Securing your building against unauthorized entry whilst maintaining a swift and safe fire escape can be challenging. Magnetic locks (also known as maglocks) are designed for this purpose, to provide secure access control into a building.
Access Control Systems & Magnetic Locks
How do magnetic door locks work?
Maglocks use a strong, electrically powered electromagnet to hold the door closed. If the power fails, or is interrupted by a fire alarm signal, the magnet loses power and releases the door. During normal use, the door is released by pressing an INSIDE button, with external keypad overrides available.
Of course, if the fire alarm is activated, the maglocks will be released automatically in any system. The maglock devices are powered by a 12V power supply.
We have a range of magnetic access control kits that keep out uninvited guests. Linking up with fire detection units and releasing doors in the event of a fire. These kits also come ready to be installed by a qualified electrician.
For a range of other access door control equipment, take a look at our exit door securityrange.
Kitchens produce great amounts of steam and smoke when cooking which may set off smoke alarms, therefore heat alarms are advised instead. The majority of fires in the home are started in the kitchen, making fires in houses without heat alarms go undetected for a much longer period. You miss out on the ability to detect rises in temperature and the sound of an alarm to alert you of a fire.
What does a heat alarm do?
A heat alarm is a type of fire alarm that detects a rapid rise in temperature, rather than the presence of smoke. Heat alarms contain a thermistor that is set to respond to temperatures above 58°C. When heat enters the sensor chamber in the alarm, it triggers the heat alarm to sound, alerting occupants of a fire. A heat alarm serves as a key component in fire safety systems. By alerting occupants to dangerous temperature increases, heat alarms help to reduce the risk of fire-related injuries and property damage, allowing for swift evacuation and intervention measures.
What is the difference between heat alarms and smoke alarms?
Heat alarms and smoke alarms work together to provide the best fire detection system in homes. While smoke alarms are designed to detect the presence of smoke, heat alarms are specifically engineered to respond to rises in temperature. The difference in detection makes heat alarms advantageous in environments prone to smoke exposure, such as kitchens and garages. Unlike smoke alarms, which may sound an alarm in response to smoke from cooking or other non-fire-related sources, heat alarms remain unaffected, reducing the likelihood of false alarms. Smoke alarms (optical alarms) are ideally suited to hallways, landings, living areas and bedrooms where false alarms are unlikely.
Where should I put a heat alarm?
Heat alarms should be installed in places where smoke alarms would be prone to false alarms, such as kitchens and garages. Smoke alarms would detect smoke from cooking in the kitchen and exhaust fumes in the garage, therefore it is wise to have a heat alarm in these areas instead.
Heat alarms will have positioning instructions within the supplied user manual, but ideally should be installed in the centre of the ceiling. It’s recommended to position the heat alarm at least 300mm away from walls and light fittings/decorative objects. This is because air does not circulate effectively in corners, and objects like light fittings can obstruct heat from entering the heat alarm’s sensor chamber.
On a sloped ceiling, the position of a heat alarm should be measured vertically from the peak, and can be installed within 150mm of it. It’s still important to position the detector as central to the ceiling as possible.
Are heat alarms a legal requirement?
In Scotland, all domestic premises are now required by law to have a heat alarm in the kitchen. For the rest of the UK, legal requirements regarding heat alarms vary depending on the type of property and its specific circumstances.
If your home had heat alarms fitted when you moved in or they’re required by building regulations to be fitted as part as an extension or renovation, then you must have heat alarms. Regardless of the law, fitting a heat alarm in the kitchen allows you to have the best level of protection for you and your family in the event of a fire.
More than half of UK housefires start in the kitchen
HMO’s (‘homes of multiple occupancy’) are rented properties with shared communal spaces, like kitchens and bathrooms, where the tenants lease independently. A common example of this is student housing, while HMOs are often habituated by recent graduates, and other young people. Shared communal spaces often have neglected responsibility for safety and general housekeeping, meaning that the risk of fires in HMOs is raised.
The Responsible Person for the building has a duty to maintain and promote fire safety in rental properties. This includes installing the right fire detection systems, educating tenants on fire safety, and maintaining fire doors. In the event of a fire, domestic firefighting equipment can be a lifeline for tenants.
Should landlords provide fire extinguishers in HMOs?
At least one suitable fire extinguisher must be provided in every kitchen of a large HMO (more than 5 tenants). Water Mist extinguishers are ideal for this, as they can be used on solid and liquid combustible fires, as well as small cooking fires. This covers most home fire risks. The landlord, or Responsible Person for the property must ensure that all extinguishers are well maintained. They must also be serviced annually (if applicable), and replaced if used or damaged.
Fire extinguishers can be used to aid a tenant in safe escape from a building. They may also be used to tackle small flames before they become out of control.
In private rentals, landlords are not obliged to provide fire extinguishers, although it is recommended.
Should landlords provide fire blankets in HMOs?
Fire blankets can prevent small pan fires from spreading out of control
Landlords must provide one fire blanket per kitchen in every HMO, no matter how many tenants are resident. These should be hung on a wall away from the likely source of fire (cooker), regularly checked, and replaced if used or damaged. Fire blankets provide a simple and effective solution to frying pan fires, which cannot be extinguished with water. Accidents in the kitchen which cause fires can be devastating if allowed to spread.
The provision of fire blankets in private rentals is not mandated. However, more than half of all UK house fires start in the kitchen. Installing a fire blanket protects both the tenant and the property from fire.
Are tenants expected to fight fires?
Tenants cannot be expected to put themselves at risk to fight a fire. By providing fire fighting equipment, such as extinguishers and fire blankets, the tenant is provided with the option to tackle a small fire before it spreads, and only if it is safe to do so.
When a new tenant moves in, they should be provided with guidance about what to do in a fire. This includes instruction on how to use fire-fighting equipment if it has been installed, but only to attempt this if it is safe. More importantly, tenants should be told how to raise the alarm in the event of a fire, and how to safely evacuate the building. This is particularly important in flats and HMOs.
