suitably trained and experienced so as to be able to properly examine, test and undertake any remedial action and to present the information in a report.

FD30 / FD30s

Purpose designed and built fire-resisting door and frame with a minimum fire resistance of 30 minutes. The 30 figure indicates the door's performance time in minutes. A letter 'S' after the figure denotes a requirement for smoke seals to be fitted so as to restrict the passage of smoke, including cold smoke. Tested to either British or European standards.

Final exit

The termination of a protected escape route from a building giving direct access to a place of safety such as a street, passageway, walkway or open space, and sited to ensure that persons can disperse safely from the vicinity of the effects of fire.

Fire risk assessment

An organised and methodical look at a premise, the activities carried on there and the likelihood that a fire could start and cause harm to those in and around the premises. The aim is to identify and eliminate or reduce hazards of risks associated with fire and to help you decide what fire safety measures are needed within the premises. A requirement in premises to which the Regulatory Reform (Fire Safety) Order 2005 (FSO) applies.

Flat in Multiple Occupation

A self-contained flat occupied by persons who do not form a single household.

Intumescent strip

A strip of special material fitted around the edges of a fire door which swells to several times its original volume when subjected to heat. During a fire it will expand to fill the gap between the door and the frame providing a fire, heat and smoke resistant seal, thereby improving the door's fire resistance.

Person having control

The person who receives the rack rent of the premises (whether on his own account or as an agent or trustee of another person) or would so receive it if the premises were let at a rack rent (Housing Act 2004, section 263). "Rack rent" means a rent which is not less than two thirds of the full market value of the premises. If the premises are unlet or let at less than a rack rent (e.g. at a ground rent) it is the person who would receive it if the premises were let at a "rack rent". The key points to note are that to be the person having control you must receive rent but you can receive it in your own right or as agent (or Trustee) for another. Thus, a managing agent who collects rent will be the person having control as well as the landlord. More than one person can be the person having control at the same time.

Person managing

The person who, being an owner or lessee of the premises:

(a) Receives (whether directly or through an agent or trustee) rents or other payments from

(i) in the case of a house in multiple occupation, persons who are in occupation as tenants or licensees of parts of the premises; and

(ii) in the case of a house to which part 3 applies (see section 79(2)), persons who are in occupation as tenants or licensees of parts of the premises, or of the whole of the premises; or

(b) Would so receive those rents or other payments but for having entered into an arrangement (whether in pursuance of a court order or otherwise) with another person who is not an owner or lessee of the premises by virtue of which that other person receives the rents or other payments; and includes, where those rents or other payments are received through another person as agent or trustee, that other person.

Protected escape route

A protected route out of a building offering a degree of protection from fire and smoke emanating from rooms opening onto it. In premises covered by this guide it will typically be the usual staircase, landings and hallway of the house leading to a final exit. A protected escape route will provide varying degrees of protection from fire and smoke in accordance with risk (a 30-minute protected route, for example, will be enclosed with construction giving 30 minutes of fire resistance and containing 30-minute fire-resisting doors with smoke seals (FD30S)). Higher risk premises will have protected routes offering a higher standard.

The objective is to prevent fires from spreading into the route, thereby allowing occupants the opportunity to escape unassisted from any point in a building to a place of safety, clear of the building.

Relevant persons

Relevant persons include anyone lawfully on the premises and those in the vicinity of the premises who would be affected by any fire at the premises.

Responsible person

The responsible person for the purposes of fire safety provision and maintenance at residential accommodation is the person having control, i.e. the landlord or person managing.

Risk room

A room with a function, use or contents presenting a risk of fire occurring and developing; typically kitchens, shared living rooms, bedsit rooms. On risk assessment may include bedrooms in some cases. Excludes bathrooms and WCs containing no fire risk. See also 'area of high fire risk'

Smoke seal/strip

A rubber or synthetic strip fitted around the edge of a fire door to restrict the passage of smoke between the door and the frame. Doors requiring a smoke seal have the letter 's' after their performance time in minutes in their designation (for example FD30s). The smoke resistance of the door when fitted with the strip will have been tested to standards in BS 476: part 31.1, 1983.

