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Fire Safety for Landlords: An Essential Guide to Protect your Property and Tenants
As a responsible landlord, it is important to consider all aspects of fire safety for landlords to ensure the safety of your tenants and your property, as well as your legal obligations and responsibilities.
Regardless of the property size, a fire can cause significant damage and danger to life. Therefore, it is essential to understand fire safety and implement appropriate fire safety measures and educate your tenants on fire prevention and emergency procedures.
In this article, we review the latest new fire safety regulations for blocks of flats and houses with multiple occupancy and guide you through the essential steps and precautions to take as a landlord to protect your property and tenants from the devastating effects of fire.
Update on Fire Safety Regulations for Houses in Multiple Occupation (HMOs)
To have a comprehensive understanding of fire safety as a landlord, it is crucial to stay informed about the latest changes in fire safety regulations.
All landlords must already comply with the Regulatory Reform (Fire Safety) Order 2005. The Regulatory Reform (Fire Safety) Order 2005 sets out the legal requirements required for fire safety in the common areas of houses in multiple occupation, maisonettes and blocks of flats.
Effective from 23 January 2023, the Fire Safety (England) Regulations 2022 have come into force. The introduction of these rules by the Government is a direct response to the findings of the Grenfell Tower enquiry.
The new regulations apply to landlords who hold the responsibility for residential buildings and includes Houses in Multiple Occupation (HMO) leased on a room-only basis.
The regulations are applicable to all buildings that meet the following criteria:
Residential buildings with stories above ground that contain two or more domestic dwellings or rooms for residential purposes.
Possess communal areas that residents must pass through to exit the building.
Consequently, similarly, if you own a property where there is a shop on one floor and residential premises on the second floor, these regulations will be applicable to the shared areas. However, if the entire property is rented out under a joint tenancy, these requirements do not apply.
You can check out your fire safety responsibilities here.
Improvements in Fire Safety Regulations for Blocks of Flats
The new regulations define what high-rise multi-occupied residential buildings are – at least seven storeys or taller than 18 metres above ground level.
Fire safety for landlords is influenced by the lessons learned from the tragic Grenfell Tower fire. Significant changes have been made to improve fire safety regulations for these blocks of flats, with a particular focus on addressing the risks associated with dangerous cladding. High-rise blocks have additional rules:
- Installation of a secure information box and wayfinding signage that can be seen in smoky conditions and in low light.
- Monthly checks on on-site firefighting equipment and evacuation lifts (if there is an issue with either that can’t be fixed within 24 hours, you must report it to the Fire and Rescue Service).
- Quarterly checks on all fire doors within common areas.
- Annual checks on fire doors at the entrances of individual tenant dwellings.
Owners of flats in buildings with cladding are now required to have an EWS1 form in order to sell or re-mortgage their property. This form serves as verification that the building meets specific fire safety standards, including cladding inspection. The validity of the EWS1 form extends for five years, and only one assessment is needed per building.
Fulfilling your Legal Obligations for Fire Safety as a Landlord
1. Conduct a Fire Risk Assessment
As well as being compliant with fire safety regulations, landlords in England and Wales must periodically conduct fire risk assessments according to the Regulatory Reform (Fire Safety) Order 2005. This assessment involves identifying potential causes and sources of fire, evaluating the likelihood of fire occurrence, recognising hazards and determining precautionary measures to mitigate risks. You can conduct the assessment yourself or engage a third-party fire safety specialist for their professional expertise.
2. Ensure Fire-Safe Doors and Unobstructed Exits
As a landlord, it is crucial to provide tenants with safe and unobstructed escape routes in the event of a fire and educate tenants about the fastest exit routes and the necessity of keeping escape routes clear.
Although fire doors are legally mandatory only in HMOs, it is advisable to consider installing them in all rental properties. Fire doors help contain fire and smoke, granting tenants additional time to escape and minimising property damage. Regularly inspect fire doors as tenants may prop them open or disable self-closing devices.