Misuse of fire extinguishers in HMOs
Educating tenants on the correct use of the extinguishers installed in HMOs is essential; getting this wrong can be fatal. Where more than one type of fire extinguisher is installed to cover different fire risks, there is a risk of the wrong type being used. This can be incredibly dangerous, not only because the extinguisher will not work, but because it could make the fire worse, and spread the flames. The only way to avoid this is to install one type of extinguisher. However, this extinguisher must be suitable for all present fire risks. A Water Mist extinguisher is therefore a good example of a versatile extinguisher that provides good all round coverage for most common risks.
There is also, of course, a risk of vandalism to and with fire extinguishers in HMOs. This could involve damage to the extinguisher, or unnecessary deployment of the extinguisher. The best way to avoid this is educating residents on the importance of extinguishers for fighting fires. This is particularly important as if there are repeated incidents of vandalism, the risk assessment may find the risk of this to outweigh the risk of fire. In this case, extinguishers would need to be removed, meaning that they would not be available in a fire.
Installing Water Mist extinguishers overcomes some of the dangers associated with accidental or unnecessary deployment. These units contain only deionised water, which is non-toxic, and will not cause damage to furniture or property.
How can landlords prevent the spread of fires?
Fire doors slow the spread of smoke and flames
Fire fighting is a last resort in stopping the spread of fires. Tenants and the properties they live in must be primarily protected by preventative measures. This includes:
Maintenance of fire doors – use our free fire door inspection checklist to monitor the condition of fire doors in HMOs. From January 2023, in buildings over 11m in height, flat entrance door must be checked annually, while doors in and entering onto communal spaces must be checked quarterly. This includes checking door closers for vandalism – appropriate action must be taken where these have been deactivated due to tenants with mobility issues struggling with heavy fire doors.
Fire detection systems – Every HMO must have a suitable fire detection system, which is maintained and tested regularly.
Educating tenants – when they move in, tenants should be given guidance about good house keeping in relation to fire safety. They should also be advised on how to respond to a fire, including how to raise the alarm and evacuate.
Fire suppression systems – in some buildings, such as blocks of flats, suppression systems like sprinklers may be appropriate. Sprinklers reduce the damage caused by fire, and to allow tenants time to escape.
Fire-fighting equipment – fire blankets must be installed in the kitchens of all HMOs, and tenants should be advised on how and when to use them. Similarly, where fire extinguishers are installed, tenants should be given guidance on when they might attempt to use them, and which type of extinguisher to use.
Are tenants liable for fires?
There are over 30,000 house fires in the UK every year. These accidents are often devastating for the residents, who may lose all of their belongings. Landlords’ building insurance is therefore essential for the protection of their property from fire.
Tenants cannot be held accountable for failing to fight a fire that breaks out in their home. However, they may be liable for causing the fire if the subsequent investigation finds them to have been at fault. Tenants should therefore invest in contents insurance, including fire damage caused by accidents, faulty appliances, electrical issues.
It is Responsible Person’s duty to ensure that fire, and the damage they cause, are prevented in their property. This can be done primarily through education of tenants. Further to this, the maintenance of fire doors, fire detection systems, fire blankets, and fire suppression systems reduce the damage caused by fires. In large HMOs, or if the risk assessment deems it appropriate, install extinguishers for the control of small fires, or to assist tenants in safe escape from the building.
The final exits on escape routes in public buildings are known as fire exits. These doors should open easily and immediately. Wherever practicable, they should open “in the direction of escape”, i.e., outwards into a place of safety outside the building. Push pads and panic bars are often fitted on fire exits to ensure this.
Sometimes fire exit doors are, under normal circumstances, part of the usual route of traffic, such as a front door. Fire exits can also be for emergency use only, and not used during normal operation. Sliding or revolving doors must not be used for exits specifically intended as fire exits.
Emergency routes and fire exits must be well lit, and indicated by appropriate signs, e.g. “Fire Exit – Keep Clear”. In locations that require illumination, emergency lighting of adequate intensity must be provided. This ensures that if the normal lighting fails, signs remain clearly visible.
Fire exits are final exit doors from a building to a place of safety
Under Article 14 of the RRFSO, this duty of care includes ensuring that “routes to emergency exits from premises and the exits themselves are kept clear at all times” (14: 1). These “emergency routes and exits must lead as directly as possible to a place of safety” (14: 2: a).
This means that the Responsible Person must ensure that the entire escape route, remain unobstructed at all times. ‘The entire escape route” includes outdoor routes from the final exit of a building to a place of safety. To achieve this, staff should be educated educating staff on the importance of good housekeeping for fire safety. This encourages the whole team to maintain clear exit routes.
What type of door is on a fire escape route?
Fire doors are doors with a certified fire rating, meaning that they have been tested to withstand fire for a set period of time (usually 30 or 60 minutes). Fire doors halt the spread of flames and smoke for this time, slowing the spread of fire throughout the building. This is called ‘compartmentation’, which provides time for building users to evacuate. Further to this, compartmentation limits damage to the building before emergency services can get the fire under control.
In most cases, the final exit door, which leads to the outside, is not a fire rated door. Doors along the escape route, however, usually need to be certified fire doors. That is because these doors are involved in compartmentation of the building.
Fire exit doors must provide building users with immediate access to the outside of the building. This means that they cannot be locked internally. Instead, fire exits must be fitted with appropriate ‘panic hardware’ (push pads or panic bars) to enable rapid escape.
To prevent misuse of fire exit doors in non-emergency situations, tamper seals or security alarms can be fitted. Alarms will sound upon opening of the door, which notifies security of a breach. Tamper seals snap easily, so the door will open in an emergency. When installed, they to discourage misuse, while ‘tracking’ unauthorised entry/exit from the building. If the tamper seal is broken, the door has been used, which can be logged. These products are, of course, only suitable for doors which are for emergency use only, and do not serve as access doors in normal circumstances.
These mechanisms can be fitted with outside access devices, so that the door cannot be opened from the outside. This prevents unauthorised access, while maintaining an effective fire exit.
Outside access devices allow fire doors to as security doors and emergency exits
Holding fire exits open
Fire doors, involved in compartmentation, should never be held open without a fire door retainer. However, it is permitted to hold open a fire exit, either to improve accessibility or ventilation.