Storey

In this guidance only for the purposes of fire safety, when counting the number of storeys the reader should count all floors from the level of the final exit to the topmost floor (include mezzanines as storeys). Where the final exit is located on the ground floor (or raised ground floor) any lower ground floor/basement/cellar should not be counted. Therefore, a house with a basement, ground and two upper floors with its entrance/final exit at ground floor level should be counted as a three-storey house. Note: this is a different convention to that in the HMO licensing definition (which counts cellars/basements) as this guidance is considering the distance of travel to the final exit as a factor in determining fire risk.

Underdrawn

Means to line the underside of a structure, such as a staircase with plasterwork, boarding, or the like to ensure adequate (i.e.30 minute) fire resistance.

This information was taken from the Fire Safety Risk Assessment - Sleeping Accommodation guide which addresses the common areas of houses in multiple occupation (HMO).

Whatever the policies, procedures and standards adopted within the Fire Risk Assessment they need to be effective and maintained at all times. Fire Risk Assessments are dynamic documents and need to reflect premises changing circumstances.

1. Identify fire hazards

• Sources of ignition
• Sources of fuel
• Sources of oxygen

2. Identify people at risk

• People in and around the property
• People especially at risk

3. Evaluate, remove, reduce and protect from risk

• Evaluate the risk of a fire occurring
• Evaluate the risk to people from fire
• Remove or reduce fire hazards
• Remove or reduce the risks to people
  • Detection and warning
  • Fire-fighting
  • Escape routes
  • Lighting
  • Signs and notices
  • Maintenance
  • Storage and disposal of household waste

4. Record, plan, inform, instruct and train

• Record significant findings and actions taken
• Prepare an emergency plan
• Inform and instruct relevant people; co-operate and co-ordinate with others
• Provide training

5. Review

• Keep assessment under review
• Revise where necessary

Grades of automatic fire detection and warning systems as specified in the latest edition of BS 5839: part 6

In grades D, E, and F, where more than one alarm is installed they must be interlinked.

Grade A

A fire detection and alarm system that is designed and installed in accordance with the recommendations of BS 5839: part 1 (2002), except clauses relating to alarm audibility, alarm warnings for the hearing-impaired, standby supplies, manual call points and radio-linked systems, which are replaced by part 6. This comprises a system of electrically operated smoke and/or heat detectors which are linked to a control panel. The control panel must conform to current BS 5839: part 4 (or equivalent). In general the system must incorporate manual call points which should be located next to final exits, and, in larger multi-storey properties, on each landing. The alarm signal must achieve sound levels of not less than 65dB (A) in all accessible parts of the building and not less than 75dB (A) at all bed-heads when all doors are shut, to arouse sleeping persons.

Grade B

A fire detection and alarm system including detectors (other than smoke or heat alarms), alarm sounders and control and indicating equipment which either conforms to BS EN 54-2 (power supply to BS EN 54-4) or to a simpler type laid out in annexe C of BS 5839: part 6.

Grade C

A system of fire detectors and sounders (which may be combined in the form of smoke or heat alarms) connected to a common power supply with both mains and a standby supply, with an element of central control - for example a small dedicated fire control panel.

Grade D

A system of one or more mains-powered smoke (or heat) alarms each with integral battery standby supply. These are designed to operate in the event of mains failure and therefore could be connected to the local lighting circuit rather than an independent circuit at the dwelling's main distribution board. There is no control panel.

Grade E

A system of one or more mains-powered smoke (or heat) alarms with no standby power supply. This grade of system will not function if mains power is disconnected or interrupted. It must therefore be wired to a dedicated circuit at the dwelling's main distribution board.

Grade F

A system of one or more battery-powered smoke alarms. These are not recommended in HMOs.

Levels of coverage of automatic fire detection and warning systems as specified in BS 5839: part 6 (2004)

LD1 coverage

A system installed throughout the dwelling incorporating detectors in all circulation spaces that form part of the protected escape routes from the dwelling, and in all rooms and areas in which fire might start.

LD2 coverage

A system incorporating detectors in all circulation spaces that form part of the protected escape routes from the dwelling and in all rooms or areas that present a high fire risk to occupants i.e. risk rooms.

LD3 coverage

A system incorporating detectors in circulation spaces that form part of the protected escape routes from the dwelling only.