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.
Life-Saving Awareness: Understanding Fire Exit Safety
Critical knowledge that protects lives in your building every day
Fire exits ARE the difference between a close call and an unthinkable tragedy.
Behind every fire safety regulation lies a story of lives saved or lost. The Regulatory Reform (Fire Safety) Order 2005 exists because experience has taught us that seconds matter when flames spread and smoke fills corridors. Understanding these requirements isn’t about compliance: it’s about ensuring everyone goes home.
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Doors Designed to Save Lives
Under UK fire safety law, your exit doors must open immediately and easily. They should open outward into safety and cannot be locked from inside. This requirement exists because panicked crowds can’t fumble with locks.
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The Responsible Person’s Duty
Article 14 of the RRFSO designates someone in every building to keep escape routes clear at all times. This Responsible Person ensures paths remain unobstructed from office to street, understanding that lives depend on their vigilance.
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Balancing Security with Safety
Modern solutions protect against intruders without sacrificing emergency access. Fire exits should be fitted with panic hardware such as push pads or panic bars. Tamper seals break instantly when needed. Security alarms deter misuse. Outside access devices prevent unauthorised entry. You can have both.
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Width Requirements Save Lives
Building regulations require 1200mm minimum corridor width in new buildings. Fire exit doors need at least 1050mm width. These measurements account for wheelchair users, stretchers and crowds moving quickly.
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Signage That Guides to Safety
BS 5499 and BS ISO EN 7010 compliant signs must mark every exit. Illuminated signs and emergency lighting continue working when power fails. In smoke-filled darkness, these beacons guide people to survival.
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Testing Prevents Tragedy
Regular testing of panic hardware ensures it functions when needed most. Check exit device function, component condition and fixing security. A jammed bar with dozens pressing against it becomes a death trap.
Evidence-Based Safety Standards
1200mmMinimum Corridor Width (New Buildings)
18mMaximum Travel Distance (Single Route)
45mMaximum Travel Distance (Multiple Routes)
750mmMinimum Exit Door Width
30-60minFire Door Resistance Rating (For doors in escape route corridors. Most final exit doors do not need fire rating.)
Always ClearEscape Route Status
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Legal Protection for Life Safety: Article 14 of the Regulatory Reform (Fire Safety) Order 2005 makes maintaining clear fire exits a legal requirement. Violations can lead to prosecution, unlimited fines and imprisonment. But beyond legal consequences, blocked exits have cost lives in preventable tragedies.
Understanding Life-Saving Hardware: BS EN Standards
Panic Bars (BS EN1125 Certified)
Required for public buildings where visitors unfamiliar with layout
Opens even when bodies pressed against the bar
Essential for venues expecting panic situations
Mandatory for cinemas, stadiums and retail spaces
Designed to function without conscious thought
Push Pads (BS EN179 Certified)
Suitable for workplaces with trained personnel
Requires deliberate push action to operate
Appropriate where regular fire drills conducted
More compact design for office environments
Staff familiarity through repeated practice
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Critical Safety Distinction: Fire doors compartmentalise buildings to slow flame spread for 30-60 minutes. Fire exits provide final escape to safety. Never prop fire doors open without certified retainers. Final exit doors may be held open for ventilation or accessibility: they’re your last barrier to safety, not containment.
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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.
Frequently Asked Questions
What is the difference between intumescent strips and smoke seals?
Intumescent strips remain dormant under normal conditions but expand greatly when exposed to extreme heat during a fire. This expansion seals gaps between the door and frame to block flames and hot gases. Cold smoke seals, often appearing as brush or rubber flaps, work differently by blocking smoke at normal temperatures. While intumescent strips activate only at high temperatures beyond human survival levels, cold smoke seals work immediately to prevent smoke from passing around door edges, protecting against smoke inhalation, which can be fatal before the fire itself reaches you. Many modern products combine both functions as intumescent smoke seals, providing complete protection against fire and smoke.
Do fire doors need intumescent seals?