A ‘hold-back’ device can be fitted on panic and emergency exit operating mechanisms, enabling fire exit doors to be held open.
What are panic bars?
Panic bars are designed for use by visitors to public premises, who are not familiar with the building. In these circumstances, a ‘panic’ situation could easily arise if the fire alarm sounds and people have suddenly to evacuate.
A panic bar will open the fire exit even when people are pressed tightly against the bar and door. In a panic situation, this is useful when dense crowding causes people to eb unable to move their hands. All final escape doors that could be used by members of the public during an escape are therefore categorised as ‘panic exit doors’. These must be fitted with escape hardware that has been certified to BS EN1125.
In order to open fire exit doors, fitted with panic hardware, from the outside, an appropriate outside access device will have to be fitted: for example, a knob or lever operated unit with either a cylinder lock and key or a heavy duty keypad lock. This secures the fire exit against unauthorised access.
What are emergency push pads
Emergency push pads are designed for use on the final exit on an escape route in commercial premises, like offices. These pads are smaller than panic bars, so they require more precision for activation. Staff in commercial premises should be familiar with the building layout, and have appropriate training with regular fire drills. This training ensures that staff do not panic in an emergency, and can safely operate the push pad.
Fire safety guidelines set out by the former DCLG, now the Department for Levelling Up, Housing, and Communities, state that “premises with limited numbers of staff or others who are familiar with the building and where panic is not likely may use alternative devices (to panic bars), for example push pads or lever handles”. All final exit doors that are used only by trained personnel are categorised as ’emergency exit doors’. These must be fitted with emergency exit hardware certified to BS EN179.
Outside access devices for use with push pads include knob or lever operated units with cylinder or keypad locks.
Panic Bar
Push Pad
Bolts vs latches on panic hardware
Latch fastening is suitable for use on single doors or the active leaf (i.e. the first opening leaf) of rebated double doors. When the panic bar or push pad is pressed, the latch retracts, releasing the door.
Bolt fastening features a vertical bolt that secures the door at the top and bottom. When the panic bar or push pad is pressed, the bolt retracts simultaneously from top and bottom to release the door. If an attempt is made to force the door from outside, for example by levering the bottom bolt out of position, the top bolt will remain in situ, and vice versa. This security feature is known as “two-point independent locking”. Non-rebated double doors should be secured with double bolts.
Single vertical bolts are suitable for use on single doors and the inactive (i.e. second opening leaf) of rebated double doors. In the latter case, pressing the panic bar on the inactive leaf and pushing against the door will also cause the active leaf to open.
Both types of mechanism can be fitted with an external locking system for security purposes.
Maintenance of panic/emergency exit hardware
Regular testing of panic and emergency exit hardware is essential for the maintenance of escape routes. Points to check and address as necessary include:
Exit device function
Component condition
Security of fixings
In addition, the exit itself must always be kept clear of any obstruction that would hinder the function of exit hardware or the escape of people from the building.
What is the minimum width for fire escapes?
New and structurally altered buildings
Corridors in new buildings or building extensions which are part of a fire escape route must be at least 1200mm (1.2m) wide along the full length. If the width is less than 1800mm (1.8m), 1800 x 1800mm passing places should be integrated. This accounts for wheelchair accessibility.
Fire exit doors on these corridors should be no less than the width of the corridor minus 150mm. Therefore, a fire exit door on a corridor must be at least 1050mm. For fire exits from larger spaces, like sports halls, offices, and classrooms, a narrower doorway may be permitted, assuming the fire risk assessment deems it appropriate for the maximum capacity and expected use of that area of the building.
Existing buildings
In existing buildings, corridors should be at least 1000mm wide, or 1200mm if wheelchair accessibility is required. Fire exit doors in these premises are usually required to be at least 800mm wide.
Are your fire exits wide enough?
How wide are fire exits required to be?
Further to the guidance on minimum widths, fire exits must be wide enough to ensure that all occupants can evacuate in an emergency. This calculation is based on the maximum number of occupants that each exit would be expected to serve in an emergency and the number of fire exits available, as well as the use of the building, and other specific risk factors on the premises.
If a storey or room has two or more exits, it should be assumed that a fire might prevent the occupants from using one of them. The remaining exit or exits therefore need to be wide enough to allow all the occupants to leave quickly. Therefore, when calculating the required widths of exits, it must be ensured that requirements can be met even if one of the exits is inaccessible.
Guidance for new buildings
Current building regulations contain guidance on the widths of escape routes and exits for new-build, non-domestic properties, and communal areas in purpose-built blocks of flats. “The Building Regulations 2010, Fire Safety, Approved Document B, Volume 2 – Buildings Other Than Dwellinghouses” provides guidance on how to calculate the required fire escape widths in a premises to comply with legislation. As a general rule, the minimum allowed fire exit door width is 750mm, but this depends on how many people are expected to use the exit, among other factors.
Guidance for existing buildings
The current BSI “Code of practice for fire safety in the design, management and use of buildings” (BS 9999: 2017) takes a complementary approach to this calculation. This approach is based on occupancy characteristics and fire growth rate. It is especially significant to escape routes and fire exits in existing premises, particularly if they are of a historical or heritage nature.
Combining these two factors creates the risk profile of a specific building. This means that in existing buildings, there is scope for an interpretative approach. Competent judgement on a case-by-case basis can therefore take into account the specific features of an individual building.
The ‘occupancy characteristic’ is determined according to whether the occupants are familiar or unfamiliar with the building, and whether they are likely to be awake or asleep. The Standard rates this risk from A (lowest) to C (highest) risk.
The fire growth rate is estimated according to the nature and quantity of combustible materials in a specific building. The standard rates this risk from 1 (lowest) to 5 (highest) risk.
Based on these characteristics, buildings are given a letter and number rating, from low (A1) to high (C3), which determines their level of risk. This ‘risk profile’ along with the building capacity can be used to calculate the required minimum width of fire exits.
How many fire exits are required?
The number of fire exits required depends upon the capacity and use of a building, as well as the width of the fire exits. For example, two double door fire exits may be more suitable than four single doors.
