7.2 More specifically:

8.2 More specifically:

1) Reasonable only in the context of this fire risk assessment. If specific advice on security (including security against arson) is required, this should be obtained from a security specialist.

13.2 More specifically:

2) For the purpose of this risk assessment and the Fire Safety Order, dangerous substances are primarily explosive, highly flammable orflammable substances and oxidizing agents.
3) Small quantities with negligible impact on the appropriate fire precautions need not be taken into account.

17.2 More specifically:

a) Are there reasonable distances of travel:

18.1 Is it considered that there is:

4) This fire risk assessment will not necessarily identify all minor fire stopping issues that might exist within the building. If you become aware of other fire stopping issues, or are concerned about the adequacy of fire stopping, you may wish to consider arranging for an invasive survey by a competent specialist.
5) A full investigation of the design of heating, ventilation and air conditioning systems is outside the scope of this fire risk assessment.

6) Based on visual inspection, but no test of illuminance levels or verification of full compliance with relevant British Standards carried out.

6) Based on visual inspection, but no test of illuminance levels or verification of full compliance with relevant British Standards carried out.
7) Based on visual inspection, but no audibility tests or verification of full compliance with relevant British Standard carried out.

8) Relevant to life safety and this risk assessment (as opposed to property protection).
9) Relevant to life safety and this risk assessment (as opposed to property protection).

10) This is not intended to represent a legal interpretation of responsibility, but merely reflects the managerial arrangement in place at the time of this risk assessment.

11) Based on brief review of procedures at the time of this fire risk assessment. In-depth review of documentation is outside the scope of this fire risk assessment, unless otherwise stated.

28.1 Are there appropriate records of:

12) Normally applicable only to sheltered and extra care housing.

In this context, a definition of the above terms is as follows:

 
Low:
Unusually low likelihood of fire as a result of negligible potential ignition sources.

 
Medium:
Normal fire hazards (e.g. potential ignition sources) for this type of occupancy, with fire hazards subject to appropriate controls (other than minor shortcomings).

 
High:
Lack of adequate controls applied to one or more significant fire hazards, such as to significantly increase the likelihood of fire.

Slight harm:
An outbreak of fire is unlikely to result in serious injury or death of any occupant (other than an occupant sleeping in a room in which a fire occurs).

 
Moderate harm:
An outbreak of fire could foreseeably result in injury (including serious injury) of one or more occupants but is unlikely to result in multiple fatalities.

 
Extreme harm:
Significant potential for serious injury or death of one or more occupants.

Summary:

Flat Conversions.

The risk rating considers the relevant evacuation strategy and has been reached as follows:
It is considered that fires start off as small and under normal circumstances (with the exception of arson) confined to one location within the building and are more likely to start within the accommodation space rather than in protected escape routes. Fires can significantly grow beyond the room and compartment of origin if sufficient fuel and ventilation is available. The speed of fire growth, and untenable conditions being reached is dependent on varying factors such as spatial volume, fire loads, growth rates, and passive & active fire precautions. Key factors for the protection of life within buildings should include the ability to warn occupants of danger, provide protected escape routes for the type and number of occupants, limit travel distances to reach places of safety, and inhibit or delay fire spread.
It would be reasonable to assume that the levels of protection recommended with early detection should provide sufficient time for the numbers of occupants present to escape without harm. These measures should not be considered in isolation and development and implementation of policies and procedures are an important factor in the overall safety of a building. This fire risk assessment should be used to assist relevant persons in the development of measures relating to these premises. In view of the type of properties falling within the scope of this assessment, the fire safety approach adopted is to provide early warning of any fire to all occupiers and to ensure that they can safely evacuate the building to a place of permanent safety (total evacuation).
This assessment uses fire safety guidance intended for buildings which have been constructed or adapted for use as domestic dwellings, and covers a range of existing residential premises including:

• Single household properties.
• Shared houses.
• Bedsit HMO’s.
• Purpose-built flats and buildings converted into self-contained flats to a standard not in compliance with the building regulations 1991.
• Sheltered accommodation in which personal care is not provided; and
• Small hostels to which the HM government sleeping accommodation guide is inappropriate (application will be determined by the LHA and FRA jointly under the terms of the fire safety protocol).

It should be noted that the guidance applies to the above types of premises regardless of tenure (i.e., whether owner-occupied, social housing or private rented sector).

Purpose Built Flats.

Provisions for the design and construction of fire safety measures in purpose-built blocks of flats assume that:

• Any fire will normally be within a flat.
• Flats are constructed such that there is a low probability of fire spread beyond the flat of fire origin.
• In the event of a fire in one flat, full evacuation of the block is unlikely to be necessary.
• There is a low probability that a fire will occur in the common parts.
• Any fire within the common parts will be very limited in extent and not threaten occupants of the flats.