Yes, all fire door sets must have intumescent seals to function correctly. Without these seals, a fire door cannot perform its essential purpose of containing fire within compartments. The lack of proper seals will allow fire to spread quickly through gaps around the door. The Responsible Person could face prosecution if fire doors are found without properly fitted intumescent seals during an incident. Building regulations require these seals to ensure the door achieves its fire rating (FD30, FD60, etc.). Cold smoke seals, while not always required on every fire door, are typically specified in fire risk assessments for doors near escape routes or those opening into common areas.
How do I fit intumescent fire seals?
The fitting method depends on whether you are using rebated or surface-mounted seals. For rebated seals: 1) Ensure the rebate in the door or frame is clean and free from obstructions, 2) Measure and cut the seal to the correct length, 3) Remove the backing from the adhesive strip, 4) Press firmly into the rebate, ensuring it sits flush, 5) Secure with pins if recommended by the manufacturer. For surface-mounted seals: 1) Clean the surface where the seal will be applied, 2) Measure and cut the seal to size, 3) Remove the backing from the adhesive, 4) Apply to the door or frame, pressing firmly, 5) Some seals require additional fixing with pins for long-term security. Professional installation is required for rebated seals, while Competent Persons can fit surface-mounted types. Always check the fire door after fitting the intumescent seals to ensure it self-closes. Adjustments may need to be made to the door if the newly fitted fire door seals prevent the door from closing.
Can fire door seals be fitted to the door instead of the frame?
Yes, intumescent seals can be fitted to either the door or the frame for single fire doors. Both options comply with regulations as long as the seals meet the required fire rating. For double doors or door-and-a-half configurations, the seals should be fitted to the door leaves themselves to ensure the gaps between door leaves are properly sealed during a fire.
What types of intumescent strips are available?
Several types of intumescent strips are available to suit different fire door requirements: 1) Standard intumescent strips (fire-only seals), 2) Combined intumescent and smoke seals (fire and smoke protection), 3) Rebated seals that fit into grooves in the door or frame, 4) Surface-mounted seals that attach to the face of doors or frames, 5) Threshold drop seals for under door gaps, 6) Specifically rated seals for FD30 (30-minute) or FD60 (60-minute) doors. Each type serves specific applications depending on your building regulations requirements and fire risk assessment findings.
Why are cold smoke seals important?
Cold smoke seals provide protection against smoke spread at normal temperatures before a fire heats up enough to activate intumescent strips. This is crucial because: 1) Smoke inhalation causes most fire-related deaths, 2) Smoke travels much faster than fire through a building, 3) Even small gaps around doors allow significant smoke passage, 4) Clear escape routes free from smoke improve survival chances. Combining intumescent strips for fire containment and cold smoke seals for smoke containment provides complete protection.
When should intumescent smoke seals be used?
Intumescent smoke seals, which combine both fire and smoke protection, should be used: 1) On doors along escape routes, 2) For doors opening onto common areas or shared spaces, 3) When specified by your fire risk assessment, 4) In buildings with vulnerable occupants, 5) Where smoke control is critical for evacuation strategy. Some exceptions exist where smoke seals might not be appropriate, such as rooms without smoke detectors where smoke leakage is needed to trigger external alarms. Always consult your fire risk assessment.
What are the requirements for intumescent seals for fire doors?
Fire doors must have correctly specified intumescent seals that: 1) Match the fire rating of the door (FD30, FD60, etc.), 2) Seal gaps of between 2mm and 4mm around the sides and top, 3) Remain unmodified by paint or other coatings, 4) Are correctly fitted according to manufacturer instructions, 5) Remain intact and undamaged. The British Standards set out specific requirements for gap sizes and seal placement. The gap along the sides, top, and between double door leaves must be between 2mm and 4mm.
Can damaged intumescent fire seals be replaced?
Yes, damaged intumescent fire seals can and should be replaced as soon as damage is noticed. Damaged seals compromise the fire resistance of the entire door assembly. For replacement: 1) Remove the damaged seal completely, 2) Clean the rebate or surface, 3) Install a new seal of the same type and fire rating, 4) Ensure proper adhesion, 5) Check fire door self-closes after the new seal is fitted. Rebated seals require professional replacement, while surface-mounted seals can often be replaced by a Competent Person within your organisation.
