HMO PREMISES GUIDE · 1/19/2015 · Houses let in lodgings, i.e. a resident owner/occupier,...

HMO PREMISES GUIDE

Information on Complying with Fire Safety Law in Northern Ireland

Document Version Number: Version 1

Version Date: 19 January 2015

Prepared by: Community Development

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CONTENTS

Page No 1 INTRODUCTION 3 2 WHO IS THIS GUIDANCE FOR? 4 3 WHAT DOES THE LAW REQUIRE? 5 4 BENCHMARKS FOR FIRE SAFETY 6 5 BENCHMARKS FOR HMOs 6 Fire Detection and Warning 6 Doors 8 Exit Door Locks 9 Emergency/Escape Lighting 9 Firefighting Equipment 9 Emergency Fire Action Plan 10 What Signage is Required? 10 Drills 10 6 IS A LOG-BOOK REQUIRED? 10 7 WHAT YOU CAN DO IF YOU DISAGREE WITH ADVICE 10 PROVIDED BY NIFRS 8 SOURCES OF FURTHER INFORMATION 11 9 HOW TO CARRY OUT A FIRE RISK ASSESSMENT 11 APPENDIX 1 – SYSTEM GRADES AND CATEGORIES 14 APPENDIX 2 – MINIMUM REQUIREMENTS FOR AUTOMATIC 15 FIRE DETECTION AND ALARM SYSTEMS (LESS THAN 200m2) APPENDIX 3 – DIAGRAM SHOWING MINIMUM STANDARDS 16 FOR ONE AND TWO STOREY PREMISES APPENDIX 4 – DIAGRAM SHOWING MINIMUM STANDARDS 17 FOR THREE STOREY PREMISES (NO STOREY OVER 7.5m) APPENDIX 5 – SUMMARY 18

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1 INTRODUCTION 1.1 This document is intended to provide fire safety guidance for proprietors of

Houses in Multiple Occupation (HMOs) that fall into the categories outlined in section 2.1 below. Under Article 50 (6) of The Fire and Rescue Services (Northern Ireland) Order 2006 and The Fire Safety Regulations (Northern Ireland) 2010, HMOs are considered ‘relevant premises’. This document is designed to help proprietors understand the steps that they should be taking to meet their legal obligations.

1.2 In general, The Fire and Rescue Services (Northern Ireland) Order 2006 and

The Fire Safety Regulations (Northern Ireland) 2010 seek to ensure the safety of persons in relevant premises (whether residents, visitors, employees or others), in the event of a fire, by setting out the responsibilities of persons for fire safety. Anyone who has control to any extent of the premises will have some responsibilities for ensuring that those occupying the premises are safe from harm caused by fire.

1.3 Northern Ireland Housing Executive (NIHE) is responsible for managing the

Statutory Registration Scheme for Houses in Multiple Occupation in Northern Ireland and has its own inspection programme independent of Northern Ireland Fire & Rescue Service (NIFRS) designed to ensure that HMOs meet a number of requirements in relation to the overall condition of the dwelling, and the number of people living in the dwelling.

1.4 DEFINITION OF HOUSES IN MULTIPLE OCCUPATION

Article 75 of The Housing (Northern Ireland) Order 1992 as amended in 2003 defines a HMO as:

75 (1) In this part "house in multiple occupation" means a house occupied by

more than 2 qualifying persons, being persons who are not all members of the same family and for that purpose “family” includes spouse (or you live together as husband and wife), civil partner (or you live together as if you are civil partners), parent, grandparent, child, grandchild, brother/sister, uncle/aunt, nephew/niece of the other person.

(1A) In paragraph (1) "qualifying persons" means persons whose only or

principal residence is the house in multiple occupation, and for that purpose a person undertaking a full time course of further or higher education who resides during term time in a house shall, during the period of that person's residence, be regarded as residing there as his only or principal residence.