Government guidelines state that, if there is only one escape route, the travel distance should not be more than 18 metres. This reduces to 12 metres where there is a high risk of fire starting or spreading, but can be increased to around 25 metres in low-risk areas.
If there is more than one escape route, the travel distance should not exceed 45 metres; this reduces to 25 metres in high fire risk areas and can be increased to 60 metres where the risk is low.
Fire exits must be clearly signposted and well lit
Escape route and fire exit signage
In accordance with Article 14 (g) of the RRFSO, “emergency routes and exits must be indicated by signs”.
This is because an escape route will not necessarily be the route people would use under normal circumstances. In a fire situation, the travel distance to a place of safety must be as short as possible. Well-lit fire exit signs facilitate this by identifying the nearest escape route(s). The travel distance should be measured from the farthest point in a room to the door leading to a protected stairway or, if there is no protected stairway, to the final exit of the building.
BS 5499 and BS ISO EN 7010 compliant fire escape route signs affix easily to walls and are available in three sizes, with a viewing distance of 30 metres, 22 metres and 17 metres. The signs all show a man running through a rectangular doorway with a directional arrow pointing the way and may read “Fire exit” or “Exit”. Photoluminescent (glow-in-the-dark) versions of these signs are useful in areas of low visibility, accompanied by separate emergency lighting.
Illuminated Fire Exit Signs
Illuminated fire exit signs are recommended along escape routes in public places, where occupants are likely to be unfamiliar with their surroundings. Therefore, if the fire exit door requires a ‘panic bar’, fitting illuminated exit signage alongside separate emergency lighting is advised. These are battery powered (trickle charged from the mains electricity supply) and will light the escape route in the event of a power failure. They can be mounted on walls or ceilings, or suspended from chains where ceilings are high. Again, they show the man running, a directional arrow and a rectangular doorway, and may read “Fire Exit”.
Fire exit doors should also have appropriate signage, e.g. “Fire Exit – Keep Clear”, with an illuminated fire exit sign above. The panic exit hardware must carry a “Push Bar to Open” sign. For emergency exits in commercial premises, each push pad must have a “Push” sticker where the pad needs to be pressed.
Fill gaps in floorboards with ‘DraughtEx’; a flexible solution, which expands and compresses with the wood throughout the year.
Gaps in floorboards can be unsightly, while causing draughts and low energy efficiency. Gaps appear due to fluctuations in temperature and humidity, meaning that they change with the seasons, and therefore have traditionally been difficult to resolve.
DraughtEx is easy to fit and mess free
What is DraughtEx?
DraughtEx, the ‘seal on a reel’, is an easy-to-install floorboard gap filler, suitable for different size floor gaps. This product looks like a cable, and is easy to install, requiring no adhesive, and leaving no mess.
Once fitted, DraughtEx has a natural ‘shadow’ like appearance, and unlike other solutions, is able to remain in place due to its flexible material. It comes in three widths (thin, standard, and thick) to fit gaps of different sizes. Unsure which size to order? Sample packs, containing 1 meter of each size and an applicator, are available for testing purposes.
DraughtEx is a cable like, flexible material which fits easily into gaps
Gaps in floorboards causing draughts
Gaps in floorboards can cause draughts, and reduce the energy efficiency of your home. With energy bills high, sealing floorboard gaps with DraughtEx is an economical and environmentally friendly investment. The Energy Saving Trust estimate that insulating the floorboards on the just ground floor of a gas-heated home could save up to as £85 per year, meaning that DraughtEx quickly pays for itself.
Fill gaps in floor boards with DraughtEx to stay warm in your home. Unsure how much you need to order? Use our online tool to calculate your order today, or call our friendly customer service team on 0800 433 4282.
Intumescent strips are fitted to the edges of fire doors. In in extreme heat, these strips expand to seal the gaps between the door leaf and its frame. This allows closed fire doors to act as a barrier to the spread of smoke and flames throughout a building. Therefore, it is essential that fire doors are installed, maintained with their seals intact. They must also be kept shut when not in use.
Intumescent seal on a fire door
Smoke seal vs intumescent strip
‘Intumescent strips’ are embedded in the door, and are dormant under normal conditions. These strips respond to heat, causing them to expand greatly in the event of a fire. This closes the gap between the door and its frame. These seals activate at temperatures that are above human survival levels. Therefore, there is no danger of them expanding and trapping people trying to escape.
A ‘brush’ seal or smoke seal will prevent the escape of cold smoke around the edges of the fire door. While these seals are also intumescent, smoke inhalation can be more dangerous than the fire itself. It is important, when fitting smoke seals, that they do not hinder the full and effective closure of the door.
Do all fire doors need intumescent strips and smoke seals?
In order to be effective, all fire doors must be fitted with intumescent strips. Without these, the door will not ‘seal’ to the frame in the event of a fire. These seals are essential to slow the spread of the fire throughout the building, providing occupants time to evacuate. If intumescent strips are found not to have been fitted in the event of a fire, the Responsible Person could be prosecuted.
Smoke seals, however, are required as specified in the fire risk assessment. Most commonly this is included on doors approaching escape routes and doors which open on to a common space.
All fire doors must have intumescent strips fitted
Why fit intumescent strips and smoke seals?
Intumescent seals only react to extreme heat, so they don’t seal up until the fire is very close. Before this, smoke from the fire which has accumulated will be able to pass through the gaps around the door. This puts building occupants in danger of smoke inhalation, which can be fatal. Smoke seals prevent this, and are typically either a soft brush or a plastic / rubber flap.
When should smoke seals not be fitted?
There are some applications where a gap should not have smoke seals: e.g. if the fire door has been installed on the exit of a room which has no smoke detectors on its own. In this case, the fire alarm system can only be triggered if smoke can leak out around the fire door and set off the fire alarm system in the circulation spaces, but these cases are quite rare.