How do I maintain the intumescent seals?
Regular inspection of intumescent seals is essential for fire safety. Check for: 1) Physical damage or degradation, 2) Proper adhesion to the door or frame, 3) Complete coverage with no missing sections, 4) Signs of tampering or paint overspray, 5) Correct operation of any moving parts on drop seals. We recommend including seal checks in your regular fire door inspections. Replace any damaged seals promptly to maintain fire safety compliance.
Why should I choose Safelincs for my intumescent seal needs?
Safelincs provides quality intumescent seals backed by our commitment to customer satisfaction. Our team can help you select the right seals for your fire doors, whether you need a single replacement or products for an entire building. As winners of customer service awards and the trusted supplier to major organisations, including the Church of England and the Catholic Church in the UK, we offer: 1) Quality products that meet all relevant standards, 2) Expert advice on selection and installation, 3) Competitive pricing, 4) Next-day delivery on many items, 5) Ongoing support for all your fire safety needs. Contact our friendly fire door team on 0800 433 4289 or email firedoors@safelincs.co.uk for personalised advice on your intumescent seal requirements.
Anyone who has pushed through an internal fire door knows the struggle: these doors require significant effort to open, often leaving people wondering why they need to be so heavy. For elderly residents, wheelchair users, parents with pushchairs or anyone with mobility challenges, heavy fire doors can transform a simple journey through a building into an exhausting ordeal. Understanding why internal fire doors are constructed this way, and more importantly, learning about solutions like fire door closers and fire door retainers, can help building managers create safer, more accessible environments for everyone.
The Science Behind Fire Door Weight
The substantial weight of an internal fire door isn’t a design flaw: it’s a critical safety feature. While standard internal doors typically weigh between 20kg and 50kg, fire-rated doors are significantly heavier. An average FD30 (30-minute) fire door weighs approximately 45kg, while FD60 (60-minute) doors can exceed 75kg. This dramatic difference stems from their specialised construction designed to withstand extreme heat and prevent fire spread.
The core of an internal fire door contains dense, fire-resistant materials that give these doors their life-saving properties. Unlike hollow-core residential doors, fire doors feature solid cores made from materials such as flaxboard, chipboard or specialised timber composites. These materials are engineered to maintain structural integrity when exposed to temperatures exceeding 800°C, creating an effective barrier against flames and smoke.
The thickness also contributes to the weight: FD30 doors are typically 44mm thick, while FD60 doors measure 54mm. This additional thickness isn’t just about the door leaf itself; it accommodates essential components like intumescent strips that expand when heated, sealing gaps to prevent fire and smoke passage. Every element adds weight, but each serves a crucial purpose in protecting lives and property.
Why Fire Door Closers Add to the Challenge
Beyond the door’s inherent weight, the fire door closer creates additional resistance that many people find difficult to overcome. These devices are mandatory on most fire doors, ensuring doors return to their closed position after use: a critical requirement for maintaining fire compartmentation. However, the spring mechanism that enables automatic closing also creates the force users must work against when opening the door.
The strength of a fire door closer is measured in EN power sizes, with EN3 being the minimum for fire doors. Heavier doors require stronger closers, sometimes EN4, EN5 or even EN6, to ensure reliable closure. Unfortunately, this means users face even greater resistance when opening these doors. For someone using a wheelchair, carrying items or experiencing reduced strength due to age or disability, this combination of door weight and closer resistance can create an almost insurmountable barrier.
The legal requirement for fire door closers stems from their vital safety function. Without proper closing mechanisms, fire doors left open become useless in an emergency, allowing smoke and flames to spread rapidly through buildings. Yet this essential safety feature inadvertently creates accessibility challenges that affect thousands of building users daily.
Young happy businessman in wheelchair working at home and talking on cell phone.
