Fire Exits and Regulations Information Guide

Thursday 2nd May 2024

What is a fire exit?

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.

Red fire exit door, partially open — Fire exits are final exit doors from a building to a place of safety

Who is responsible for maintaining fire exits?

The Regulatory Reform (Fire Safety) Order (RRFSO) 2005 charges the Responsible Person in control of non-domestic premises with the safety of everyone on site, including employees, visitors, and contractors.

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.

For more information on the differences between fire exit and fire doors, visit our blog.

Can a fire exit be locked?

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 device with pin pad — 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.

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.

Cartoon showing measuring tape being opened — 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 exit signage (arrow showing 'ahead') — 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.

Helpful Links:

HM Government fire safety risk assessment guides

Door and Hardware Federation: Code of Practice Hardware for Fire and Escape Doors

The Regulatory Reform (Fire Safety) Order 2005

Fire Safety: Approved Document B

BS 9999:2017 – Fire safety in the design, management and use of buildings. Code of practice

Fill Gaps in Floorboards with DraughtEx

Thursday 2nd May 2024

How to fill gaps in floorboards

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.

(Left) DraughEx being fitted. (Right) Draughtex partially fitted. — 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.

For more information about energy savings with DraughtEx, visit our blog.

DraughtEx Review

Intumescent Strips for Fire Doors

Thursday 2nd May 2024

What are intumescent strips?

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 strip fitted to fire door — 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.

White fire door in a corridor leading onto stairwell — 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.

Gap gauge being used to check the gap size around a fire door — 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.

Rebated intumescent seal being replaced in a door frame by a qualified professional — 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.

CO vs CO2

Thursday 2nd May 2024

What is the difference between CO and CO2?

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 diagram: CO (Carbon and Oxygen) vs CO2 (Carbon and two Oxygen) — 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.

CO & CO2 can both cause headaches — 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.

10 Year Life Digital Carbon Monoxide Alarm - UltraFire UBCO1D — UltraFire Digital Display CO detector

CO2 detector — Kidde CO2/Air Quality Monitor

For information about detecting gas leaks, visit our blog.

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.

Why are fire doors so heavy?

Tuesday 30th April 2024

Old fashioned weighing scales — What does a fire door weigh?

Why are fire doors so heavy?

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.

Young wheelchair user at his desk, on a phone call. — 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.

Dorgard Fire Door Retainers

Hold fire doors open legally
Wire-free plunger based door holder
Certified to BS EN 1155:1997 & BS EN 1634
Acoustically triggered at 65dB
FREE extended 5 year warranty
FREE shipping

£89.58 ex VAT

£107.50 inc VAT

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Geofire Agrippa Door Holder

A legal fire door holding open solution
Acoustically triggered by the specific sound of your fire alarm
Wire-free magnetic door holder device
Certified to BS EN 1155:1997
FREE extended 5 year warranty

£83.30 ex VAT

£99.96 inc VAT

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Dorgard Pro

Safe & legal system to hold open fire doors
Acoustic and wireless activation technology
Certified to BS EN 1155:1997
Safelincs EXCLUSIVE extended warranty
FREE site survey

Book Survey

Fire doors in care homes

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.

Geofire Agrippa Free-Swing Door Closer

Fixed power size EN 4
Door operates without resistance in normal use
Adjustable closing speed and latching action
Capable of learning the fire alarm sound
Wireless installation and programming
12 month manufacturer's warranty

£292.19 ex VAT

£350.63 inc VAT

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GEZE TS4000EFS Free-Swing Door Closer

Door operates without resistance in normal use
Adjustable power size EN 1-6
120 minute fire rating
Adjustable closing speed and latching action
12 month manufacturer's warranty

£213.79 ex VAT

£256.55 inc VAT

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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.

Calculate the approximate weight of your fire door.

Carbon Monoxide Poisoning When Camping or Caravanning

Thursday 25th April 2024

Each year when camping or caravanning there are serious illnesses or even death from the effects of carbon monoxide poisoning. Most of these could have been prevented if the dangers of carbon monoxide (CO) had been more widely known and some simple preventative steps taken. In the UK around 50 people die and 200 people are hospitalised, while not all of these people will have been camping, the risks are significantly higher. As the gas is odourless and colourless there is no way to detect if the gas is present. The gas makes you drowsy and can make you unable to respond to other warning signs such as headaches and nausea.

