London Fire Risk Assessments – Diary of a Risk Assessor May 2019

We had a phone call from a Gentleman who told us the following;

“I own one of Four Flats in a converted Three Storey House and I have asked the other Tenants if they have seen a Fire Risk Assessment for the Building, and they haven’t. I phoned the Freeholder and asked if there was one and they told me that there was. I asked if I could see it and although they said I could, it is not at the House and they haven’t sent it to me. I am worried because I want to rent my Flat out and I want to know that it, and the Building are safe…”

“Have you got any particular concerns?” I asked them.

“Well, I always thought that we should have a Fire Alarm and there isn’t one.”

“And it’s a Three Storey House converted into Four Flats?” I confirmed.


“When was it converted?

“Oh it must have been in the early Eighties.” The Gentleman remembered.

“Well without seeing it, I can’t swear to it, but it is very likely that it does require Manual Fire Alarm and Automatic Fire Detection provisions.”

“Could you give me an idea of what sort of thing we are looking at?”

And so, I sent him the following…

LACORS. Local Authorities Co-ordinators of Regulatory Services. Local Government Regulations. Housing-Fire Safety. Guidance on Fire safety provisions for certain types of existing housing. ISBN: 978-1-84049-638-3. Pages 46-47. Case study D11: Three- or four-storey building converted into self-contained flats has been used as an example.

LACORS. Local Authorities Co-ordinators of Regulatory Services. Local Government Regulations. Housing-Fire Safety. Guidance on Fire safety provisions for certain types of existing housing.

Fire detection and alarm system

A mixed system, Grade A: LD2 coverage in the common areas and a heat alarm in each flat in the room/lobby opening onto the escape route (interlinked); and Grade D: LD3 coverage in each flat (non-interlinked smoke alarm in the room/lobby opening onto the escape route) to protect the sleeping occupants of the flat. Subject to fire separation (above)

Management and maintenance of fire safety 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.

What is required in this instance, in layman’s terms are Two systems.

One for the Communal area consisting of a Manual Call Point in the Hallway by the Entrance, exit door to the House and a Smoke Detector in the Entrance Hallway and on the First floor also a Heat Detector in the Entrance area of each Flat, These should be wired into the electricity supply and have a battery back-up. All of these should be linked to each other so that if one goes off, they all go off.

The Second system should, as a minimum, consist of a Smoke Detector in the Entrance area of each Flat and one each floor. These should also be wired to the electricity supply and have a battery back up but they are not linked to the system in any other Flat nor to the system that is in the Communal part. So, if you burn your toast the Alarm only goes off in your Flat. This Second system could have additional Detectors, perhaps another Smoke Detector nearer the Bedroom and a Heat Detector in the Kitchen. These should be linked together so that if the Detector in the Kitchen goes off it also sounds in the Bedroom and Hall and if the Bedroom one goes off it sounds in the Kitchen and Hall, and so on.

One of the reasons that you need the Two systems is that you want the First system to make you aware of anything happening in, or affecting the Communal parts, at the earliest opportunity so that you can escape from the Building. The Second system is so that you are aware of what is happening in your Flat, at the earliest opportunity, so that you can escape from the Flat but if it is the Toast, only you know about it.

London Fire Risk Assessments – always happy to help! Call 01689 890879 if you need Fire Safety advice or click here.



















Vuln!! Path it now!!

Vuln!! Path it now!!

Vuln!! Path it now!!<br />

London based Universities, Colleges, Schools and Nurseries have you booked your annual Fire Safety Inspection?

With the Summer holidays fast approaching its the perfect time for School environments to carry out any Fire Safety repairs, but first you need to book your Fire Safety inspection!

It is imperative that London based Universities, Colleges, Primary, Secondary and Independent Schools and Nurseries keep their Fire Safety Risk Assessment up to date as they are responsible for keeping many vulnerable children and students safe from Fire.