The Accessibility Dilemma
The weight of internal fire doors presents a significant accessibility challenge that goes beyond mere inconvenience. Under the Equality Act 2010, building operators must make reasonable adjustments to ensure disabled people can access services and facilities. Heavy fire doors can effectively exclude people with disabilities from parts of buildings, creating both legal and ethical concerns for property managers.
For elderly residents in care homes or sheltered housing, the effort required to open fire doors can limit independence and dignity. Parents with young children struggle to manage heavy doors while pushing prams or holding toddlers’ hands. Office workers carrying laptops, files or hot drinks face daily battles with doors that seem determined to close before they can pass through. These challenges often lead to dangerous practices like propping doors open with wedges or disabling closers: actions that compromise everyone’s safety and can result in prosecution.
The temptation to circumvent fire door safety measures is understandable but potentially catastrophic. Fire doors propped open cannot perform their critical function of containing fire and smoke, putting lives at risk. Building managers face the challenging task of maintaining fire safety compliance and ensuring their buildings remain accessible to all users.
Modern Solutions: Fire Door Retainers
Fortunately, technology offers elegant solutions to the heavy door dilemma through fire door retainers. These devices legally hold fire doors open during normal use, eliminating the daily struggle and maintaining full fire safety compliance. When a fire alarm sounds, the fire door retainer automatically releases, allowing the door closer to shut the door and restore fire compartmentation.
Different types of retainers suit various building needs and budgets. Acoustic retainers like the Dorgard system work independently, listening for fire alarm sounds and releasing when triggered. These battery-powered units require no complex wiring, making them ideal for retrofitting existing doors. The device’s plunger holds the door at any angle, and users can release it manually with a gentle kick.
Electromagnetic retainers offer another approach, connecting directly to the fire alarm system. These fail-safe devices release the door when power fails; however, the fire alarm panel stops the power supply when the alarm sounds, so they close in a fire. Networked systems can control multiple doors simultaneously, particularly valuable in large residential complexes or care facilities where coordinated door closure is essential during emergencies.
Free-Swing Door Closers: Removing Resistance
For situations where doors need to move freely throughout the day, free swing door closers provide an innovative solution. These devices replace traditional closers, allowing internal fire doors to swing freely like standard doors during normal use. Users experience no resistance when opening or closing the door, dramatically improving accessibility for everyone.
When the fire alarm activates, free-swing closers automatically engage, transforming into traditional closers that pull the door shut. This dual-mode operation means buildings can maintain full fire safety compliance while eliminating the daily burden of heavy doors. Free-swing closers are particularly beneficial in care homes, schools and healthcare facilities where users may lack the strength to operate traditional fire doors.
Some free-swing systems operate wirelessly, detecting alarm sounds acoustically similar to standalone retainers. Others integrate with fire alarm panels for coordinated response across multiple doors. The choice depends on building infrastructure, budget, and specific accessibility needs.
Installation and Compliance Considerations
When implementing solutions for heavy fire doors, proper installation by competent professionals is essential. Fire door retainers and specialised closers must be fitted according to manufacturer specifications to maintain the door’s fire rating. Any modification to fire doors or their components requires careful consideration of certification requirements and building regulations.
For communal areas in residential buildings, hold-open devices must conform to BS 7273-4:2015 Critical (Category A) standards. This ensures devices will reliably release doors during emergencies, maintaining the integrity of escape routes. Building managers should consult their fire risk assessments to determine which doors can be held open and what type of devices are most appropriate.
Regular maintenance of both fire door closers and retainers ensures continued reliability. Battery-powered devices need periodic battery replacement. Any type of fire door retainer should be tested as part of the normal fire door test, at least monthly. Creating a comprehensive maintenance schedule helps ensure all devices function correctly when needed most.
Cost-Benefit Analysis
While installing fire door retainers or free-swing closers represents an initial investment, the benefits often outweigh the costs. Improved accessibility can reduce injury risks from people struggling with heavy doors, potentially lowering insurance claims and liability exposure. Enhanced building usability may increase property values and rental appeal, particularly for buildings marketed to older residents or families.