(2) For the purposes of this Article "house", in the expression "house in

multiple occupation", includes any part of a building which -

(a) apart from this paragraph would not be regarded as a house; and

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(b) was originally constructed or subsequently adapted for occupation

by a single household;

and any reference in this Part to a flat in multiple occupation is a reference to a part of a building which, whether by virtue of this paragraph or without regard to it, constitutes a house in multiple occupation.

2 WHO IS THIS GUIDANCE FOR? 2.1 The guidance is for proprietors of HMOs of Category A, B and C as stated

below:

• properties which are well managed and have occupants regarded as being of normal risk profile1;

• up to three storeys; ground, first and second; • height with no storey over 7.5m; and • where there are no more than 6 occupants resident in the building.

For Category A, B and C premises which sit outside the scope of this guide and for premises categorised as D, E and F, for which this guide does not apply, further information and guidance can be found in the Department of Health, Social Services and Public Safety (DHSSPS) Sleeping Accommodation guide available for download from www.nifrs.org and through the Northern Ireland Housing Executive (NIHE) website www.nihe.gov.uk.

2.2 Premises having more than one use (e.g. student accommodation during term

time and self-catering premises during the summer months) will have to achieve a standard suitable for both occupancies, and should have a suitable fire risk assessment for each use.

2.3 CATEGORIES OF HMOs

2.3.1 Category A (Bedsits) Bedsits are units of accommodation where there is some exclusive

occupation (usually bedroom/living room) and some sharing of amenities (bathroom and/or toilet or kitchen). Each occupant lives otherwise independently of others.

2.3.2 Category B (Shared Houses) Houses occupied on a shared basis where each individual or household

will normally have their own bedroom or bed/living room, although in some circumstances this may be shared. There will be general sharing of the bathroom, WC and kitchen.

1 Normal risk profile NIFRS considers occupants over the age of 65 to be people at risk and outside the normal risk profile. Additionally, people with a disability and with other health-related issues, including such as mental health issues, sensory impairment etc. and known substance abusers (alcohol or drugs) all sit outside the normal risk profile.

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2.3.3 Category C (Lodgings) Houses let in lodgings, i.e. a resident owner/occupier, catering for lodgers

on a small scale but not living as part of the main household; typified by a family or household who might take in a small number of individuals living away from their primary place of residence.

2.3.4 Category D (Hostels; Bed and Breakfast; Guest Houses; Hotels) Accommodation for people with no other permanent place of residence;

as distinct from an establishment which only provides accommodation for visitors to the area for a short time, e.g. tourists. This category would include establishments used to house homeless families or persons. This also applies if there was a mix of homeless households with that establishment as their only place of residence and short term visitors.

2.3.5 Category E (Residential Homes) Residential homes provide board and personal care for persons in need

of such accommodation and care by reason of old age, disablement, past or present dependence on alcohol or drugs, or past or present mental disorder. These houses would provide permanent accommodation, and would include a level of support not normally present within Category D accommodation, which only provides a home for the time being. Residential homes which are registered under The Registered Homes (Northern Ireland) Order 1992 and The Health and Personal Social Services (Quality, Improvement and Regulation) (Northern Ireland) Order 2003 or any re-enactment or statutory modification must satisfy the requirements of the relevant Health and Social Services Board. NIHE therefore does not take any enforcement against such premises.

2.3.6 Category F (Flats/Flatlets/Maisonettes) Houses or buildings, which by conversion contain dwellings, which are

flats, flatlets or maisonettes. Each dwelling would contain all the standard amenities, although not necessarily behind one door. There would be no sharing of amenities or habitable rooms with the occupants of other units of accommodation.

2.4 This guide applies only to fire safety law and is intended to inform the user in

respect of NIFRS’ on-going expectations once the premises become occupied. Additionally, building regulations apply to the construction of new premises or conversions, alterations or extensions to existing premises intended to be used for HMOs. If in doubt you should contact your local authority building standards department for further advice. Building legislation and guidance can be accessed at www.buildingcontrol-ni.com.

