HMO FIRE SAFETY
Why is fire safety in HMOs so important?
The Housing Act 2004 places new emphasis on Local Housing Authorities to risk assess and bring about improvements in the housing stock through the HHSRS (Housing Health and Safety Rating System). HHSRS comprises 29 categories of “hazard” that may cause harm in the home, ranging from cold and damp, which are familiar problems; through to hazards such as asbestos and radiation, health risks that are to be included for the first time in an assessment of housing deficiencies.
Fire safety is one of the risk categories which must now be included in any assessment, regardless of how a residential property is occupied. However, enforcement action to improve fire safety is only likely where there is a significant risk to the occupiers, which means rented housing in a high risk category.
The greatest risks are to be found in multi-occupied properties where there are 3 or more storeys. This may include houses that are converted into flats, hostels, managed or sheltered accommodation, purpose built multi-storey buildings and flats above shops. The risk rises with increased occupancy, multiple ignition sources (cookers, heaters, fires, smoking), vulnerable occupants, poor construction and lack of fire prevention measures. Analyisis of national fire statistics have concluded:
- You are six times more likely to die in a fire if you live in any house in multiple occupation (HMO), compared with a single family house.
- The risk increases to sixteen times more at risk of fatal injury if you live in an HMO which is 3 or more storeys high.
The fire safety standards for HMOs
The Council has worked with Bedfordshire and Luton Fire and Rescue Service to design fire safety solutions that are effective, practicable and appropriate for the local housing stock and the likely occupants. HHSRS and the enforcement options available in the Housing Act 2004 emphasise the requirement to take into account the vulnerable group for a particular hazard when assessing the risk category and solutions should do likewise, but may also take other factors into account. For fire safety assessment purposes, the vulnerable group is considered to be the over 60’s, because of mobility problems and the potential for pre-existing health conditions that may be adversely affected by smoke and fire. Vulnerable individuals with mental health needs, substance dependency or disabilities may require special provisions that should be built into proposed schemes of work.
What legislation applies?
The main powers for local Councils are derived from the Housing Act 2004, Part 1 which confer on Local Housing Authorities extensive duties and powers to remedy hazards within residential property. Councils work together with local fire and rescue services which enforce fire safety legislation. The Regulatory Reform (Fire Safety) Order 2005, replaces the two major pieces of fire safety legislation, the Fire Precautions Act 1971 and the Fire Precautions (Workplace) Regulations 1997 as amended. The Order consolidates the fire safety provisions of other legislation under one simplified set of goal based requirements. Risk assessment will be used as the basis for compliance and the responsible person on the premises is held liable in the case of any breach.
The fire safety standards are available either to download or by contacting the HMO team on 01234 221763. They contain fire safety solutions for single dwellings through to high rise blocks of flats and are intended for use by interested landlords, housing associations and specifiers working on fire safety schemes.
| | Fire safety standards document - DOWNLOAD |
The Council has developed specifications for fire safety works in HMOs for download or available from the housing team.
A fire notice which should be displayed in the common hallways and on the back of each bedroom door is available for download here or from the housing team 01234 221763 or 227257