Perhaps most importantly, these solutions eliminate the temptation to prop doors open, which could result in fines or prosecution for the Responsible Person if fire broke out. The cost of prosecution for fire safety violations, not to mention the devastating consequences of fire spreading through propped-open doors, far exceeds the investment in proper hold-open devices. Many building managers find that retrofitting existing doors with retainers costs significantly less than defending legal action or managing the aftermath of a fire incident.
Government grants and funding may be available for accessibility improvements, particularly in social housing or care facilities. The Access to Work scheme can support workplace modifications, while Disabled Facilities Grants may cover residential adaptations. Building managers should explore all funding options when planning accessibility upgrades.
Choosing the Right Solution
Selecting appropriate solutions for heavy internal fire doors requires careful assessment of building use, user needs, and fire safety requirements. High-traffic areas might benefit most from free-swing closers that eliminate resistance entirely. Quieter zones might suit simple acoustic retainers that hold doors open when needed but allow normal closure at other times.
Consider user demographics when making decisions. Buildings with many elderly or disabled users may require comprehensive solutions across all fire doors. Mixed-use buildings might need different approaches for different areas: free-swing closers in communal areas but standard closers with occasional retainer use in less frequented zones.
Environmental factors also influence choice. Noisy environments might not suit acoustic retainers that could struggle to distinguish fire alarms from background noise. Buildings with sophisticated fire alarm systems might benefit more from integrated electromagnetic solutions that guarantee coordinated door closure during emergencies.
Future Developments
The fire door industry continues innovating to address accessibility challenges while maintaining safety standards. Newer materials promise lighter doors without compromising fire resistance, though these remain in development. Smart building technologies may soon enable fire doors that adjust closing force based on user needs, recognising when someone with mobility challenges approaches.
Research into alternative fire protection methods could eventually reduce reliance on heavy doors altogether. Active fire suppression systems, improved compartmentation designs, and advanced materials might create buildings where fire safety doesn’t conflict with accessibility. Until then, fire door closers and retainers remain our best tools for balancing these competing needs.
Building regulations continue evolving to recognise accessibility importance alongside fire safety. Future standards may mandate accessibility solutions as part of fire door installations, making buildings more inclusive by design rather than retrofit.
Practical Implementation Tips
When upgrading fire doors for better accessibility, start with a thorough audit of current provisions. Identify doors causing the most difficulty: often those on main circulation routes or leading to essential facilities. Survey building users to understand their specific challenges and preferences for solutions.
Engage with fire safety consultants and accessibility experts to ensure proposed solutions meet all regulatory requirements while genuinely improving usability. Professional fire door inspections can identify doors where existing closers might be incorrectly adjusted, potentially providing quick wins through simple adjustments rather than equipment replacement.
Implement changes gradually if budget constraints exist, prioritising high-impact areas first. Monitor the effectiveness of solutions through user feedback and adjust approaches as needed. Remember that what works in one building might not suit another: flexibility and responsiveness to user needs are key.
The weight of internal fire doors reflects their critical role in protecting lives and property from fire. While this weight creates genuine accessibility challenges, modern solutions like fire door closers and fire door retainers offer effective ways to maintain safety while improving usability for everyone. Building managers no longer need to choose between compliance and accessibility: with the right equipment and approach, buildings can be both safe and welcoming to all users.
Understanding why fire doors are heavy helps us appreciate their importance while recognising the need for thoughtful solutions to accessibility challenges. By investing in appropriate fire door retainers and specialised closers, we create environments where safety and accessibility work in harmony, ensuring no one is excluded from full participation in community life while maintaining the highest standards of fire protection.
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.
According to the National Fire Protection Association (NFPA), cooking equipment is the leading cause of house fires, with unattended cooking being the primary culprit. Cooking oil fires, in particular, pose a unique challenge due to the intensity and rapid spread of the flames.