Fire door ratings and smoke
Fire doors are rated in accordance with the length of time they will resist a fire. Therefore, a door rated ‘FD30’ will resist the passage of fire for 30 minutes, an ‘FD60’ for 60 minutes. If a fire door is rated FD30s, (‘s’ meaning ‘smoke’), it should have been fitted with the appropriate seal to resist the passage of cold smoke for 30 minutes as well. For more information about how fire doors are rated, visit our blog.
Fire door gaps and smoke seals
British Standards set out details on the permitted gaps around a fire door. The gap along the sides, top, and between the leaves of a double door, must be between 2mm and 4mm. Responsible Persons can use a gap gauge to ensure that their fire door gaps are compliant.
Under-door (threshold) gaps should be in accordance with the manufacturer’s installation instructions for the particular doorset design. This blog provides more information about threshold gaps.
Intumescent seals can only be effective with the correct gap size between the door and frame
Can smoke seals be painted?
Fire doors can be painted with ordinary paint. However, fire accessories, including intumescent seals should not be painted, as it can prevent them from being effective in the event of a fire.
Are intumescent strips required in letter boxes?
If a fire door has a letter box installed, this must have been tested and rated to the same standards as the door itself.
If an intumescent letter box needs to be added to a fire door retrospectively, this can only be done if specified in the scope of the fire door’s Certifire Approval documents, and in line with the manufacturer’s instructions. Further to this, alterations can only be made by a trained professional, and with certified hardware. This ensures that the performance of the door, and its associated certification, is not compromised.
What does the threshold drop seal do?
If smoke protection is required by Building Regulations or the fire risk assessment, the maximum gap underneath the fire door is reduced to 4mm. If the gap under a fire door is too large, surface mounted drop-down smoke seals or rebated drop-down smoke seals can be fitted to existing fire doors. When the door closes, a plunger makes contact with the door frame and lowers the seal to the floor, closing the gap under the door. This is usually a suitable solution for gaps of up to 14mm.
Can fire door seals be replaced?
Where a fire door rebate already exists, or the existing rebated fire door seal has been damaged, rebated intumescent fire door seals can be fitted.
Can fire door seals be fitted retrospectively?
Some older fire doors do not comply with the latest specifications. In some cases, this means that they do not have the appropriate intumescent or smoke seals. Fire door seals can be retrospectively added to these fire doors.
To avoid having to cut a rebate in either the door or the frame, surface mounted fire door seals can be fitted. These are stuck to the frame or door with their self-adhesive backing and sometimes nailed as well to give them increased longevity.
Replace intumescent seals if they are damaged
Who can fit fire door seals?
Fire doors should always be professionally installed, as should any work which structurally alters the door or its hardware. Therefore, rebated fire door seals can only be fitted by a qualified professional, whether as a replacement or retrofit.
Surface mounted fire door seals, on the other hand, can be fitted by a ‘Competent Person’. If new fire door seals are fitted for the first time, make sure that fire door hinges, fire door closers and, where necessary, intumescent door lock protection are fitted as well.
Visit our website to see Safelincs’ full range of fire door seals. This includes ‘fire only’ (intumescent) and ‘fire and smoke’ (intumescent and brush) fire door seals. Safelincs supply both rebated and surface-mounted application, in both FD30 and FD60 ratings. If you are still unsure what type of seal your door requires, or whether a retrofit is appropriate for your door, contact our friendly fire door team on 0800 433 4289 or by emailing firedoors@safelincs.co.uk.
CO (carbon monoxide) and CO2 (carbon dioxide) are both colourless, odourless gasses. However, they are chemically different: CO is one oxygen atom bound to one carbon atom, while CO2 is two oxygen atoms bound to one carbon atom.
CO2 is a product of many natural processes in the human body, and is safe at normal levels. Due to the similarity in their chemical structure, however, CO is a dangerous gas, toxic even at low levels.
Chemical structure of CO vs CO2
What is CO?
Carbon Monoxide is released during ‘incomplete combustion’. This usually happens when a fuel, such as coal, wood, or oil, is burned without enough oxygen present. This deadly gas is dangerous even at very low levels. Because its molecules are very similar in structure to CO2, they bind to red blood cells in the body and become ‘stuck’. As a result, the amount of oxygen that can be transported to the body’s essential organs is reduced. This lack of oxygen can cause fatigue, breathlessness, headaches, and eventually death.
Levels as low as 50ppm (parts per million) will cause harm, particularly with prolonged exposure, while 700ppm can quickly be fatal.
Any level of CO therefore warrants concern, which can only be detected with a working carbon monoxide detector.
What is CO2?
Carbon Dioxide is released by many natural chemical processes, including combustion, respiration, and decomposition. CO2 is used to give fizzy drinks their bubbles, and as a medium in some fire extinguishers. It’s also present in the air we breathe, where it safe at normal levels (under 800ppm). However, at extreme levels, CO2 can cause asphyxiation by reducing the level of oxygen available.
Both CO and CO2 can cause headaches
CO2 and indoor air quality
Although carbon dioxide is naturally present in the air, high levels can have negative effects on human health. Poor ventilation in an enclosed environment can lead to raised CO2 levels. This often leads to headaches, fatigue, and poor concentration. Safe indoor levels are below 800ppm; in classrooms, offices, and other public venues, levels can easily reach over 1000ppm.
You can improve indoor air quality by opening windows to improve ventilation, installing air purifiers, and reducing damp / humidity with dehumidifiers. Measuring CO2 levels with an indoor air quality monitor is the best way to track this, and know when improvements need to be made.
Detecting CO vs CO2
Carbon monoxide detectors should be installed to detect the presence of CO. Without this, it is impossible to detect the presence of this deadly gas, which is dangerous even at low levels. A CO alarm with a digital display allows users to monitor levels which are too low to trigger the alarm, encouraging them to improve ventilation.
Carbon Dioxide detectors have traditionally been used in commercial premises like breweries or laboratories, where fatal levels of CO2 might be released by chemical reactions. While CO2 poisoning is unlikely to happen in a home environment, however, new technology has made these detectors more affordable and accessible. CO2 monitors are now recommended in schools, offices, and even homes to track and improve indoor air quality.
CO vs CO2: both are colourless, odourless gasses, which pose different health risks. The only way to stay safe from these gasses is to make sure you have the appropriate detector fitted. For additional support in selecting the best detector for your needs, contact our friendly customer support team on 0800 612 6537.
