Landlord common areas fire responsibilities

theartfullodger

You need to do enough to hold your head up at the fatal accident enquiry.

Do the decent thing!

TroubledTarts

https://forums.moneysavingexpert.com/discussion/comment/82040607#Comment_82040607

Converted post 1991

TroubledTarts

https://forums.moneysavingexpert.com/discussion/comment/82040639#Comment_82040639

Freeholder of the building containing 7 flats

FRA complete but I was struggling to find the definitive answer as to what is needed so we could at least do that

poseidon1

https://forums.moneysavingexpert.com/discussion/comment/82041452#Comment_82041452

Then If you read the guidance I sent, post 1991 conversions when constructed should have implemented fire safety protocols which included independent mains operated fire alarms to common parts , emergency lighting, fire check doors to each flat, etc.

If your building is devoid of any of these fire safety features it would appear you as controlling landlord have an affirmative duty to contract out to third party FRA professionals to assess and then design the fire safety systems to be retrofitted to your premises. The link I sent covers this in detail.

You say you have completed an FRA , was this via a third party professional assessor? Did they flag the post 1991 regulations for converted premises? If not, not sure that necessarily let's you off the hook for financial penalties for non compliance, since your duty appears absolute in that respect.

Suggest you study your 'completed 'FRA ( if provided by a professional) and determine whether it really gives you a clean bill of health having regard to the post 1991 Building regs. Your tenants could make life difficult for you if they escalate a complaint to your local authority.

TroubledTarts

https://forums.moneysavingexpert.com/discussion/comment/82041687#Comment_82041687

The FRA was performed with the local fire brigade and they advised fire alarms (not mains wired for each floor) but said they were not mandatory.

If indeed we need hard wired ones then that is all good we will get that done but it's the lack of definitive guidance not something on a resellers sight but definitive government guidance on this issue.

I will have a thorough read though and invite the fire brigade round again as there has been a few arson attacks in the area of late and one very close to home.

Thanks for your help

poseidon1

https://forums.moneysavingexpert.com/discussion/comment/82041954#Comment_82041954

I suspect your first port of call for ( hopefully ) a reasonably definitive view of your compliance obligations would be your local authority's website guidance on fire precautions for flats and in your case specifically conversions . Example of such guidance link below, and post Grenfell one would expect all local authorities to have something similar-

https://www.great-yarmouth.gov.uk/fire-precautions-in-dwellings/self-contained-flats

MyRealNameToo

https://forums.moneysavingexpert.com/discussion/comment/82041954#Comment_82041954

I'm very surprised the fire brigade would offer a full formal risk assessment as it would create a massive conflict of interests. How can they audit you if it's their own advice?

They do offer free home visits, install fire alarms etc but those arent formal risk assessments.

sherlock228

https://forums.moneysavingexpert.com/discussion/comment/82043322#Comment_82043322

agreed
"Can we do your Fire Risk Assessment for you?
Unfortunately not. If you don’t have the expertise – or time – to do the fire risk assessment yourself, appoint a specialist to do it for you." 

Your responsibilities - Fire Risk Assessments | London Fire Brigade

TroubledTarts

https://forums.moneysavingexpert.com/discussion/comment/82043322#Comment_82043322

It was a good hour session after an arsonist set fire to a neighbours shed and it spread to our tenants gardens and outbuildings..

They were very nice, went through the fire doors and signs we had up.

It was enough to give us confidence we were doing the right thing but I started this thread to make sure we were doing the right legal thing.

Have contacted our local council and await a definitive answer.

MyRealNameToo

https://forums.moneysavingexpert.com/discussion/comment/82044174#Comment_82044174

And did you get the comprehensive written report required under the Regulatory Reform (Fire Safety) Order 2005?

Sounds like informal advice rather than a formal documented fire risk assessment