Cooking oil fires are difficult to extinguish if you don’t have the right equipment at hand. The powerful jet of some fire extinguishers could spread the oil fire. Using water to extinguisher oil fires can cause the fire to erupt violently. Therefore, it is important to have the correct equipment to tackle kitchen fires
Tackling Cooking Oil Fires at Home
How to put out a Cooking Oil Fire
Pan fires can be tackled with fire blankets and fire extinguishers. A water mist fire extinguisher is versatile, and therefore can tackle all types of kitchen fire including fires involving electrical equipment up to 1000 volts. A fire blanket is a good option for most domestic kitchens, as generally smaller amounts of oil are used. A fire blanket is placed over the pan fire to smother it and starve the fire from oxygen.
For larger deep fat fryers in your home, we would recommend a wet chemical fire extinguisher which holds a 25F rating. The wet chemical extinguisher is made specifically for tackling larger quantities of oil on fire.
Where to put a Kitchen Fire Extinguisher
In the case of cooking oil fires, having a fire extinguisher within easy reach can be a lifesaver. Mount the extinguisher in a visible and easily accessible location, away from the stove but still within close proximity to the cooking area. We recommend placing your fire extinguisher near the kitchen exit, ensuring a quick and unobstructed path to safety. Avoid placing it too close to potential fire hazards, such as curtains or wooden cabinets.
Tackling Cooking Oil Fires at Work
If you work in a commercial kitchen with deep fat fryers, a wet chemical kitchen fire extinguisher is usually recommended. Wet chemical fire extinguishers are specifically designed to put out cooking oil fires and therefore should be kept in kitchens for commercial use. The wet chemical fire extinguisher forms a foam blanket on top of the oil which stops the supply of oxygen, therefore extinguishing the fire. Fire blankets are also a useful addition in a commercial kitchen as they can be used on pan fires, cooking oil fires, waste basket fires and also clothing fires.
What to do in a Kitchen Fire
Stay calm
Turn off the heat source (if possible)
If the fire is not too big, use your fire extinguisher or fire blanket to try and extinguish the fire
Call emergency services
Move anything else that could catch fire away from the burning oil if you can
Make sure children and pets do not come near the fire
A man cooking starts a cooking fire.
How can Cooking Oil Fires be Prevented?
To avoid cooking oil fires, never leave cooking unattended and pay attention to cooking pans and deep fat fryers at all times, especially when cooking with oil. Keep the area clean from grease buildup, as accumulated grease can be a potential fuel source for fires. In the event of a small grease fire, never use water to extinguish it. Instead, cover the pan with a fire blanket or use a fire extinguisher for kitchen fires. By adopting these preventive measures, you can significantly reduce the likelihood of cooking oil fires and enhance the overall safety of your kitchen.
For further advice on fire prevention in your home, complete the Home Fire Safety Check. Get personalised tips and a fire safety action plan to help you and your family to stay safe.
Conducting regular fire drills in the workplace is essential in order to practice for a safe evacuation during a fire. Fire drills go beyond compliance with regulations; they are the heartbeat of safety culture within organisations. Not only do they ensure that all staff, customers and visitors to your premises understand what they need to do if there is a fire, but they also help you to test how effective your fire evacuation procedure is.
What is a fire drill?
A fire drill is an organised procedure to simulate the steps you should take in the event of a fire. Its primary function is to ensure that all individuals in the building are familiar with escape routes, emergency exits and safety protocols. A fire drill educates and prepares occupants for a swift evacuation in the event of a real fire. A fire drill usually involves sounding the alarm system, evacuation to designated assembly points and coordination with emergency responders.
Regularly practicing fire drills enhances your readiness and response in the event of a real fire, which contribute to a safer environment for everyone involved.
Life or death
Imagine a fire starts. The company does not conduct regular fire drills. Everyone is panicking and doesn’t know what to do as part of the fire evacuation procedure. However, an organisation or even a household that conducts regular fire drills remains calm. Instinct kicks in from the fire drill practice to follow the fire evacuation procedure. This can be the difference between life and death.
‘You need to train new staff when they start work and tell all employees about any new fire risks.