Fire doors are usually heavier than non-fire rated doors due to their flame-resistant construction. However, because doors are hung on hinges, the force required to open day-to-day wouldn’t be noticeably greater than opening a ‘normal’ door. Fire doors feel heavy because of the door closers attached to them. These are installed to ensure that the fire door is kept shut when not in use, and are shut in the event of a fire.
Can fire doors be held open?
For people with mobility issues, heavy fire doors can be challenging. It can be tempting to deactivate door closers or prop fire doors open. However, this is unsafe, as it could allow a fire to spread through a building uncontrolled. Responsible Persons therefore have a legal duty to ensure that door closers are effective and maintained.
To overcome this issue, safe and legal ‘hold open’ devices have been developed. These can be installed during construction or retrospectively to improve accessibility for disabled people, older people, and young children.
According to the Equality Act 2010, employers have a duty to make reasonable adjustments where necessary for anyone with a disability. Under the same act, landlords are required to make reasonable changes to accommodate disabled tenants, and can access funding to do so. Installing hold open devices is a simple solution to heavy fire doors, which improves accessibility.
Wheelchair users often struggle with heavy fire doors
Holding open fire doors for people with disabilities
Fire door retainers improve accessibility for people with mobility issues, older people, and young children. Some devices attach to a fire door and an adjacent wall, allowing it to be ‘held’ in the open position through electromagnets. Other devices use a ‘plunger’ at the bottom of the door to fix the door open. When the fire alarm is activated, the devices are deactivated and the door closer will shut the door. Different devices detect this activation either through sound, or electronically.
Hold open devices for heavy fire doors are particularly useful in care homes, where beds and wheelchairs are transferred between rooms. This can also improve independence for those with frailty and weakness associated with ageing in a care setting.
How to make heavy fire doors easier to open
As an alternative to fire door retainers, electronic fire door closers have been developed to reduce the force needed to open the door during normal use. This can make heavy door easier to open.
When ‘on’, these devices have a significantly reduced closing force, allowing the door to swing freely, like a normal door. When the fire alarm is activated, as with traditional retainers, the free swing function will deactivate, causing the fire door closer to shut the door.
Heavy fire doors can cause issues for lots of people, particularly those who are less mobile. Installing hold open devices, such as free swing door closers or fire door retainers, helps to improve accessibility. If you are unsure which device is most suitable for your needs, or would like to book a site survey for one of our retaining systems, call our friendly and knowledgeable fire door team at 0800 433 4289 or email firedoors@safelincs.co.uk.
How heavy is a fire door?
Standard internal doors in a house usually weigh between 20kg and 50kg. Fire rated doors are often much heavier due to their reinforced construction. An average FD30 (30 minute) fire door weighs around 45kg, while FD60 (60 minute) fire doors can be over 75kg.
What is the difference between fire doors and fire exits?
A fire door is an internal door, between one room or corridor and another. Certified fire doors of solid timber construction are designed to halt the spread of smoke and flames for a minimum specified length of time. Typically, this is 30 minutes (FD30), when closed. This allows fire doors to compartmentalise the building, so that the fire can be more easily controlled by fire fighters.
A fire exit is a final exit door from a building, meaning that it leads to the outside. These doors are not usually fire rated, as they are not designed to hold back flames and smoke. Fire exit doors are designed to allow quick and unhindered escape through a well-lit door into a place of safety. Often, these doors also prevent unauthorised access from the outside. Fire exit doors should never be obstructed, open easily and, where possible, in the direction of traffic flow.
In an emergency, fire exit doors lead building occupants to a place of safety
Do final exit doors need to be fire rated?
Final exit doors, or fire exits, do not usually need to be fire rated, unless the need is identified by the fire risk assessment. Unlike fire door hardware, exit hardware, such as panic bars and push pads, therefore does not need to be fire rated. Nonetheless, exit hardware must be regularly tested and maintained so that it can be effective in an emergency.
Should fire exits have push pads or panic bars?
In environments like an office, where staff are familiar with the layout, it is permissible to install push pads. In buildings which are open to the public, such as cinemas and shops, fire exits doors must be fitted with panic bars. These are easier to operate for someone who is unfamiliar with the environment.
Fire exit doors which are security doors can be locked to the outside
Can a fire exit be locked?
For security reasons, fire exits can be locked to the outside with an external access device. This can be secured with a traditional lock and key, or a pin pad and code. However, fire exits which serve as emergency exits for the public can never be locked from the inside. Exit hardware (push pads or panic bars) must therefore be fitted to the inside of a fire exit door.
Fire doors to storage rooms, or restricted areas of a building, can be locked. This can be done with access control devices, or a fire rated lock and key system. This hardware must be installed by a qualified professional, to the manufacturer’s requirements. It is the responsibility of key holders to ensure that no one is ever locked in to an area that they cannot freely leave.
Can a fire exit door be left open?
Given that fire exits are not involved in compartmentation, it is not a fire risk to keep open a final exit door to a building. This is why fire exit doors do not have door closers fitted. Fire doors must be kept shut when not in use, so that they can be effective in the event of a fire. This has led to the common misconception that a fire exit door cannot be kept open.
Therefore, assuming it is not a security risk, it is permissible to prop open a fire exit; but never a fire door on an escape route (unless certified fire door retainers are installed).
Signage for fire exit doors is green, and should be well lit
Do fire doors need signage?
Fire doors should have a small blue Fire Door Keep Shut sign fitted on both sides. This informs building users, including staff and the public, that the door plays a role in fire safety, and encourages them to behave accordingly. For the purpose of fire risk assessments, fire door maintenance, and fire escape plans, the fire door’s certification sticker should also be located on its top edge.
Similarly, fire exits should be clearly marked to ensure that occupants of a building can quickly identify an escape route in an emergency. Best practice dictates that fire exit signs are fitted above fire exits. In larger and more complicated buildings, additional signage should be fitted to direct occupants to the nearest fire exit.
