Detailed Means of Escape and Other Fire Precaution Specifications

NB.  Do Not rely on this information prior to starting any works, you will be advised by your local Environmental Health Officer of the detailed, which should be read in conjunction with Practice Notes which are technical guide and to be passed to builder/carpenter.

DOORS

For ½ hour/One Hour Fire DoorsNB All doors to be purpose made fire doors, in accordance with BS 476 parts 21-24.

Each door shall be fitted with a minimum of three hinges positioned with the rear edge of the top hinge 150 mm from the top, and the bottom 225 mm from the bottom of the door.  The third hinge shall be fitted 600mm from the top of the door, to the top of the hinge blade.

Supply and fix (in accordance with Manufacturers instructions) an approved combined smoke seal and intumescent strip incorporating a smoke seal to the combined smoke seal and door frame/lining.   The gap between the door edge and frame is dependant upon which type is used.  It will be between approximately 3mm and 4.5mm, but whichever type is used, it must be remembered that the brush strip has to come into contact with the door edge or frame, as this provides a smoke barrier.

The frames of these doors shall have rebates or stops not more than 12.mm deep.  Stops to be screwed to the door frame/lining at 230mm centres.

A solid timber threshold is required to be provided to each door frame and to be the full width of that frame.

The gap between the threshold and base of fire door to be no less and no more than 3mm.

Effective self-closing devices are to be fitted to the doors, so that the doors are closed and held firmly in the closed position.  NB garden gate type and coil spring type closers are not acceptable.

To prevent tampering of devices, there is now an approved self closing hinge, that not only supports the door as with any hinge but is an actual closer

If door opens onto a wall, then a solid turret door stop is to be fitted.

Windows – As Secondary Means of Escape

Provide a tilt and turn or side hung casement window.  The openable area of the window must be a minimum of 800mm high and 500mm wide.  If necessary enlarge opening to suit, fully in accordance with Building Regulations. On first floors, tilt and turn windows must have a restrictor fitted to protect from accidental fall out of the opening.

FLOORS

If detailed in the schedule or works, then you will have to cover the floor with either 6mm plywood or hardboard (or 4.8m high density hardboard). Coverings to be fixed with 19mm countersunk screws at no more than 150mm centres on the line of the joist.  All joints to coincide with the line of the joists.

N.B.  Boards to be butt jointed and tightly fitted at all edges.

Laminate flooring may be used, but must be the ‘click lock’/tongue & groove type flooring, and tightly fitted either below skirtings, or use a quadrant beading at edges to provide a tight fit.

CEILINGS

Half Hour Ceilings

Upgrade:  Underdraw with 12.5mm plasterboard and skim finish on wire mesh and battens. Plasterboard to be fixed with 63mm dry wall screws at no more than 150mm centres and not less than 10mm from board edges; joints to coincide with line of joists and shall be taped and filled.  Provide a 3.2mm gypsum plaster  finish.  NB Do not artex the ceiling.

Take down and renew ceiling using one layer of 12.5mm plasterboard fixed with 38mm dry wall screws at no more than 150mm centres and not less than 10mm from board edges; joints to coincide with line of joists and shall be taped and filled.  Provide a 3.2mm gypsum plaster finish.

One Hour Ceilings

Renew using (x2) layers of 12.5mm plasterboard.  Fix one layer of 12.5mm plasterboard using 38mm dry wall screws at no more than 150mm centres and not less than 10mm from board edges.  Fix second layer of 12.5mm plasterboard using 63mm dry wall screws as above.  Provide 3.2mm gypsum  plaster skim.  Lay boards to break joint.  All joints taped and filled prior to skimming.

LOFT HATCH

Loft hatch to be constructed of 12.5mm ply or blockboard.   A layer of 12.5mm plasterboard to be screw fixed to top and bottom of hatch.  Hatch to be secured with 2 no swan neck bolts.

STAIRCASES

Soffits to be underdrawn using 12.5mm plasterboard and skim finish.

Spandrel this may need to be reconstructed if it is tongue and groove boarding or timber panelling or non existent.  To upgrade, use a timber framework to be constructed using 75 x 44mm studwork, to accommodate new fire door and frame.  Studwork to be fixed at maximum centres of 600mm, lined both sides with 12.5mm plasterboard fixed with 60mm galvanised clout nails at no  more than 150mm centres and not less than 10mm from board edges.  All joints to coincide with line of studding and shall be taped and filled.  Provide 3.2mm smooth gypsum plaster skim finish.

