Fire Door for outside vault with main electrics

Schwarzwald

 I have a “dispute” with my freeholder around the need for installing a fire door in my vault under the external stair case where the main gas/electrics are fitted.

By way of context, I own the Leasehold of the lower 2 floors of a 4 storey conversion property.

The freeholder had undertaken a fire assessment which gave various recommendations to improve fire safety.

One of these recommendations is to install a fire door in my vault under the external stair case where the main gas/electrics are fitted.

The vault is not a communal area, but my upstairs neighbor has Right of Access to the mains if needed.

The vault is external and access for the general public is prevented via a gate (note a door) which remains locked most of the time.

To visualize it, the vault (I guess to formerly store coal) is under the external staircase which leads from the front porch up to the main building door, i.e. you get to the main door by walking them up, to the right of them you can go to the lower ground floor and behind a gate, there is access to a secondary door to the apartment, which is split level lower ground and ground floor.

Without making appointments, the freeholder has sent a contractor for the third time now to install a door, which would be on my property.

I finally received the fire risk assessment and it appears to me this is simply a recommendation by the fire assessor, but not a legal requirement.

It seems to me that the freeholder feels the need to tick off all “recommendations” after having received the report and disregards my rights as the leaseholder of the actual space, who for the moment doesnt want a door there, or at least I like to decide what kind of door I want.

I have asked them to clarify the legal requirement for this installation, as I simply don’t see it. I get that it would increase fire safety, but so would do 100 other things, e.g. replacing my wooden floorboard inside the flat with less combustible flooring ... 

The vault is external, it is not leading into any communal space, access for the general public is prevented. Why need an additional door in this (tiny) space?

Does anybody know fire regs to this detailed extent and can comment?

Thank you very much

subjecttocontract

Presumably the rationale is that it is located under an external staircase which would function as a fire escape in the event of fire. Makes perfect sense to have a fire door to improve fire safety.

Schwarzwald

I don’t deny it would improve fire safety. But there is a difference between recommendation and requirement.

For example, it would also improve fire safety if all internal doors were Fire Doors and fitted with an automated door closer, but while recommendable, it is not a requirement.

ComicGeek

Is it the main gas and electrical intake (and possibly meters?) for the whole building, and not just your flat? So you have the ground and basement, and the other flat has first and second floors?

If so, then there is a reasonable requirement for access to the intakes (and meters if there) by a range of utility contractors and other individuals, even if it is not for public access. The freeholder has a duty of care to protect anyone accessing those areas, and a fire door on the vault would be very typical - I'm regularly accessing meter rooms in similar situations, can't ever remember not seeing a fire door.

I would argue that if there was a fire in that location, and someone was injured or worse on the stairs due to lack of a fire door, it would be a pretty straightforward prosecution of the freeholder. While it might be a 'recommendation' I don't know anyone who wouldn't implement it.

Reasonable for you to complain to the freeholder that you haven't been told when the works are happening, but sounds like it needs to be done.

Schwarzwald

yes, main gas and electrical intake (and meters) for the whole building, see marked G+E in below sketch.
There is good access to the vault and meters, access is not a problem, the gate is locked but relevant parties have a key.
an additional fire door to the vault, behind the gate, where the G+E meters are located is obstructing access to and practical use of the vault, which is why I dont jump at the idea to have a door installed.

i guess you are right, if there is a fire and flames obstruct exiting the building from the main stairs which are on top of the vault, that would be a fire hazard, there are also fire exits on the rear of the building so this is not the only exit route, but it would potentially hamper exit, which would be the only argument I could follow (but which has not been made towards me so far).

@ComicGeek G based on your experience, would you say that such vaults typically have a fire door at that place then?

ComicGeek

Schwarzwald said:

yes, main gas and electrical intake (and meters) for the whole building, see marked G+E in below sketch.
There is good access to the vault and meters, access is not a problem, the gate is locked but relevant parties have a key.
an additional fire door to the vault, behind the gate, where the G+E meters are located is obstructing access to and practical use of the vault, which is why I dont jump at the idea to have a door installed.

i guess you are right, if there is a fire and flames obstruct exiting the building from the main stairs which are on top of the vault, that would be a fire hazard, there are also fire exits on the rear of the building so this is not the only exit route, but it would potentially hamper exit, which would be the only argument I could follow (but which has not been made towards me so far).

@ComicGeek G based on your experience, would you say that such vaults typically have a fire door at that place then?

Yes, would be typical to have a fire rated door at the place recommended. If you're using the vault to store other things, then that might also be a reason for the freeholder to install the door, they will want/need to maintain full access at all times. 

CSI_Yorkshire

Schwarzwald said:

I don’t deny it would improve fire safety. But there is a difference between recommendation and requirement.

For example, it would also improve fire safety if all internal doors were Fire Doors and fitted with an automated door closer, but while recommendable, it is not a requirement.

There is.  And if an incident occurred, the freeholder would be expected to justify in some significant detail why they had chosen to ignore a recommendation.

A justification of "my leaseholder didn't fancy a door there" would not go a long way either with insurers or with the people in the wigs.