3. Install Smoke and Carbon Monoxide (CO) Alarms
Ensure that all smoke and CO alarms are operational at the beginning of each tenancy. Encourage tenants to regularly check these alarms, and conduct inspections during periodic visits while maintaining a written record. In England, it is a legal requirement to have a working smoke alarm on each floor of a private rented property, ideally placed in main circulation spaces such as hallways and landings. Additionally, install a CO detector in any room with a solid fuel-burning appliance and extend this requirement to include gas and oil-fired boilers starting from autumn 2022.
4. Comply with Gas Safety Requirements
Following on from installing Carbon Monoxide (CO) alarm, the law requires you to have your gas appliances checked by a Gas Safe registered engineer every year to make sure they’re working properly and there’s no risk to tenants. In addition to the annual gas safety check, the Gas Safe Register also recommends you have a service of the gas appliances and flues every 12 months, unless one of their registered engineers advises otherwise. .
5. Check Furnishings for Fire Safety Standards
If your rental property is furnished, the provided furniture must be fire-resistant and meet fire safety standards set by the Furniture and Furnishings (Fire Safety) Regulations 1988 (last updated in 2010). The regulated items include beds, mattresses, sofas, scatter cushions, loose covers and garden furniture suitable for indoor use. Make sure the furniture bears appropriate manufacturers’ labels confirming compliance with fire safety requirements.
6. Electrical Safety
Electrical faults are responsible for a significant number of home fires in England each year. Landlords in England must ensure the safety of the electrical system and appliances provided to tenants throughout the tenancy period. Under The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, a full electrical safety inspection and test must be conducted every five years, or sooner if recommended in the Electrical Installation Condition Report (EICR).
7. Provide and Maintain Fire Safety Equipment
Extinguishers and fire blankets are not legally required in single-let rented properties, only HMOs, but you may wish to provide them as a matter of good practice. In HMOs, the minimum requirements are a multi-purpose (water mist) fire extinguisher in the common parts on each floor, usually the hall and landings or a fire blanket in the kitchen If you do have fire extinguishers.
Extinguishers should be serviced annually and checked at the start of each tenancy to make sure they’re in good condition and haven’t been tampered with. Water mist fire extinguishers are recommended by the British Standard for indoor use, as they can be applied with most fire types. It is a legal requirement that all fire extinguishers are maintained annually and you must keep a permanent record of all servicing and maintenance.
8. Educate Tenants on Fire Safety
Regular communication and tenant education on fire safety practices are paramount. Providing information on fire prevention, evacuation procedures and proper usage of fire safety equipment are essential responsibilities for landlords. Tenants should be familiar with the location of fire extinguishers, fire alarms and emergency contact details. It may be advisable to educate tenants on the dangers of smoking indoors.
Conclusion
In conclusion, fire safety for landlords is a paramount responsibility. By staying informed about fire safety regulations, implementing necessary precautions, and fulfilling their legal obligations, landlords play a vital role in safeguarding their properties and the well-being of their tenants.
For a summary of all our online and face to face fire safety courses you can visit our All Fire Training Course page.
Our friendly customer support team is always happy to talk through your training options. Why not give us a call on 01327 552160, email us at hello@smarthorizons.co.uk, or use the live chat feature on this website to speak to us during office hours.
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]]>Estimated reading time: 2 minutes
Our informative poster presents eight essential fire safety tips and advice for landlords. As a responsible landlord, ensuring the safety and well-being of your tenants should be a top priority. One of the most critical aspects of maintaining a secure living environment is fire prevention and safety. Fires can be devastating, causing property damage and endangering lives. However, with proper knowledge and proactive measures, landlords can significantly reduce the risk of fire incidents and protect their tenants and investments.
By fostering a culture of safety within your properties, you can create a secure environment that promotes peace of mind for both yourself and your tenants. Let’s explore these vital tips that can make a substantial difference in preventing fire hazards and mitigating potential risks.