Because tents and caravans are a confined space, the danger of carbon monoxide poisoning is greater. Therefore, having an audible CO alarm is an essential item to put on your packing list.

The Kidde 7DCO CO Alarm for caravans and motorhomes

Sources of carbon monoxide poisoning when camping or caravanning

Gas or coal fired cooking appliances, such as BBQ’s, are sometimes bought inside tents or caravan awnings to provide warmth or to cook. Which can fill the space up quickly with carbon monoxide gas, a by-product when burning a fossil fuel. The gas then renders the occupants unconscious and death can occur as a result.

Carbon monoxide gas can be produced due to faulty, poorly maintained or improper installation of gas appliances in caravans. It is important to ensure fuel burning appliances fitted by a qualified installer. Solid fuel appliances must be maintained and serviced annually by a reputable, registered engineer.

Carbon monoxide detectors for camping and caravanning

If you have already fitted a CO detector, ensure that you carry out your pre-holiday safety checks. This should include checking or replacing the batteries and testing smoke, heat and CO alarms. It is also advisable to check when your alarms need replacing. Sensors in these types of alarms become less effective over time and will need to be replaced after 10 years.

Not all carbon monoxide alarms are suitable for use in caravans or motorhomes. Choosing a suitable alarm is important because if the CO alarm you have isn’t recommended for use in camping environments, you may not be alerted to dangerous levels of CO gas. Choose an alarm that is:

Kitemarked to British Standard BS EN50291-2
Certified for use in caravans
Suitable for wall mounting
Battery operated
CE marked

Fire Exit Doors vs Fire Doors

Sunday 21st April 2024

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.

An open red fire door, leading to an external escape route. — 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.

Lock and key door handle for securing fire exit — 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).

Sign used to indicate the location of a fire exit door — 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.

For more information about fire doors, fire exits, and the legal requirements, see our help guides. You can also contact our friendly fire door team on 0800 433 4289 or by emailing firedoors@safelincs.co.uk.

Fire Safety on Boats

Tuesday 16th April 2024

Boat fires have killed 30 boaters in the last 20 years. A fire on board, most of the time, can be preventable. Proper maintenance, regular inspections, and adherence to safety protocols significantly reduce the risk of fire. Ensuring electrical systems are up to date, monitoring fuel systems for leaks, and having fire extinguishers readily accessible can mitigate potential hazards. By prioritising prevention and encouraging awareness, we can work towards eliminating fires and preserving lives on the water.

Carbon Monoxide on Boats

Many people are unaware of the effects, symptoms and dangers of carbon monoxide (CO). Known as The Silent Killer, it is a colourless, odourless, tasteless gas which is highly toxic to humans and animals. The only way to detect CO is with an audible carbon monoxide alarm.

CO is generated by the incomplete combustion of fossil fuels. Most commonly associated with appliances such as; boilers, heaters, hobs and generators. Even routine activities like cooking or keeping warm can potentially lead to a build up of this deadly gas. It is important to ensure that all appliances are properly maintained and regularly serviced to minimise the risk of carbon monoxide poisoning.

Recognising the symptoms of carbon monoxide poisoning is also vital for staying safe on board. Symptoms such as headaches, dizziness, nausea, weakness and confusion may indicate exposure to elevated levels of carbon monoxide. It’s essential for boat owners and passengers to be aware of these signs and to take immediate action.

Fire Extinguishers for Boat Safety

There are different fire risks on boats so it is essential that you have the correct extinguishers to deal with the different types of fire that may occur. Regular maintenance of all your electrical appliances and engine are important to help prevent potential fire hazards.

Powder fire extinguishers are suitable for an outdoor fire on a boat, such as an engine fire. Engine fires on boats can involve a variety of fuel sources, including gasoline, diesel, oil, making powder extinguishers suitable as they can extinguish a wide range of fire types. However, they are not recommended for indoor use due to reduced visibility. The water mist fire extinguishers would be ideal for an indoor boat fire. Water mist extinguishers are versatile; suitable for use on Class A and B fires as well as fires involving electrical equipment. They leave no residue and are environmentally friendly.

Smoke Alarms for Boat Safety

Smoke alarms detect smoke and sound an alarm to alert people on board of a fire. In a marine environment where fires can spread rapidly and evacuation options may be limited, early detection is critical. Boat owners should ensure that smoke alarms are installed in key areas to make sure a boat fire can be detected as soon as possible. Key areas include sleeping quarters, engine compartments, and galley areas where fire hazards are most prevalent.

