Fire door required?

BB.

Hi ComicGeek,

No they haven’t carried out any checks and they are not planning to, I don’t think.  If they did, they would probably charge us a lot for that. 

Could that be because the house is less than 11 m in hight? 

This what the legislation says on this subject:

Responsible persons for residential buildings below 11 metres in height have a duty to put in place general fire precautions in these buildings, this duty includes making sure that all fire doors – including flat entrance doors – are capable of providing adequate protection.

https://www.gov.uk/government/publications/fire-safety-england-regulations-2022/fact-sheet-fire-doors-regulation-10

They are obviously delegating their duties onto us, the leaseholders. Is that fair? Should I dispute it? I guess I am responsible for the maintenance of my own property including entrance door so it’s only fair I arrange it all. This is all so confusing!!

And since when the fire doors are required in converted houses? when I bought this flat in 2011, the homebuyers survey did not pick up any fire safety related issues or that the front door is not fire door…

Doozergirl

BB. said:

Hi ComicGeek,

No they haven’t carried out any checks and they are not planning to, I don’t think.  If they did, they would probably charge us a lot for that. 

Could that be because the house is less than 11 m in hight? 

This what the legislation says on this subject:

Responsible persons for residential buildings below 11 metres in height have a duty to put in place general fire precautions in these buildings, this duty includes making sure that all fire doors – including flat entrance doors – are capable of providing adequate protection.

https://www.gov.uk/government/publications/fire-safety-england-regulations-2022/fact-sheet-fire-doors-regulation-10

They are obviously delegating their duties onto us, the leaseholders. Is that fair? Should I dispute it? I guess I am responsible for the maintenance of my own property including entrance door so it’s only fair I arrange it all. This is all so confusing!!

And since when the fire doors are required in converted houses? when I bought this flat in 2011, the homebuyers survey did not pick up any fire safety related issues or that the front door is not fire door…

Building regulations aren't usually retrospective but I think there are legal responsibilities on flat management companies that solicitors mightn't be strictly aware of. 

My one and only experience of converting flats was 20 years ago now and there were lot of hoops to jump through for building control.  Fire doors, alarms, fireproofing ceilings and shared walls etc.  

Ironically, perhaps, we were living in a conversion ourselves where we could see through the holes that had been cut out for the down-lights for the downstairs flat if we lifted the carpet.   We could see straight into their flat.  Clearly no building regulations  in place at the time those were converted. It could have been a death trap.  

gwynlas

They are obviously delegating their duties onto us, the leaseholders. Is that fair? Should I dispute it? I guess I am responsible for the maintenance of my own property including entrance door so it’s only fair I arrange it all. This is all so confusing!!

Either you accept the duty which is for the safety of yourself and your neighbour or expect a visit from an external Health and Safety advisor for which you will be billed. They in turn might be very stringent in their duties and advise other fire proofing upgrades to meet current building control standards eg electrics.

ComicGeek

BB. said:

Hi ComicGeek,

No they haven’t carried out any checks and they are not planning to, I don’t think.  If they did, they would probably charge us a lot for that. 

Could that be because the house is less than 11 m in hight? 

This what the legislation says on this subject:

Responsible persons for residential buildings below 11 metres in height have a duty to put in place general fire precautions in these buildings, this duty includes making sure that all fire doors – including flat entrance doors – are capable of providing adequate protection.

https://www.gov.uk/government/publications/fire-safety-england-regulations-2022/fact-sheet-fire-doors-regulation-10

They are obviously delegating their duties onto us, the leaseholders. Is that fair? Should I dispute it? I guess I am responsible for the maintenance of my own property including entrance door so it’s only fair I arrange it all. This is all so confusing!!

And since when the fire doors are required in converted houses? when I bought this flat in 2011, the homebuyers survey did not pick up any fire safety related issues or that the front door is not fire door…

There is a legal requirement for a fire risk assessment to be undertaken by a competent person. That risk assessment then identifies the measures that are required. 

Anything else is just guess work.

Fire regulations for communal areas is one of those areas that does need to be kept up to date with the latest requirements, for very sensible reasons.