However it is not always easy to programme in the Fire Safety Inspection/Audit as the school year is extremely busy so what is the solution?

Forward planning! If you book your Fire Safety Inspection/Audit in the May half term holiday you will have your Fire Risk Assessment delivered in time for you to organise any works identified and programme them in during the summer holidays! Job done!

To book your Fire Safety Inspection/Audit contact London Fire Risk Assessments on 01689 890879 or click here – don’t leave it too late they get booked up real quick!

London Hotels, Hostels, HMO’s, Holiday Lets, B&B’s any premise that provides sleeping accommodation it is imperative that you have fully compliant Fire Doors

Owners, Landlords and persons responsible for managing premises that offer sleeping accommodation, it is crucial that all Fire resistant doors and glazing systems are not only fit for purpose, but also offer the highest levels of safety protection available, to not only limit the effect of Fire, but subsequently provide enough time for occupants to evacuate the building to a safe site.

EN Standard requirements will come into place later this year, the legislation is in accordance with the Construction Products Regulation 2011, and relates to the CE marking of Fire resistant door sets and hardware. Fire resisting door sets will be covered by a harmonised standard under EN 16034.

After November 1st, all door sets will require a certificate of constancy of performance, issued by a notified product certification body, along with a declaration of  performance and the application of CE marking. This European standard identifies safety and performance requirements applicable to all Fire resisting and/or smoke control products intended to be used in Fire and/or smoke compartmentation, and /or escape routes.

Industry professionals should take care to ensure that each door set or glazing system is compliant with the above and that all paper trails documenting due diligence throughout the specification process are available.

The importance of ensuring that the integrity of the door is not compromised through any possible changes to hardware, which may potentially create voids. A good way of avoiding this is by specifying products that are manufactured for purpose, with all the necessary accessories included of the initial consultation stage, thereby eliminating any potential opportunity for hardware changes or incorrect fitting.

To make sure that all Fire or smoke resistant doors are fit for purpose, the correct installation and specification of the product must be supported by continuous maintenance, completed by a competent person.  Fire doors should be inspected for damage – which may prevent the door from performing in the event of a Fire  on a regular basis – at a minimum of every six moths.  This may form part of the Fire Risk Assessment for the Building. Failure to carry this out can be punishable under the Regulatory Reform (Fire Safety) order 2005.

The Fire Risk Assessment for the Building will identify any Fire door defects and these defects will be noted on the Fire Safety Management Plan – Significant Findings and must be actioned upon by the identified ‘Responsible Person’.

A Fire Risk Assessment for London Hotels, Hostels, HMO’s, Holiday Lets, B&B’s and any premises offering sleeping accommodation should be carried out by a qualified, competent Fire Safety Risk Assessor. London Fire Risk Assessments are qualified with the Institution of Fire Engineers and are on the IFE Register of Approved Assessors – if you need a Fire Risk Assessment for your London premise then call them now on 01689 890879 or click here, it is your responsibility to keep your guests, staff and premise safe from Fire.


London Residents in Purpose Built Block of Flats don’t be tempted to have a BBQ on your balcony this Eater break!

With the forecast predicting a warm Easter, London Residents may be tempted to have a BBQ!

Think twice – is it worth taking the risk?

If you have a ‘suitable and sufficient’ Fire Safety Risk Assessment for your building it will state that you shouldn’t have a BBQ on your balcony – it is too dangerous for you, your family and your neighbours. If the worst happens and you have a Fire your insurance claim may be void too! So perhaps taking a picnic to one of our beautiful London parks could be a better and safer option.

All Residential blocks of Flats and converted Houses into Flats must have a Fire Safety Risk Assessment so check yours to see what your report says. If you haven’t got one then you need to act now as it is required by law!

London Fire Risk Assessments have a friendly team of qualified Fire Safety Risk Assessors and can supply you with a ‘suitable and sufficient’ Fire Risk Assessment. Call them now on 01689 890879 they will be happy to help you and their advice is free!