Maintenance and testing of smoke alarms is important to ensure proper functionality to get alerted in the event of a fire. It’s recommended to test your alarms monthly, and to clean your alarms regularly as a build-up of dust can impact their performance.

When selecting smoke alarms for your boat, make sure to choose models specifically designed for boats. These are designed to withstand the unique challenges posed by constant exposure to moisture, saltwater, and vibration. It’s also wise to consider the size and layout of your vessel and determine the appropriate number and placement.

House, caravan, campervan and boat travel icons on carbon monoxide alarms — To determine whether your alarms are suitable for travel, look out for the following symbols and certification to (BS) EN 50291-2

Smoke Alarms for Boats

UltraFire ULLS10 – https://www.safelincs.co.uk/ultrafire-ulls10-10-year-longlife-battery-optical-smoke-alarm/
FireAngel 6620 – https://www.safelincs.co.uk/fireangel-fa6620-r-10-year-lithium-optical-smoke-alarm/

Concerns over fire safety for e-bikes and e-scooters

Thursday 4th April 2024

In recent years there has been an increase in the number of electric powered bikes and scooters being purchased. Along with the number of publicly available e-bikes and e-scooters this has created concerns over fire safety. The reports of fires starting has increased, usually when the battery is being charged, raising a number of concerns of the quality of some of the bikes and scooters available to buy.

While in general the benefits are clear; speed of travel (compared to walking), convenience, reduced environmental impact compared to other modes (such as cars) and reduced transport costs. It is likely that in time, privately owned e-scooters would be legal to use on public highways and play a role in future urban transport. Therefore, it is important to make sure that the bike or scooter that you are buying is of good quality.

Things to consider before making a purchase

Do your research, look online or in store to see which e-bikes and e-scooters have had good reviews and the ones that haven’t so you can make an informed choice on the best one to buy within your budget.
Buy from a reputable retailer for all the components, including battery pack and charger.
When purchasing replacements parts, ensure these are purchased from the same manufacturer.
Register the product with the manufacturer – to be notified quickly of any safety issues or recalls.
Be cautious if buying second-hand, refurbished or converted bikes. It can be hard to establish reliability, whether it is counterfeit or genuine, and whether they meet proper UK standards. Look for CE or UKCA marking.

Tips for safer charging of batteries

Do not store or charge batteries in communal areas, especially if they form part of the escape route.
If the battery is hot after use, allow it to cool before putting on charge.
Do not overcharge the battery – check the manufacturer’s instructions.
Do not cover chargers or battery packs when charging as this could lead to overheating and possibly fire.
Keep batteries out of direct sunlight.
Do not overload sockets or extension leads – ensure the extension lead is suitably rated for what you are using it for.
Do not charge batteries overnight or while you are away from home. If a fire should start you will be alert and aware.
Regularly check your batteries and chargers, and do not use them if there are any signs of damage; replace them immediately.
If you regularly recharge batteries, or have several on charge at once, consider installing a Lithium-Ion Battery Containment Safe, or ask your landlord for one.

Warning signs of danger to look out for

Heat – it is normal for batteries to generate some heat when charging or in use. If it feels extremely hot to the touch, stop charging straight away.
Bulging or leaks – a common sign of a battery failing is bulging or swelling. If you see this you should stop using it immediately.
Noise – failing lithium batteries can sometimes make hissing or cracking sounds.
Smell – a strong or unusual smell from the battery could be a sign that it is failing.

Requirements for Fire Detection Systems in HMOs

Wednesday 27th March 2024

What is an HMO?

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.

Kitchen facilities are often shared in HMOs — 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.

Mains Powered Smoke Alarms with Lithium Back-up Ei3000 Series

Available in Optical, Heat, Combined Optical & Heat, and Combined Heat & CO
Mains powered alarms with sealed lithium back-up battery
AudioLINK technology fitted as standard
Interlinks with up to 12 compatible devices
Compatible with Ei3000MRF SmartLINK Module for radio-interlinking
Suitable for BS 5839-6: 2019 Grade D1 installations
Also suitable for both the Welsh and Scottish 2022 legislation

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Fire detection categories

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

Diagram showing levels of fire detection systems in HMOs

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.

Messy kitchens are a health risk, and a fire hazard. — 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.

For additional guidance, please visit our Smoke Alarm Help and Information and BS 5839 summary page.

HMO Fire Alarm Requirements FAQ

Frequently Asked Questions

What are the HMO fire alarm requirements?

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.