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 Housing Health and Safety
Rating System (HHSRS). The HHSRS risk assessment method consists of
29 categories of “hazard” that may cause harm in
the home. The kinds of harm that have been identified are physical
- like injury or hyperthermia from lack of heating , through to
psychological harm from things like excessive noise. Other
categories of harm are protection from infection and protection
against accidents.
Fire safety is one of the risk categories which
has been included in the assessment for all homes because
national statistics show that fire is a major cause of fatality and
injury in residential premises. The risk of fire is assessed
regardless of whether a property is in multiple occupation or
occupied by a single family. So the government has joined up modern
Building Regulations which require smoke detectors in all new
homes with the Housing Act 2004 which is concerned with
standards in existing property. However, local councils are
unlikely to take enforcement action to improve fire safety
unless there is a significant risk to the occupiers. This means
that rented housing and particularly houses in multiple occupation,
high rise flats, older converted properties and 'over the shop'
type accommodation are the major focus of our work. Owner occupiers
or occupiers of lower risk categories can always ask for advice
from either the Council or the Fire and Rescue Authority. Home fire
safety visits and free smoke detectors are services provided by the
Fire and Rescue Service.
The greatest risks to occupiers 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. Analysis 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.
Fire safety standards for
HMOs and high risk residential property
The Council has worked extensively 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. There is also
national guidance - called LACORS guidance - which helps local
authorities set the right standards for houses in their local area.
It is also important to take into account the vulnerable group
for a particular hazard when assessing the risks and possible
solutions. 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 come from the Housing Act 2004,
Part 1 which gives 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
you can get hold of a hard copy by contacting the HMO team on 01234
718099. The standards 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
practitioners working on fire safety schemes. The standards now
include LACORS guidance and the Fire Risk Assessment 'Sleeping
Guide'. The resulting document now forms guidance which covers all
Bedfordshire and is adopted by Bedford Borough Council, being
applicable to local housing conditions.
Fire safety
standards document
The Council has developed specifications and practical guidance
for fire safety works in HMOs or high risk property for download or
they are available from the housing team.
Fire door
spec
Fire safety
smoke seals
Fire alarm
Grade A spec
Fire alarm
Grade D spec
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 718099
Fire
Notice