The 8 tips for fire prevention and safety tips for landlords are:
- Conduct a fire risk assessment: Regularly evaluate your property to identify potential fire hazards and develop strategies to mitigate risks.
- Install fire doors and ensure clear exit routes: Install fire-resistant doors and maintain unobstructed escape routes to allow safe evacuation in case of a fire.
- Install carbon monoxide and smoke alarms: Install and regularly test carbon monoxide and smoke alarms to detect early signs of fire or harmful gas presence.
- Comply with gas safety requirements: Follow proper gas safety guidelines, including regular checks and maintenance, to prevent gas-related incidents.
- Check furnishings for fire standards: Use fire-resistant or fire-retardant furnishings to reduce the risk of fire spreading and minimize potential damage.
- Ensure electrical safety for systems and appliances: Regularly inspect and maintain electrical systems and appliances to prevent electrical faults that can lead to fires.
- Service fire safety equipment: Keep fire extinguishers, sprinkler systems, and other fire safety equipment well-maintained and up-to-date.
- Educate and communicate about fire safety: Train residents, employees, or occupants about fire safety measures and procedures, fostering a safety-conscious environment.
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]]>Estimated reading time: 8 minutes
Introduction
House fires can lead to devastating loss. If the house is a rented property, the repercussions could be huge; as a landlord, you could face financial, legal and moral consequences too. To protect both your tenants and your assets, you should take proper fire safety precautions.
Note that this article covers only domestic landlords. It does not detail the requirements of commercial landlords.
What is the legislation regarding UK fire safety for domestic landlords?
The government legislation can be a little confusing. There are a few different bits of guidance which cover the private rented sector. Let’s explore them.
The Housing Act 2004
The 2004 Housing Act lists two key actions. Landlords must ensure that all tenants have an easy, accessible means of escape and must also deal with structural and cosmetic fire hazards in the property, in a timely manner. This is probably the most important piece of legislation regarding domestic fire safety.
The Management of Houses in Multiple Occupation (England) Regulations 2006
This document covers the property management requirements of a HMO (house in multiple occupation) landlord. Whilst it lists a number of responsibilities for both owner and occupier, most important to fire safety are its requirements for escape measures and electrical/gas installations.
This includes maintaining both a viable means of escape and appropriate fire detection and/or firefighting equipment. Furthermore, the landlord must always have an updated gas appliance test certificate available if the local authority asks for it.
The Regulatory Reform (Fire Safety) Order 2005
This legislation covers all non-domestic, commercial premises in the UK; all manner of organisations and businesses, from schools to hair salons, fall under the RR(FS)O. As a landlord, this legislation covers communal areas, such as corridors and atriums within a block of flats.
This Fire Safety Order will normally only apply if you are renting out a house in multiple occupation to tenants on a per-room basis, as bedsit accommodation, or you are in control of a block of flats.
Despite falling under the legal definition of a HMO, this legislation should not apply to shared houses. Shared houses are properties rented out by families and/or friends who have a joint tenancy and are considered the same household, thus have no legislatively-defined ‘communal parts’.
The Smoke and Carbon Monoxide (England) Regulations 2015
This policy has two instructions for landlords. They must install smoke detectors on every floor of a property and also a carbon monoxide alarm in any room in which tenants use solid fuels. The landlord must also regularly review and maintain this fire detection system.
The Furniture and Furnishings (Fire Safety) Regulations 1988
Residential landlords who provide fully-furnished living accommodation must ensure this furniture is fire safe. This can include anything from kitchen chairs to television stands.
Homes (Fitness for Human Habitation) Act 2018
This legislation ensures that rented properties are made fit for human habitation. This is advantageous for both the landlord and the tenant. It ensures that tenants live in a safe, healthy environment and landlords have the right of reasonable access to a property in need of repair.
The Gas Safety (Installation and Use) Regulations 1998
Landlords must maintain the safety of all gas fittings and flues in a property. They must have a Gas Safe engineer carry out annual checks and servicing.
Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020
Landlords need to ensure that they meet national standards for electrical safety, as outlined in the 18th edition of the Wiring Regulations. They must ensure all electrical installations in their property are inspected and tested by a qualified and competent person every 5 years. In addition, they must obtain a report from the person conducting the test.
It’s important to note that, for HMOs, previous electrical safety regulations were outlined in the Management of Houses in Multiple Occupation (England) Regulations 2006. However, the government has repealed this clause and now HMOs fall under the new Electrical Safety Regulations.
What does this all mean?
This legislation determines that landlords are responsible for ensuring that their building meets fire safety standards. It declares that landlords must ensure their tenants know the proper emergency evacuation procedures. To cover these bases, a proper fire risk assessment for landlords is sometimes a legal requirement and always the recognised best practice.
Fire Risk Assessments for Landlords
Now that you understand the regulations behind fire safety for domestic landlords, let’s look at how you can go about following them in your property. A fire risk assessment is the best method of staying on top of your fire safety responsibilities. They typically consist of 5 core steps:
- Identify hazards
- Identify people at risk
- Evaluate, reduce, remove and protect from risk
- Record, plan, inform, instruct and train
- Review periodically
Let’s look at some examples, so you can learn how to adapt an assessment to your property.
Identify hazards
So, what is a fire hazard? You should first know what creates a fire. The fire triangle tells us that a fire must have fuel, heat and oxygen to sustain itself. Without one of these three constituent parts, it will collapse.
In a rented property, some common examples of this could be:
- Overloaded and overheating plug sockets
- Untested, aged appliances
- Faulty wiring
- A gas burner
- Space heaters
- Oxygen tanks in specialised accommodation
- Solid fuels like wood or paper
- Cooking oils
Identify people at risk
People at risk can cover a number of potential tenants. It includes both your typical tenants, as no-one is immune to fire, and also those especially at risk, such as:
- People with physical or learning disabilities
- The elderly
- People with mental health issues
- Children
- Pregnant women
- Those in the surrounding properties
The final point can be particularly challenging. If you own a rented property in an apartment block, for example, you should reach a consensus with other landlords and/or the freeholder regarding the responsibilities for fire safety. If your property is on the bottom of a three-storey building, for example, you should ensure that there are clear exit routes for both your tenants and the tenants above them.
Evaluate, reduce, remove and protect from risk
Once you’ve evaluated how likely fire hazards are to cause a fire and how tenants may be affected, you can then go about dealing with them. The aim should be to remove hazards or reduce them as much as possible.
In modern residences, aim to replace gas burners with electric hobs, ensure all appliances are PAT-tested and keep hallways clear of too much furniture, clutter and/or waste. Furthermore, you should install wheelchair ramps for people with wheelchairs and install strobe-lighting alarms for those with hearing impairments.
Remember, you are legally obliged to install a smoke alarm on each floor and carbon monoxide alarms in rooms with solid fuel sources.
Additionally, you could provide situationally-appropriate fire extinguishers. Using your fire risk assessment findings, you could reasonably predict which types of fires are likely to break out and stock the most suitable extinguisher.
Record, plan, inform, instruct and train
Proper record-keeping is vital to all good health and safety procedures. When you or one of your employees carries out a fire risk assessment, record your findings in both physical and digital formats. Alternatively, you could also hire a professional risk assessor for a full report.
In addition, think about how you can get your tenants to adhere to your fire safety practices. Whilst you have no obligation to train them, you are legally required to inform them of any evacuation procedures. If you pin up a fire safety notice detailing your procedures, or what to do in the event of a fire, write this notice in the first language of the tenant. If you are a landlord or partial landlord of a multi-occupancy block of flats, for example, use fire signs to illuminate fire exits, preferably battery-powered in case of a power cut.
Review periodically
It’s likely that your tenants are going to change and you must adapt your fire risk assessment accordingly. Even if your tenants have lived in the property for twenty years, you should organise an annual update.