You should carry out at least one fire drill per year and record the results. You must keep the results as part of your fire safety and evacuation plan.’ GOV UK
Testing Safety Equipment
Your fire drill not only gives people a routine to ensure their safety, it also gives you the opportunity to make sure essential fire safety equipment is in working order. Fire safety equipment includes alarm systems, fire door retainers, emergency lighting and evacuation equipment. In the event of a real emergency, all fire safety equipment must be working to evacuate timely and to prevent the spread of fire.
If, while undergoing a fire drill, you find that your fire safety equipment isn’t working; get it fixed or replaced as soon as possible to give your business the best chance of being protected.
How often should you do fire drills?
Yearly fire drills are a legal requirement for all businesses. However, Health and Safety Executive (HSE) recommends having a few fire drills each year to enhance safety measures and better prepare for potential emergencies. While the minimum legal standard is an annual fire drill, more frequent exercises, such as quarterly or semi-annual drills, can significantly improve the effectiveness of emergency response plans.
Fire Drill Roles & Responsibilities
Designating key roles to individuals during your fire drills helps streamline the evacuation. Fire Wardens oversee the evacuation process and check designated areas, while Evacuation Marshals are responsible for guiding people to safety. Someone should also be assigned to account for all individuals at the assembly points to ensure that everyone has safely evacuated the building. Clearly defining roles and responsibilities in advance ensures confidence in individuals that there is a well-coordinated plan in place.
Gas boilers, heaters, fires and cookers are common in households across the UK. However, many people are unaware of the dangers of poor maintenance of this type of appliance. Is your home gas safe?
Dangerous gas appliances
Faulty gas appliances can produce toxic carbon monoxide gas as a result of incomplete combustion. Carbon monoxide is odourless and colourless meaning that without a detector, its presence cannot be identified. Even if your gas burning appliances are regularly serviced by a qualified engineer, it is possible for faults to occur. Alongside maintaining household appliances, the best way to keep your home gas safe is to install a CO alarm.
Carbon Monoxide emissions from a poorly fitted, poorly ventilated or faulty gas appliance can be deadly. On average, 50 people in the UK are killed each year by CO poisoning, with 4,000 admitted to hospital. There are also an unknown number of people who have suffered some degree of carbon monoxide poisoning, and either do not report it or are mis-diagnosed as the symptoms are very similar to common flu.
Dangers of unqualified gas fitters
The Gas Safe Register has highlighted the dangers of unqualified fitters, reporting that when inspected by a registered Gas Safe Engineer, 79% of boilers originally installed by unqualified fitters are putting occupants at risk, or are classified as immediately dangerous. Similar statistics published by Gas Safety Week show that half of all gas fires inspected by a registered Gas Safe Engineer are unsafe.
The Gas Safe Register logo is recognisable
Maintaining gas appliances
If you have a gas appliance, you should have it serviced every year. Always ensure that repairs or new installations are only carried out by a qualified and registered Gas Safe Engineer. Regular servicing is the best way to prevent faults, and keep your family safe from deadly CO gas. Check to see if loved ones and vulnerable friends or neighbours have an up to date gas safety certificate.
Only registered Gas Safe engineers should service the gas burning appliances in your home
The Gas Safety watch dog is urging consumers to always check the credentials of any gas fitter. This should always be done before allowing them to do any work on a gas appliance. They are also asking the public to inform them of any rogue installers who are claiming to be qualified, but do not appear on the Gas Safety Register.
Get gas safe – Importance of installing CO alarms
You should always install a carbon monoxide alarm to protect your household from the risk of carbon monoxide poisoning, especially because carbon monoxide can travel through adjoining walls. Therefore, even if you don’t have any gas appliances, or are certain that every appliance in your home is gas safe, a detector is the only way to have complete peace of mind.
Many detectors have a long life, and so remain reliable for up to a decade. With options for audio and visual cues, there is an alarm suitable for everyone. Check that every CO alarm in your home is marked BS EN 50291 and displays the British Standards’ Kitemark. If you can’t see these markings, or need to replace an old device, you can find a selection of CO alarms on our website that are suitable for use at home.