3 WHAT DOES THE LAW REQUIRE? 3.1 Fire safety law requires any person who has control of the premises to carry out

an assessment to identify risks to the safety of persons in respect of harm caused by fire in the premises. It also requires them to take fire safety measures which are reasonable to ensure the safety of persons.

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3.2 As the owner or operator, you are likely to be the best person to know about the risks on your own premises and how they can be controlled. You should therefore be able to carry out the fire safety risk assessment yourself. If you do not feel you have the necessary skills to carry out your fire risk assessment, you can choose to appoint one or more competent persons to assist you.

3.3 Guidance on the steps you should take is provided on page 10. 3.4. NIFRS will not carry out a fire safety risk assessment for you, but will be

able to give you information and advice. We may also visit your premises, ask about your fire safety risk assessment and examine the fire safety measures. If we are not satisfied with the steps you have taken, we could take formal enforcement action. As an initial step, however, NIFRS is more likely to work with you to help you take appropriate measures to ensure the safety of your occupants.

4 BENCHMARKS FOR FIRE SAFETY 4.1 The following benchmarks describe fire safety measures recommended to

ensure the safety of occupants should a fire occur (Step 3 of your fire safety risk assessment). Before you consider these benchmarks, you will want to carry out your fire safety risk assessment and take any practical steps highlighted as a result to reduce or limit the risk of a fire starting. It is for you as the proprietor/responsible person to judge what practical steps to take in your individual circumstances.

4.2 These benchmarks are generally applicable to typical situations in a well

managed property for which it is not expected that a higher level of fire safety measures will be needed to meet your obligations under fire safety law. This applies to occupants regarded as normal risk profile.

For higher risk profile or vulnerable persons, additional fire safety measures may be required. The risk profile of occupants should be taken into consideration when carrying out the fire risk assessment.

5 BENCHMARKS FOR HMOs 5.1 FIRE DETECTION AND WARNING

5.1.1 The type of fire detection and warning system you require depends on the type of premises, the risk profile of the tenants and the number of floors in the premises.

5.1.2 The fire alarm and emergency lighting must be powered by mains

electricity (and have an additional stand-by supply in the form of a battery or capacitor); pre-payment electricity meters of whatever kind serving these installations are discouraged. Where pre-payment meters are provided, the means of ensuring a continual power supply to the fire alarm system must be reflected in the fire risk assessment. Where an existing HMO is provided with a BS 5839-6:2013 Grade ‘A’ system or a BS 5839-1:2013 ‘L2’ system the use of pre-payment electricity meters is prohibited. The following benchmarks should be considered:

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5.1.2.1 Alarms should be in accordance with BS 5839-6 and be

installed in accordance with the manufacturer’s instructions. 5.1.2.2 For a single storey property (normal risk profile no more than 6

occupants):

• One or more smoke alarms should be installed in the hall or corridor, sited so that no part of a hall or corridor is further than 7.5m from a smoke alarm and no bedroom door is further than 3m from a smoke alarm;

• A smoke alarm should also be installed in all living rooms; and

• A heat alarm should be installed in the kitchen.

5.1.2.3 For a two-storey property (normal risk profile no more than 6 occupants):

• One or more smoke alarms should be installed in both the

ground floor hall and first floor landing, sited so that no part of a hall or corridor is further than 7.5m from a smoke alarm and no bedroom door is further than 3m from a smoke alarm;

• A smoke alarm should be installed in all living rooms; and • A heat alarm should be installed in the kitchen.