Do this at the same time every year and give your tenants plenty of warning, to respect their privacy. Highlight any changes in your findings which pose a new and significant fire risk. These could include:
- New furniture
- Updated office, living or sleeping spaces
- Appliances
- Cosmetic redecoration
It’s also wise to review the issues highlighted by your last assessment and whether they are ongoing or have been solved.
Conclusion
Fire risk assessments for landlords can be worrisome but that’s really not a necessity. You shouldn’t feel intimidated; these assessments are on your side, designed to ensure the safety of yourself and your tenants.
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]]>Estimated reading time: 5 minutes
Introduction
Sticking to the basics can be very useful advice. This rings true particularly when it comes to fire safety. The Fire Triangle is a very straightforward concept, designed to help you fight fires safely and simply. You can apply your knowledge of the fire triangle to a particular situation. Take a look at our free Fire Triangle poster and then read this article to find out more.
The Fire Triangle
The fire triangle is made up of three parts. Let’s explore what they are exactly and, in turn, how to use our newfound knowledge to extinguish a fire.
Heat
All fires require heat energy to ignite. This heat energy in turn produces more heat energy and ensures that the fire keeps burning.
Collapsing the heat component of a fire should be relatively simple, right? Doesn’t water often cool down a fire? Yes, however, whilst water can be an ally, water is not appropriate for all fire scenarios. What would happen if you sprayed water on an electrical fire, for example? The water would help conduct electricity, further spreading the energy causing the fire. Thus, it’s important to know that the type of fire and your available firefighting equipment dictate which area of the fire triangle you should target.
Fuel
There are a whole host of common fuels for fires. Paper, wood, aerosol cans and cooking oils, for example. Understanding which of these materials (liquid, gas or solid) could potentially start a fire in your home or commercial premises then dictates how you might prepare for and deal with it.
As a result, collapsing a fire via the fuel component can be tricky. Whilst electrical fires are common in offices, for example, you might also see flammable liquid fires or gas fires. Your best bet is to use your legally-required fire risk assessment to gather as much information as possible regarding what could happen in your office and then prepare accordingly. If you can’t remove a risk, reduce it as much as possible.
Oxygen
The final component of the triangle is oxygen. Fortunately for a fire, oxygen is very easily accessible. But wouldn’t oxygen be very difficult to entirely remove?
Well, not always. If the fire is small, a fire blanket can be one of your best weapons. Fire blankets can immediately starve a fire of oxygen, if applied correctly. Similarly, particular extinguishers, such as CO2 Extinguishers, can create a barrier between the fuel and oxygen in the atmosphere.
Fire Triangle Explained in Real-World Scenarios
In the Office
An overloaded plug-extension cord in the workplace starts to heat up and ignites, causing a small but quickly-spreading fire.
Whilst there are many varieties of extinguisher, CO2 is the safest here. Its chemical make-up prevents further conduction of electricity, as well as stops a fuel source from oxygen.
Once the fire is out, you should then turn the plug socket off, if it is not itself on fire and you can do so safely. If you cannot do so safely, you should turn the power off at the mains. This ensures that the fuel component, in this case the electricity, does not restart the fire.
In the Kitchen
Whether you’re cooking professionally or at home, fires are always a possibility. In many cases, oil in a pan ignites and gets out of control.
You should not use water in this situation. It does not mix with hot oil and grease well and will cause an eruption in the pan, spreading the fire. If you can, turn off the heat and cover the pan with a metal lid. If this not an option or the fire continues, a Class B dry chemicals extinguisher, present in most commercial kitchens, is the best firefighting tool in this situation. However, take care to stand well away from the fire – even as far as the other end of the kitchen – before you trigger the extinguisher. The pressure maintained in the extinguisher can push the fire onto new areas of the kitchen, if fired from close range. In this scenario, you can reasonably aim to collapse the heat, fuel and oxygen components of the triangle, with either of these methods of extinguishment.
At the Family Bonfire
Often these sorts of flames spiral out of control are mostly fuelled by wood or paper. If you have been using lighter fluid or something similar, the fire can be far more dangerous. However, your typical bonfire can be very simply extinguished with water.