HMOs are typically large houses that have been converted into flats or bedsits, such as student housing. ‘Houses in multiple occupation’ are defined by gov.uk as follows:
Your home is a house in multiple occupation (HMO) if both of the following apply:
at least 3 tenants live there, forming more than 1 household
you share toilet, bathroom or kitchen facilities with other tenants
It is important to note that the requirements for sheltered housing, such as supported living facilities, and self-catered rentals, such as holiday cottages are different, and not covered in this blog.
Shared kitchen spaces are a fire risk in HMOs
What grade of smoke alarm system is required for HMOs?
Within most HMOs, there are several acceptable options available for compliance with the Standard, depending on its size and configuration.
The first option is to have Grade A fire alarm system installed throughout the building. This type of system consists of a conventional or addressable fire alarm panel, and then fire alarm detectors, call points, sounders and beacons are specified according to the layout and requirements of the property and manufactured to BS EN 54. It also requires a power supply to BS EN 54-4, and installation to BS 5839 Part 1.
However, in most cases, this level of coverage is not a requirement. In some small HMOs, for example, it may be acceptable to install a Grade D1 system. This is defined as a system incorporating one or more interlinked mains-powered smoke alarms (and heat alarms if required), each with an integral stand-by supply. They can be hardwire-interlinked or radio-interlinked, meaning that fire alarm panels are not required. The stand-by supply must be tamper-proof and last the full life of the alarm.
The final option, suitable for many medium and even large HMOs, is a mixed system. This involves the installation of Grade A components in communal areas, and any other high-risk areas identified by the risk assessment. Elsewhere in the premises, a separate Grade D1 system can be installed. This has become the preference, as it is likely to reduce the impact of nuisance alarms from individual flats on other occupants.
Ei Electronics and Kidde offer both RF and wired mains powered alarm systems as well as a range of accessories that can help you to test, locate and hush alarms easily. For more guidance about the alarm grade system, visit our help guide.
The coverage within the building by the detection system is divided into three distinct categories. These are described with the following codes:
LD1 (highest level of coverage): Covers all circulation spaces that form part of escape routes plus all rooms in which a fire could start
LD2 (middle level of coverage): Covers all circulation spaces that form part of escape routes plus all rooms and areas that present a high fire risk to occupants
LD3 (lowest level of coverage): Covers circulation spaces that form part of the escape routes
Any room which a building user must pass through, from another, in order to exit the premises would need detectors installed to satisfy these Categories. For example, if all rooms in a bungalow open onto a hallway which leads outside, only the hallway is considered a circulation space forming part of the escape route; if the only exit from the kitchen is into the dining room which then opens onto a hallway, the dining room would also need a detector under LD3 minimum protection as it is part of the escape route.
What category of fire detection is required within my HMO?
Different levels of coverage are needed in different areas of the building due to the risk of fire. This includes different Grades of fire detection system, as well as different configurations of components. For example, communal areas in HMOs are required to have Grade A systems, as they have particularly high levels of risk. This is due to the shared, and therefore often neglected responsibility for safety and housekeeping in HMOs. Moreover, the exact installation requirements within your HMO will depend upon the configuration and size of the premises. For more advice for landlords about fire safety in HMO’s, visit our help guide.
Responsibility for housekeeping can be neglected in HMOs. This is a fire risk,
Minimum levels of requirements for fire detection systems in HMOs:
The following is general guidance on the minimum levels of installation required in different scenarios.
One or two storey HMOs, where the area of each floor is less than 200sqm:
A Grade D1, category LD1 configuration should be installed in a new, or materially altered HMO. In an existing premises of this size, category LD2 is acceptable if it is already installed, but an LD3 system must be upgraded to comply with the Standard.
Areas within HMOs with more than 3 floors, or where the area of at least one floor is greater than 200sqm
Individual, one-room dwellings, with or without cooking facilities:
A Grade D1, category LD1 configuration should be installed. This is required in a new and existing HMO premises.
Individual dwellings comprising two or more rooms:
A Grade D1, category LD2 configuration should be installed. This is required in a new and existing HMO premises.
Communal areas
A Grade A, category LD2 configuration should be installed. This is required in a new and existing HMO premises.
Suitable Fire Detection Systems in HMOs
Always ensure that a comprehensive fire risk assessment has been carried out in your property by a competent person, to determine the risks specific to your premises. This is essential to protect the occupants, particularly as many tenants of HMOs are young and / or vulnerable renters. The Responsible Person for the building may be prosecuted if they cannot demonstrate that they have made every reasonable effort to comply with fire safety requirements enforced by their local council, particularly if a fire breaks out. Compliance with the Standards is the best way to ensure that this compliance can be achieved and evidenced.
HMO fire alarm requirements vary depending on the size and configuration of your property. For one or two-storey HMOs with floor areas less than 200sqm, you’ll need at minimum a Grade D1, category LD1 system for new or materially altered properties. This includes interlinked mains-powered smoke alarms with integral stand-by supplies. Existing properties of this size may maintain a category LD2 system if already installed, but any LD3 systems must be upgraded. For larger HMOs with more than 3 floors or floors exceeding 200sqm, communal areas require Grade A, category LD2 systems. Your specific HMO fire alarm requirements will be determined by a comprehensive fire risk assessment.
What are the HMO fire alarm testing requirements?
HMO fire alarm testing requirements state that all fire detection systems must be regularly checked to ensure proper functioning. As a landlord or property manager, you must ensure your HMO fire alarm testing requirements are met by conducting regular checks of all detection devices. Each alarm should be tested according to manufacturer guidelines, typically by pressing the test button to confirm the alarm sounds correctly. You must maintain a testing log that records dates, results and any issues identified. This documentation is crucial for demonstrating compliance with HMO fire alarm testing requirements during inspections by local authorities.
What are the HMO fire alarm system requirements?
HMO fire alarm system requirements specify that properties must have appropriate detection systems based on size and layout. For most HMOs, you have several options to meet the HMO fire alarm system requirements. You can install a Grade A system throughout (connected to a central panel), a Grade D1 system (interlinked mains-powered alarms with backup), or a mixed system with Grade A in communal/high-risk areas and Grade D1 elsewhere. Your HMO fire alarm system requirements will also include specific detection categories: LD1 (all circulation spaces and rooms), LD2 (circulation spaces and high-risk areas), or LD3 (circulation spaces only). The appropriate level depends on your property’s specific characteristics.