5.1.2.4 For a three-storey property: (normal risk profile no more than 6

occupants)

• One or more smoke alarms should be installed in the ground floor hall and on every floor landing above ground floor, sited so that no part of a hall or corridor is further than 7.5m from a smoke alarm and no bedroom door is further than 3m from a smoke alarm;

• A smoke alarm should be installed in all living rooms; • A heat alarm should be installed in the kitchen; • A smoke alarm should be installed in all bedrooms; and • A smoke alarm should be installed in any room or void in

which a fire might start. 5.1.2.5 Smoke alarms installed in halls and landings should be of the

optical type2 (although there is no need to replace existing non-optical alarms during their lifetime).

5.1.3 Fire Alarm General

5.1.3.1 The smoke alarms should be capable of rousing sleeping occupants (including the proprietor); therefore, alarms should be interlinked so that actuation of one causes the actuation of the others. Interlinking of the alarms can be either by wiring or radio signal but it must be in accordance with BS 5839-6.

2 An optical smoke alarm is a conventional smoke alarm which utilises a light obscuration principle to detect smoke and is

responsive to the type of smoke particles which could enter circulation areas during a fire.

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5.1.3.2. You should establish a system which ensures the regular testing and maintenance of the alarms – this should be a weekly test and the results recorded.

5.2 DOORS

5.2.1 In a HMO up to 2 storeys, (ground and first), a door between a room (other than a bathroom or toilet) and any corridor, hall or stair which would be the route out in the case of a fire need not be a fire door3

but should be capable of holding back smoke and fire for sufficient time (a minimum of 20 minutes) to maximise the chances of the occupants escaping safely, subject to all bedrooms having an emergency egress window. Where there is not an emergency egress window in every bedroom, NIFRS will consider other compensatory features e.g. one escape window per floor and a BS 5839-1 ‘L2’ system. An example of a suitable door type is a solid timber door.

5.2.2 The following checklist will help you decide if you need to repair, adjust

or replace any door: • Doors need to be capable of holding back smoke and fire for

sufficient time to maximise the chances of occupants escaping safely; • Doors should be solid timber doors that fit well into their frames but

hollow 'egg-box' type doors with a flush finish are acceptable as nominal 20 minute fire resistant doors up to 2 storeys (ground and first);

• Hollow 'egg-box' type doors with a panelled finish are not acceptable as nominal 20 minute fire resistant doors;

• Doors should be close fitting to their frame with gaps of no more than 4mm;

• Doors should have no sizeable splits, gaps or cracks and should not be warped;

• Self-closing devices can impact on appearance and affect how you use the premises. If you decide these would be unsuitable, 'in-frame closers' may be acceptable;

• The glazing in all doors (other than a bathroom or toilet), protecting escape routes, is to be ½ hr fire resistant; and

• doors should be closed at night to inhibit the spread of smoke. 5.2.3 For a two-storey property with sleeping accommodation on the upper

floor, it is important that if a fire occurs in a ground floor room off the escape route while persons are asleep, the door of the room on fire remains closed.

5.2.4 Doors will only be effective at holding back fire and smoke if the corridor

or hall structure also has the ability to hold back fire for a comparable time. In a HMO up to 2 storeys (ground and first), the corridor and hall structure needs to be able to withstand the effects of fire for at least 20 minutes.

3 A fire door forms part of a ‘door set’ comprising a door leaf, the door frame, essential ironmongery, i.e., hinges and latches, closing devices, along with intumescent strips, smoke seals and glazing (where applicable) which is rated by its fire-resistance performance under test conditions.

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5.2.5 In a three storey property, all doors opening onto an escape route (other

than a bathroom or toilet) need to be1/2 hr fire resistant doors fitted with self-closing devices, smoke seals and intumescent strips. The corridor and hall structure needs to be able to withstand the effects of fire for at least 30 minutes.

A protected route must be provided from upper floor to the final exit as per diagram on page 16 for a typical three storey house

5.3 EXIT DOOR LOCKS

5.3.1 To facilitate escape from fire the exit door (including vestibule doors) should only be secured with a lock or fastening which can be readily opened from the inside, without the use of a key, ie, an Easy Opening Device (EOD), while the premises are occupied.

