The tragedy of the fire at Grenfell Tower shocked us all. The ramifications and investigations will go on for months, if not years. In response, the Resident Landlords Association came out to criticise present fire safety advice as both outdated and contradictory in places. It’s out of date because guidance was last updated in 2005 by Lacors – a body that dissolved some time ago.
What is the Present Legislation?
The most recent legislation dates back to The Housing Act 2004 and enforced by Local Housing Authorities. In view of the Grenfell Fire tragedy, this is likely to come under review when Parliament returns from recess this autumn. Specific to HMOs is the Regulatory Reform (Fire Safety) Order 2005. The document states that property owners must conduct a Fire Safety Risk Assessment.
What is a Fire Safety Risk Assessment?
The most important aspect of the fire safety part of the tenancy process for HMOs is the Fire Risk Assessment. You must carry out one risk assessment for each property you own, even if they are next to each other.
- Identify all potential fire hazards (electrical, solid fuel and kitchen-based) paying attention to fuel sources, potential ignition sources and oxygen levels
- Identify who will be at risk if a fire broke out in each place
- Evaluate the risk of a fire breaking out and do what is necessary and reasonable to mitigate the chances. It will not always be possible, but you are duty bound to minimise the potential risks from fire from the most common causes
- The Fire Risk Assessment is not a one-time investigation, but an ongoing process
Even with the highest level of fire risk awareness, accidents can happen. Ensure your tenants know what they can or should do in the result of a fire.
Smoke Alarms on Every Floor
Landlords are required to ensure that there is a smoke alarm on every level of the property. This has been legislation since 2015. However, the law does not specify where they should go. They should be placed with common sense in mind. A kitchen is ideal, as is a stairwell. Other areas at most risk of fire should also be prime positions for a smoke alarm. Should the building use solid fuel burners, a CO detector is also required in each room with such burners. Landlords are only required to check that these devices function at the start of each new tenancy. It is then down to the tenant(s) to keep them in working order.
Ensure Adequate Escape Routes
The property owner must ensure that there are clear and adequate means of escape should a fire break out on any floor. For HMOs, this means an adequate escape route for every room and every tenant within the building. This usually means the installation of fire escapes out of windows and over low roofing at the rear.