Of course, some bonfires aren’t held responsibly. To reignite dying embers, some people use petrol, lighter fluid and, probably worst of all, aerosol spray. These fuels can spread the fire and take it out of your control; liquid fuel fires are notoriously difficult to put out. Similarly to cooking oil fires, a CO2 Extinguisher is a good choice here. However, as most houses don’t have these to hand, so sand, wet cloths and earth can be helpful.
Conclusion
Remember, if a fire ever gets past the point at which you can reasonably collapse the fire triangle, you must evacuate and call the fire brigade. Hopefully, however, you may now have enough of an understanding of what starts and sustains a fire, which will in turn help you to fight one successfully.
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]]>Estimated reading time: 11 minutes
Introduction
Understanding the UK requirements for fire safety in schools can be challenging. All fire safety practice in the UK, whether in commercial or non-domestic premises, is based on the Regulatory Reform (Fire Safety) Order 2005. Moreover, this document doesn’t provide specific examples for schools, or any other premises for that matter.
To make things a little clearer and more concise, here’s a summary of that legislation, as well as a whole host of other important things to consider. In this article, we’ll cover everything from the possible causes and consequences of a school fire, to the ways you can prepare for and fight one.
What are some common causes of school fires?
In order to properly understand the legislation and actions you can take against school fires, it’s wise to first understand their likely causes. UK schools pose twice the level of fire risk as other non-domestic premises; why is this?
Arson
This is the predominant cause of school fires; it is estimated to count for 60% of them. This is particularly concerning, when you consider that only 2% of UK schools are fitted with sprinklers. Arson is most often committed in school holidays when there is no-one there to detect a fire or fight it. Accordingly, an automated sprinkler system would be the best defence here, particularly considering some of these school fires have cost up to £20m.
Accidental Fires
Similarly, unintentional fires are rife in schools. On average, UK secondary schools have nearly 1000 students enrolled. This creates a huge window of opportunity for accidental fire; 1000 students cannot be scrutinised at all times. From cigarettes left behind bike sheds to the spillage of flammable chemicals, there are a whole host of ways children can cause accidental fires. Moreover, children are not often well-versed in fire safety.
Neglect of Fire Safety Systems
Failing to maintain the equipment that keeps you safe can both cause and worsen fire. This is often financially-related. Only recently has the government announced plans for a £1.5bn, nationwide ‘rebuild and repair’ programme for schools. With little prior funding, it is no surprise that 66% of schools rated poor for fire protection systems. As a result, sprinklers, smoke detectors and other equipment in schools are often poorly maintained and dated.
Neglect of Electricals
Choosing not to test and assess regular electrical equipment, similarly, is another common cause of school fires. Faulty wiring, lack of PAT-testing and poor appliance maintenance are some of the leading contributors to fires in schools. Electrical fires caused a significant number of the 2,000 UK school blazes from 2017-2020.
Inevitable High-Risk Areas
Even if a school’s maintenance was perfect and their chances of arson non-existent, there are various high-risk areas nonetheless. Chemistry labs are often full of bunsen burners and flammable solids, liquids and gases, particularly in secondary schools. Design and Technology workshops typically have a plethora of complex electrical equipment which can overheat, such as sanding machines, 3D printers and lasers. Even I.T. rooms, with their numerous plug sockets, demanding appliances and stacks of printer paper, can be an unnoticed risk.
Other Occupants
Finally, schools are not always solely occupied throughout the school day, nor solely by students. Before and After School Clubs often have a different staff, of whom you may not have much control over fire training and competency.
Community projects and groups may unwittingly leave lights or appliances on overnight, leave fire doors open or cause other problems.
This should emphasise that responsibility for fire safety in schools is a constant. During school holidays, the school day and extra-curricular times, you must be constantly aware and prepared for fire risk.
What are the possible consequences of a school fire?