5.3.2 Where escape is through an enclosed yard/entry, the exit door from the

yard/entry if less than 1.5 times the height of the building, away from the building, it should be fitted with an EOD so that the occupants are not contained within an enclosed yard.

5.4 EMERGENCY/ESCAPE LIGHTING

5.4.1 Emergency/escape lighting is not required in 1, 2 and 3 storey HMOs occupied by no more than 6 except where the route of escape is complex or lengthy or where no natural light is available.

Where it is required, it will need to fulfil the following functions:

a) indicate clearly and unambiguously the escape routes; b) provide illumination along such routes to allow safe movement

towards and through the exits provided; and c) ensure that (where it is provided) fire-fighting equipment can be

readily located along the escape routes.

5.4.2 Where emergency/escape lighting is provided, it should be installed to BS 5266-1:2011 and there should be a testing and maintenance programme to ensure that the emergency lighting within the HMO is in working order. Records of the testing and maintenance programme should be kept.

5.5 FIREFIGHTING EQUIPMENT

5.5.1 A fire blanket should be provided in the kitchen for the occupants to use, and a CO2

extinguisher at or near the mains electrical intake. 5.5.2 For additional protection in 1 and 2 storey HMOs, you should provide

one multi-risk fire extinguisher in the hallway or landing of the property. For 3 storey HMOs a multi-risk fire extinguisher is required on each floor of the property.

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5.6 EMERGENCY FIRE ACTION PLAN

5.6.1 You should prepare a plan of what action you/your tenants will take in the event of fire. This should include: • clearly identifying the route of escape; • how to raise the alarm; • ensuring all occupants are evacuated; and • calling the Fire & Rescue Service.

5.6.2 You may also wish to give your tenants further advice regarding the

regular emptying of ash trays (if smoking is permitted) and the use of their own portable electrical equipment, when they take up occupancy.

5.7 WHAT SIGNAGE IS REQUIRED?

5.7.1 A simple notice must be displayed in a prominent place in each bedroom, so that the occupants know what to do in the event of fire. Where a premises is a HMO for part of a year and is let out as a holiday let over the summer months, a higher standard of fire safety signage may be required.

5.7.2 Exit signs are only required where they are needed. In small

premises, the escape route and the front door are likely to be obvious, so there may not be a need for an emergency exit sign. Less obvious or more complicated routes will require emergency exit directional signs.

5.8 DRILLS

5.8.1 The number of fire drills carried out should be determined by your fire risk assessment and should take account of high occupancy turnover and student term times where applicable. You should regularly and at least once annually carry out a rehearsal fire drill, to ensure everyone is aware of what action to take in the event of fire.

6 IS A LOG-BOOK REQUIRED? 6.1 Yes. A fire precautions log book must be maintained to record the testing and

maintenance of:

• the automatic fire alarm; • any provision for emergency lighting; • any first aid fire-fighting equipment; • any fire drills; and • checks of means of escape.

7 WHAT YOU CAN DO IF YOU DISAGREE WITH ADVICE

PROVIDED BY NIFRS 7.1 It is the responsibility of NIFRS to decide how it will deploy its resources to

address risk to life to improve the safety of the community. NIFRS may or may not contact you to discuss your fire safety risk assessment. However, you are free to contact them for advice.

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7.2 This guidance is issued by NIFRS to assist owners and responsible persons comply with the legislation. Should you disagree with any advice given to you by NIFRS, you can:

• discuss this further with us to work towards an acceptable action plan in an

agreed timescale. NIFRS also has a complaint system you can use; • lodge an appeal with the court in the case of a formal enforcement notice;

in this case you may wish to get legal advice. 8 SOURCES OF FURTHER INFORMATION 8.1 For further information visit the NIFRS website www.nifrs.org and the NIHE

website www.nihe.gov.uk. Here you will find general guidance plus the relevant sector specific guidance for larger Category A, B and C HMO properties, plus guidance for all other categories of HMOs.