What are the three storey HMO fire alarm requirements?
Three storey HMO fire alarm requirements typically necessitate a more comprehensive detection system due to increased evacuation challenges. If your three storey HMO has floor areas exceeding 200sqm, communal areas must have a Grade A, category LD2 system with a central control panel. Individual dwellings within your three storey HMO should have Grade D1 systems – category LD1 for single-room dwellings and category LD2 for multi-room dwellings. These three storey HMO fire alarm requirements aim to provide early warning throughout the property, particularly in escape routes and high-risk areas like kitchens, where fires commonly start in shared accommodations.
What are the HMO fire detection requirements?
HMO fire detection requirements specify the type, grade and category of detection systems needed in your property. Your HMO fire detection requirements will vary based on your property’s size and configuration. For smaller HMOs (one or two storeys under 200sqm), a Grade D1 system with LD1 or LD2 coverage is typically required. For larger properties, communal areas need Grade A systems with LD2 coverage. The HMO fire detection requirements also specify that all escape routes must be covered by appropriate detection devices. Different types of detectors (smoke, heat or combined) may be needed in different areas based on the specific fire risks identified during your assessment.
What are the HMO smoke alarm requirements?
HMO smoke alarm requirements mandate that appropriate detection devices be installed throughout your property. Your HMO smoke alarm requirements will include using interlinked alarms, ensuring that when one detector is triggered, all alarms sound throughout the property. For most HMOs, mains-powered smoke alarms with battery backup (Grade D1) are required in escape routes and risk areas. The HMO smoke alarm requirements also specify that different detector types should be used in different locations – for example, heat detectors rather than smoke alarms in kitchens to reduce false alarms. All devices must comply with relevant standards, including BS EN 54 for manufactured components and BS 5839 Part 1 for installation.
What are the 2 storey HMO fire alarm requirements?
Two storey HMO fire alarm requirements typically specify a Grade D1, category LD1 system for new or altered properties. This means your 2 storey HMO fire alarm requirements include installing interlinked, mains-powered smoke alarms with integral stand-by power supplies throughout circulation spaces and all rooms where a fire could start. For existing 2-storey HMOs with floor areas less than 200sqm, a category LD2 system may be acceptable if already installed. Your 2 storey HMO fire alarm requirements aim to ensure all occupants receive early warning of fire, particularly important in shared accommodations where responsibility for fire safety can be fragmented.
What is the HMO fire alarm system cost?
HMO fire alarm system cost varies depending on the size of your property and the grade of system required. For a smaller HMO requiring a Grade D1 system, your HMO fire alarm system cost might start from approximately £300-£600 for the basic components, including interlinked mains-powered smoke alarms with battery backup. For larger properties requiring Grade A systems with control panels, your HMO fire alarm system cost could range from £1,000 to several thousand pounds. Additional factors affecting your HMO fire alarm system cost include installation, which should be carried out by qualified professionals, and ongoing maintenance expenses. While this represents a significant investment, it’s essential for legal compliance and tenant safety.
What is the HMO fire alarm testing frequency?
Your HMO fire alarm testing frequency should include weekly tests of the system by pressing the test button on at least one detector (on a rotational basis). Monthly checks should examine the control panel (if installed) for fault indicators. Your HMO fire alarm testing frequency should also include bi-annual professional servicing by qualified technicians, who will conduct more thorough examinations of all components. This HMO fire alarm testing frequency ensures continuous protection for tenants and helps identify issues before they compromise safety.
Are HMO smoke alarms in bedrooms required?
HMO smoke alarms in bedrooms are typically required as part of a comprehensive fire detection system. You should install smoke alarms in HMO bedrooms because these areas contain potential fire hazards, such as electrical equipment and are occupied during sleeping hours when occupants are most vulnerable. The HMO smoke alarms in bedrooms should be interlinked with all other alarms in the property, ensuring that a fire detected in any location will trigger all alarms. For grade D1 systems, these HMO smoke alarms in bedrooms should be mains-powered with battery backup. This requirement is particularly important in buildings with multiple occupants who may be unfamiliar with escape routes.
What is a Grade A fire alarm system in an HMO, and when is it required?
A Grade A fire alarm system in an HMO is a comprehensive detection setup that includes a central control panel connected to various detection devices throughout the property. You would need a Grade A fire alarm system in an HMO with more than three floors or where any floor exceeds 200sqm in area. A Grade A fire alarm system in an HMO must be installed in communal areas of these larger properties, providing category LD2 coverage (all circulation spaces and high-risk areas). The system components must be manufactured to BS EN 54 standards, with installation following BS 5839 Part 1 guidelines. A Grade A fire alarm system in an HMO offers enhanced monitoring capabilities and reliability for larger shared accommodations.
Do I need a fire alarm in an HMO?
Yes, you absolutely need a fire alarm in an HMO – it’s a legal requirement for all houses of multiple occupation. The specific type of fire alarm in an HMO that you need depends on your property’s size and configuration. At a minimum, you’ll need interlinked smoke detectors covering escape routes, with additional detectors in high-risk areas and potentially in all rooms for larger properties. Failure to install an appropriate fire alarm in an HMO can result in significant penalties, including fines and prohibition notices that prevent you from renting your property.
Is a fire risk assessment a legal requirement for HMOs?
Yes, a fire risk assessment is a legal requirement for HMO properties under the Regulatory Reform (Fire Safety) Order 2005. You must ensure that a fire risk assessment is completed for HMO compliance as it is a legal requirement. This assessment should be conducted by a competent person who can identify specific hazards in your property. The fire risk assessment is a legal requirement for HMO owners to protect tenants and demonstrate due diligence to authorities. It must be reviewed regularly and updated whenever significant changes occur to the property or occupancy. The assessment should identify potential fire hazards, evaluate who might be at risk, and determine what fire safety measures are needed to achieve compliance.