Casualties
Thankfully, school fires don’t often claim lives or cause many injuries. Over a twenty-year period which saw some 15,000 UK school fires, only one person died. Though this is terribly unfortunate, this man wasn’t a student. This mercifully non-existent rate of pupil death in fires is due, in large part, to proper fire drills and evacuation procedures in UK schools.
Moreover, whilst the aforementioned risk of fire in a school is much higher, the fire injury rate is actually much lower than in other non-domestic premises. This is perhaps owed to the size of school buildings and the inherent organisational advantages schooling poses. After all, students are used to listening to and following the instructions of a teacher. In the same 20-year period referenced above, there were less than 500 injuries, many of which were not severe.
Of course, this doesn’t eliminate injury and death as possible consequences of school fires. However, it does suggest that current legislation and procedures are effective.
Finances
Complex economic consequences are far more likely after a school fire than death and/or injury. First and foremost, damage caused by a fire and any efforts to extinguish it can be dear, to say the least. Average costs are around £2.8 million for repairs after large school fires, including the expenses paid by the taxpayer. Extreme cases have seen costs rise to around £20 million. Such expenses, in an era of austerity and concordantly-underfunded schooling, can cause school closures.
Indirect financial consequences are not unsubstantial, either. A 2001 report stated that whilst arson caused £65 million in damages to UK schools, the real cost of fires was closer to £115 million. Staff employment can be disrupted, for example, and parents may need time off work to care for children out of school.
Worst of all, the effect on exam results and subsequent futures of the affected children, is unquantifiable. These fires often happen in schools with many pupils from disadvantaged children, further compounding the situation.
What is the legislation concerning fire safety in the UK?
The UK’s current legislative reference point is the Regulatory Reform (Fire Safety) Order 2005 document mentioned earlier. Below, we’ve summarised the central points of the legislation:
Primarily, your team must appoint the Responsible Person, an overseer of fire safety onsite. This refers to anyone with some ‘control of the premises’ and often includes:
- Employers
- Facilities Managers
- Occupiers
- Landlords
- Owners
- Risk Assessor
Furthermore, take into account that there can be more than one Responsible Person. If there are a number of people responsible for the premises, they must work together in consensus towards improved fire safety.
This Responsible Person(s) has a number of tasks (to be explored further below) which they must absolutely and regularly complete:
- Deliver a Fire Risk Assessment
- Communicate those risks to staff
- Implement and maintain fire safety measures
- Provide legally-mandated, formal fire safety training to all staff members
- Plan emergency protocols i.e. fire evacuation procedures and assembly points
How is this legislation enforced?
Fire safety in schools is under the jurisdiction of the relevant local authority.
All UK schools, under the Regulatory Reform (Fire Safety) Order 2005, are obliged to welcome any fire inspection from the local authorities, at the inspector’s discretion.
Upon this inspection:
- The Responsible Person could receive alteration notices from the local fire and rescue authority, from which you must implement any changes deemed necessary.
- The authorities can also issue more serious enforcement and prohibition notices, the latter of which could see the school shut down.
- The authorities can also issue fines and prison sentences; major penalties can see unlimited fines and, possibly, 2 years in prison.
Implementing the legislation
The first step in following the legislation for proper fire safety in schools is designating the Responsible Person(s). The government has not strictly defined this role. The responsibility is on those who work at or are in control of the premises, as aforementioned, to clearly establish the Responsible Person(s).
This designation may differ between larger and smaller premises, namely primary and secondary schools. In particular, secondary schools presided over by board members, or which are part of a Multi-Academy Trust, may have different levels of general health and safety responsibility. For example, a small primary school’s fire safety responsibility may be in the hands of the headteacher. However, a secondary school board may be in charge of general policy fire safety in schools. A headteacher, in this situation, may simply oversee the day-to-day fire safety practices, acting as part of a wider consensus.
Most vital, however, is that all those with some control or authority over the premises must know exactly who is/are the designated Responsible Person(s).