Timber panelling within protected shaft shall achieve class ‘1′ surface spread of flame fire protection.

PARTITIONS

Half Hour Partitions

A full half hour  fire resistance is achieved by constructing these partitions with  a  minimum 75 x 44mm softwood studding at maximum 600mm centres lined both sides with 12.5mm plasterboard, fixed with 38mm dry wall screws at no more than 150mm  centres and not less than 10mm from board edges; joints to  coincide with line of studding and shall be taped and filled.  Provide 3.2mm   gypsum plaster finish.

NB Building Regulation approval may be required when constructing new partition walls.

One Hour Partitions

Use minimum 75 x 44mm softwood studding at maximum 600mm centres lined both sides with two (x2) layers of  12.5mm  plasterboard.   First layer  fixed with 38mm dry wall screws at no more than 150mm centres and not less than 10mm from board edges.  Second layer fixed with 63mm dry wall screws as         above.  Lay boards to break joint.  Joints to coincide with line of studding and  shall be taped and filled.  Provide 3.2mm gypsum plaster finish.

NB Building Regulation approval may be required when constructing new partition walls.

Glazing/Boarding above fire doors

Any glazing/boarding above fire doors must be replaced and infilled by lining both  sides of frame with 12.5mm plasterboard fixed with 38mm dry wall  screws at not more than 150mm centres and not less than 10mm from board edges.  N.B.  Plasterboard must be fixed to 75 x 44mm studwork with  openings to provide a suitable fixing for plasterboard.

If the hallway is poorly lit, it is possible to use pyroglass in the borrowed light frame.  The fixing of this in the frame will be agreed and discussed with  officers on site.

N.B. Georgian wired glass will not be accepted.

OTHER FIRE PRECAUTIONS

STORAGE

No storage to be permitted within protected shaft and/or escape  routes.

Cupboard located at any hallway/understairs area shall be emptied of all stored materials and is to be kept locked shut at all times.  A permanent notice to this effect in 10mm plain letters shall be provided on the door;  OR

Remove cupboard completely and make good.

No gas or electrical cookers or portable heating appliances including gas water heaters, to be permitted within protected shaft and/or escape routes.

GENERAL

Portable self contained liquefied petroleum gas (L.P.G.) appliances shall not be used in any circumstances within the premises.

Any gas meters located in the understairs area/hallway shall be  repositioned to within some other part of the premises, other than the circulatory space/protected shaft.

NB – Gas meters must not be situated in a room with a lock on the door.   This work shall be  carried out by the Gas Board or one of their approved   contractors.

Electrical Installations

NB.  Card meters are not permitted as a constant electrical supply is needed for the smoke detection system.

Have the electrical system examined by a competent electrician i.e. NICEIC or ECA approved contractor.

If existing consumer units are located in the understairs area then these should be relocated to a suitable position in the ground floor hallway.

Carry out  all the necessary works detailed in the report; the report and completion certificate (17th Edition I.E.E. Regulations) shall be retained for examination by the Local Authority.

It is advisable to provide three double sockets to each bed/study room to prevent overloading of sockets by stereos, computers, televisions etc.

Gas Installations

Have the gas installation(s) examined by a GAS SAFE registered installer and provide a copy of the report to this Department.  Complete all works necessary to render the installations(s) safe and in good working order.  Also, furnish the council with a copy of your “Landlord’s Gas Safety Record” as required by the Gas Safety (Installations and Use) Regulations 1994.

FIRE FIGHTING EQUIPMENT

The following fire fighting equipment is required:-

1 x 9 litre (or 1 x 6 litre AFFF) water type fire extinguisher at each floor level in the circulation space.

1 x 2.27 kg. dry powder fire extinguisher with 13 B rating and 1 Fire Blanket for each kitchen area.

Extinguishers should be fitted on wall brackets with the handle or carrying device of the extinguisher at about 1.1m from floor level.

Fire blanket canisters should be fitted on wall brackets with the base of the container at about 1.5m from floor level.

Fire  extinguishers should conform to B.A.F.E. Standard  (British Approvals for Fire Equipment).

