Fire Regulations on 3 storey house

laughsatcats

Hi,

We are in the process of purchasing a house that was built in 2008, it has 3 floors, the top floor being 2 bedrooms only.

Here is my concern, there are only 2 velux windows in each of the rooms in the roof and no other windows on that floor and just another velux window on the stairs leading up to that floor and no fire doors anywhere in the house.

Also the developer changed the plans, somewhat mysteriously after just constructing a few of these houses for ones with dormers and normal windows on top floor.

Is is conceivable that the developer realised this fire hazard, changed it and then just said nothing?

If this was the case how do i find this information out?

Is a survey the only way and request they check or would it be the solicitor during the searches?

Its a bit of a worry as you can imagine with 2 little ones.

Any help or advice would be hugely appreciated and ease our worries about safety and re-sale value being affected by this.


Thanks in advance.

booksurr

laughsatcats wrote: »

If this was the case how do i find this information out?

by making one phone call to the building control dept at the relevant council and asking them!

dj1471

Based on my understanding of the current regulations...

The lack of windows on the top floor is actually a good thing - you can't escape from a 2nd floor window! The Velux windows have to be a suitable size/type to allow the emergency services access.

Fire doors are required on the 1st (and probably 2nd) floor to provide a protected escape route to the ground floor. There also needs to be a mains powered, interlinked smoke alarm on each floor.

The building regulations do change over time, it could be that it met the regulations at the time in which case there's nothing to worry about. Your solicitor will check for planning permission and building regulations sign-off during conveyancing.

There's some useful info on the fire safety aspects of the regulations here.

It does sound like you are right to be concerned.

daveyjp

Being only 6 years old the house will have been designed to modern fire protection standards which includes fire detection and protected stairways. If a fire breaks out the staircase should have ample protection to enable escape.

Of course this relies on the householder ensuring detection systems work and doors are kept closed to maintain the integrity of the staircase.

Building regs approved document B (2006 version) gives the detail.

Before taking the plunge have a think about how many stairs you will have to climb on a daily basis!

dimbo61

I live in a three storey house built in 2002 and it has a mains wired interlinked smoke alarm system with fire doors ( self closing ) on all the doors.
It has three velux Windows and a dormer window but would be a huge drop to ground level.

dj1471

dimbo61 wrote: »

I live in a three storey house built in 2002 and it has a mains wired interlinked smoke alarm system with fire doors ( self closing ) on all the doors.

I believe they have removed the requirement for closers on fire doors in the current regs.

dimbo61

Three storey HMO,s have much tougher requirements with mains wired interlinked with a control panel.
Fire escape route with emergency lighting and turn locks on exit doors.
Rules seem to change every year.
I would still rather not have to jump off my roof to escape a fire !

phill99

dimbo61 wrote: »

Three storey HMO,s have much tougher requirements with mains wired interlinked with a control panel.
Fire escape route with emergency lighting and turn locks on exit doors.
Rules seem to change every year.
I would still rather not have to jump off my roof to escape a fire !

But the OP isn't buying a HMO.

G_M

dimbo61 wrote: »

Three storey HMO,s have much tougher requirements with mains wired interlinked with a control panel.
Fire escape route with emergency lighting and turn locks on exit doors.
Rules seem to change every year.
I would still rather not have to jump off my roof to escape a fire !

Who said the OP was planning to let the property out, let alone as an HMO?

DigForVictory

How far are you along with the process - as if this doesn't come out brilliantly, it'll be cheaper to back away now rather than later.

We live in a 3 storey house, but the top floor is our sitting room - all bedrooms are jumpable from (with care) & we have a chain ladder in case the staircase is not a safe exit.
My three little ones are cheerful young thugs who would probably regard the How to get out as a fun challenge & any breaks as a worthwhile price for the ride, but your two little ones may be a sight smaller.

laughsatcats

we only had offer accepted a week ago, still early days, nonetheless i'm still going to phone the council department responsible and find out if the regs are ok as per first reply.
I'm hoping all will be ok as we love the house!