The recommendations of this report are based on the same principles. Thus, it is assumed that a ‘stay put’ strategy has been adopted and remains appropriate, such that, when a fire occurs in a flat:

• Only the occupants of that flat need evacuate.
• Occupants of other flats are normally safe to remain in their flats, unless:

1. Their flat is affected by fire or smoke.
2. They are instructed to leave by the fire and rescue service.

NOTE: A ‘stay put’ strategy does not mean that occupants cannot leave their flat if they wish to do so and can do so safely. However, this may put them at greater risk, as there may be smoke in the common parts (e.g., during firefighting operations).

Priorities/Timescales:

1. High.

Immediate actions are required or if it is not feasibly practical to immediately resolve the issue, it is strongly recommended that a written program be put in place for resolving the issue and remedial measures put in place to control risk in the meantime. Considerable resources should be provided to resolve this.

Timescale:

Immediately or as soon as reasonably practicable. In the case of items that require capital work, steps should be taken as soon as reasonably possible to progress the work.

2. Medium.

Efforts must be made to reduce the risk in the short/medium term. Risk reduction measures, which should take cost into account, should be implemented within a defined period.

Timescale:

To be implemented within, say, three to six months.

3. Low.

Action required in the longer term, some resources allocated, and a program put in place.

Timescale:

To be implemented as and when the opportunity arises, such as at the time of replacement of a fire door or refurbishment of premises.

• BS 5266-1, Emergency lighting – Part 1: Code of practice for the emergency lighting of premises
• BS 5306-3, Fire extinguishing installations and equipment on premises – Part 3: Commissioning and maintenance of portable fire extinguishers – Code of practice
• BS 5499-4, Safety signs – Part 4: Code of practice for escape route signing
• BS 5499-10, Guidance for the selection and use of safety signs and fire safety notices
• BS 5839-1, Fire detection and fire alarm systems for buildings – Part 1: Code of practice for design, installation, commissioning, and maintenance of systems in non-domestic premises
• BS 7273-4, Code of practice for the operation of fire protection measures – Part 4: Actuation of release mechanisms for doors
• BS 7671, Requirements for Electrical Installations – IET Wiring Regulations
• BS 9991:2015, Fire safety in the design, management and use of residential buildings – Code of practice
• BS 9997, Fire risk management systems – Requirements with guidance for use
• BS EN 54, Fire detection and fire alarm systems
• BS EN 50172 (BS 5266-8), Emergency escape lighting systems
• PAS 79-2, Fire risk assessment – Part 2: Housing – Code of practice
• BS 476 – 22: 1987 Fire tests on building materials and structures. Methods for determination of the fire resistance of non-loadbearing elements of construction
• BS 476: – 23: 1987 Fire tests on building materials and structures. Methods for the determination of the contribution of components to the fire resistance of a structure
• BS 476: – 31.1: 1983 Fire tests on building materials and structures. Method of measuring smoke penetration through door set and shutter assemblies – method of measurement under ambient temperature conditions.
• BS 8214:2016 Code of practice for fire door assemblies

Fire Risk Assessments endeavor to allow for the identification of hazards, risks and control measures associated with a premises/building and identify the significant Findings and the Relevant Persons at risk from them. The Responsible Person and/or their Representative should ensure that this is achieved.
It should be noted that it is the responsibility of the Responsible Person and/or their Representative to implement any required actions identified by the Fire risk assessment and not the responsibility of SAF Assessors. SAF Assessors will not be responsible for how the assessment checklist/documents are utilized and are not responsible for any added content or findings. The Responsible person/or their Representative should note that nothing within the assessment overrides any requirements needed to comply with the statutory obligations, under the Regulatory Reform Order 2005, and all associated regulations and approved codes of practice. The assessment does not override, where appropriate, the application requirements for Building Control, Local Authority, Licensing, and any other consent. The assessment is a continuous, live process and must be monitored and audited, reviewed, and revised with any structural and material changes to the premises/building, the usage of, and any changes to processes carried out. The assessment should be reviewed with any significant changes to staff and occupancy, and following any “near miss”, incidents or accidents. Changes generally introduced in the workplace may influence potential fire risk and associated precautions e.g., change to the premise’s layout, work processes, furniture, plant, machinery, or the number of people likely to be present in the workplace, including those persons with a temporary or permanent disability. Any of these could lead to a new hazard or increased risk and as such will require this assessment to also be reviewed and/or a new assessment to be undertaken.