Fire Risk Assessment
That Responsible Person should then lead a fire risk assessment. This assessment should follow five core steps:
- Identify any fire hazards.
- Identify people at risk.
- Evaluate, remove or reduce the risks.
- Record your findings, prepare emergency procedures and provide training.
- Review and update this assessment regularly.
A competent person must complete the fire risk assessment. This is typically someone with good knowledge of fire safety protocols. If your Responsible Person doesn’t feel confident with this, or your school board wants some peace of mind, you can hire a professional risk assessor.
Common Risk Areas
You should tailor the fire risk assessment to the needs of the school and the questions posed by its premises. Accordingly, one can’t really write an absolute checklist for every school building, as they’re all different. However, there are some online guides for educational premises which are a good starting point. In addition, here’s a few areas to think about:
What is your maximum occupancy?
How many people can safely be in your building at one time? This is vital to fire safety management; if you know the maximum number of people you have to evacuate in a fire, you can plan better. Take into account Parent Evenings, School Fairs and other events which may swell numbers in the building.
How will you cater for differently-abled students?
Some students might need wheelchair-accessible exits; hearing-impaired children might need a ‘buddy’ for fire drills and evacuations. In addition, you should inform one-on-one teaching assistants of their responsibility for any children with learning difficulties.
How will children adhere to an evacuation plan?
Obviously, you can’t train children in fighting fire or proper fire safety practices. Unlike an office worker, if a child sees a fire, one can’t expect them to remain calm. How can you ensure that school children retain enough information to understand their fire evacuation procedures and assembly points? If you have a school with a large age spectrum, as many private schools do, you should provide a range of age-appropriate information.
How can you keep children from accidentally igniting fuels?
Paper, wooden pencils and other flammable stationery are common to all schools. In secondary schools, bunsen burners, flammable chemicals, wood shavings and metalwork sparks in labs and workshops are all potential fire hazards. How can you and your teachers ensure children do not accidentally ignite a dangerous blaze?
How will you train your staff?
You are legally-mandated to provide formal fire safety training to all of your staff members. You can decide between having the Responsible Person train the staff (though they must do so thoroughly and on the record), taking online fire safety training or having a fire professional provide a face-to-face course.
How can you fight against arson?
As we mentioned earlier, arson is the most common cause of school fires. Fortunately, there are actions you can take to directly tackle arson. Install cost-effective sprinkler systems, safely store any potential combustibles and keep waste bins out of sight and away from buildings. Proactively, you could increase your fire awareness sessions, take more regular fire drills and refer children suspected of setting fires to local fire aversion schemes.
How can you prevent children from compromising fire safety systems?
Fire alarms, fire extinguishers and evacuation chairs can all be vital in keeping children safe during a fire. However, primary school children may accidentally activate or play with fire equipment. Moreover, secondary school children could even mess around with them intentionally. How can you work against this? You could consider regular fire education sessions, to warn students of the dangers of facing fires with broken or used equipment.
Day-to-Day Management of Fire Safety in Schools
Additionally, here’s a few examples of how you can manage daily fire safety on your premises:
- Don’t invite fires. There are some basic rules for preventing fires in any premises. Keep your fire doors closed, keep fire routes and pathways clear and don’t remove batteries from smoke alarms!
- To that end, maintain your smoke detection systems. As aforementioned, particularly in secondary schools, children may interfere with firefighting equipment. Regularly check that your extinguishers are fully charged and your evacuation chairs stored properly. Furthermore, test your fire alarms and assess your sprinklers.
- Maintain equipment and fuels which could start fires. Ensure that bunsen burner fuel lines are well-kept, flammable chemicals removed from classrooms after lessons and woodworking shops kept locked after school. Test all school appliances regularly, from 3D printers to kettles in the staff room.
Conclusion
Fire Safety in Schools is a diverse, broad subject. There is a dense catalogue of information and resources which your Responsible Person(s) must absorb and retain. So, we hope that this article has gone some way to illuminating a confusing, intimidating and daunting topic.
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