Fire extinguishers at the property must be serviced by a suitably qualified contractor on an annual basis.   All works to be carried out as specified in the report, and ensure that the fire extinguishers conform to British Approvals for Fire Equipment.  A copy of the report to be provided for and retained by the Local Authority.

FIRE WARNING SYSTEM

2 storey properties only:

Installation by an N.I.C.E.I.C. or E.C.A. approved contractor or a member of BFPSA.

Smoke alarms must be mains operated with battery back up, in  accordance with British Standard 5839  (Part 6).  The smoke alarms to be interlinked.

In addition, an approved automatic heat detector is to be provided to kitchens  (in accordance with the recommendations in part 1 of BS 5839 for siting and  spacing)

The heat detector to be interlinked with the smoke detectors and mains operated.

A certificate and report for the smoke detectors at the property must be provided annually from an NICEIC/ECA contractor or other recognised body on the safety and condition of the alarm system.  Carry out all works as specified in the report.  A certificate of compliance to be retained on log book.

3 or more storey properties:

Installation by an N.I.C.E.I.C. or E.C.A. approved contractor or a member of BFPSA OR Part P self certifying approved contractor.

Provide an electrically operated automatic fire detection system in the  premises.  The installation to comply with the requirements of British Standard 5839, “Fire Detection and Alarm System in Buildings  Code of Practice for Installation and Servicing” for an L2 type system AS FOLLOWS:

THE INSTALLATION TO INCORPORATE:

(a)       approved automatic smoke detectors at the following locations (in  accordance with the recommendations in part 1 of BS 5839 for siting and spacing)

(b)       approved automatic heat detectors at the following locations (in accordance with the  recommendations in part 1 of BS 5839 for siting and spacing)

(c)        alarm sounders on each floor landing and at all other necessary locations in order to comply with the above Code of Practice. Section Two   9.4   ”Audibility of Alarms”.

The minimum sound level should be 75 dB(A) at the bedhead with all doors shut.

(d)       manually operated call points to be provided on each  floor landing and  at every  exit  from property.

A certificate of compliance with the foregoing code of practice to be  submitted to the Local  Authority.  A maintenance contract must be taken out with a             competent contractor for regular servicing of the system.

Provide the name, address and telephone number (daytime and evening) of  at least two key holders who can be contacted to disable the system in the    event of a ‘false alarm’.

NB:  Card meters are not permitted as a constant electrical supply is needed for the smoke detection system.

SIGNS AND NOTICES

Provide the following signs and notices:

FIRE EXIT -             Above or adjacent to main front door

DIRECTIONAL SIGNS -            On each landing

FIRE DOOR KEEP SHUT -            On each fire door

FIRE DOOR KEEP LOCKED -           On fire doors understairs/cupboards

A NOTICE containing the name, address and telephone number of the manager of  the house.  This Notice to incorporate a procedure for “FIRE ROUTINE” fixed in A4 size picture frame and screw fixed to wall in hall.

Fire Safety Signs, Notices and Graphic Symbols are to comply with the Health and Safety (Safety Signs and Signals) Regulations 1996, or British Standard  5499 Part 1,  1990 “Specification for Fire Safety Signs”.   Bilingual (Welsh and English) text on signs is considered acceptable as long as the signs comply with the above standards.

FURNITURE

Ensure the furniture supplied in the property complies with the requirements of the Furniture and Furnishings (Fire) (Safety) Regulations 1988.

Note: The onus of responsibility for determining if furniture complies with the Regulations is that of the Landlord.  You must remove any non-complying furniture in accordance with the requirement of the Regulations.

LOCKS

Ensure that locks to all entrance/exits to property are of an europrofile type only.

ELECTRICAL CABLES/COMPUTER CABLES

Cabling to be securely clipped to skirtings/walls and safely routed through walls and not under or through doors.  Any holes in walls where cables penetrate to be filled with gypsum plaster/intumescent filler.

ADVISORY NOTES

Alternative works may in certain instances  achieve the same level of fire resistance.

Subject to changes in circumstances, the proposed  scheme may be amended following consultation with inspecting officer.

All work shall comply with current Building Regulations and  relevant Codes of Practice.

The above information should be used only for information purposes, You local authority will issue the appropriate information to YOUR property. Please do not reply on the above as a defence