9 HOW TO CARRY OUT A FIRE SAFETY RISK ASSESSMENT 9.1 The steps below are intended to help you through the process of carrying out an

assessment of the fire risks in your property. Step 1: Who is at risk? Consider the numbers and capability of people who may occupy your property and who could be at risk. This includes occupants and any other visitors, including cleaners, tradespersons, etc. Make a note if particularly vulnerable persons are likely, such as children, elderly, or disabled persons (you will need to consider the fire safety of occupants with any special needs or vulnerabilities). Step 2: What fire hazards are there? Think about how a fire could start on your premises and identify sources of ignition such as cooking, heaters, open fires and smoking. Where are electrical appliances such as tumble dryers and TVs? What is the likelihood of a deliberate fire? Consider what could burn and act as fuel for a fire. This could include furniture, bedding, laundry, wood/kindling for open fires, rubbish, flammable liquids, solvents, chemicals or gases, cooking oil, paint, white spirit, cleaning products, aerosols, LPG, or fuels such as petrol. Consider what could happen if a fire occurred and how quickly it could spread. The construction of the property can affect how fire can spread; it may spread faster if there are multiple layers of wallpaper, polystyrene ceiling tiles or interior wood panelling. If rubbish stored outside caught fire, could it spread to inside the property or block an exit door?

Step 3: What can you do to reduce/remove risk; what fire safety measures should be put in place? Now that you have considered the people at risk and the hazards, you can take steps as necessary to reduce the risk both of a fire occurring and of injury or loss of life should a fire occur. You may also wish to consider the risk of damage to your property, and any subsequent loss of business.

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If ignition sources and fuel sources are reduced and these are kept apart, the chances of a fire starting are low. The following lists some of the actions that are advised for dwellings as part of normal community fire safety which you should consider to reduce the risk of a fire occurring: • ensure good housekeeping, so that storage is in designated areas only; is

orderly; refuse and packaging is disposed of frequently and carefully; bins are secure;

• ensure flammable materials and liquids are stored properly, away from

ignition sources, electrical fuse box and meter, boilers, etc. Do not store aerosols in damp areas (such as under sinks);

• avoid the use of portable gas heaters; use only in an emergency when

only butane should be used; • ensure that electrical and gas appliances and equipment are maintained,

serviced and kept in good working order. Clean extract equipment to kitchens regularly;

• replace any chip pan with a deep fat fryer with a thermostat; • individual heating appliances should be fixed in position and guarded; • ensure the electrical installation to the property is in good order; get it

checked if in any doubt. Ensure correct wiring of plugs and correct fuse ratings;

• if anyone smokes, ensure ashtrays are provided and emptied regularly

and safely. Inspect, or advise your occupants to inspect, smoking areas before bedtime;

• keep halls, corridors and stairs, which would be used to escape from a

fire, clear and hazard free, and advise occupants to do this also. In particular, keep clear of items which can burn, or are a source of ignition such as electrical equipment, coat racks, refuse, laundry, upholstered furniture, portable heaters or gas cylinders; and

• if your property is in an area where vandalism or deliberate fires can be a

problem, consider security measures to prevent entrance to the grounds of the property and access to refuse storage and storage of any flammable liquids/gases.

You should then consider what further safety measures are necessary to reduce the risk of injury or loss of life should a fire occur in your premises, for example: • means for detecting and effectively warning occupants of a fire which

occurs in any part of the premises; • means to restrict the spread of fire and smoke from the source to other

areas, especially the escape route; • means of escape which are easy to use at any time by persons who are

not familiar with the premises, for example occupants who have recently moved in; and

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• means for fighting a small fire, such as a fire in a waste bin or in a cooking pan.

Guidance on what is expected in these areas is provided in the section BENCHMARKS FOR FIRE SAFETY. Step 4: Record A written record of your fire safety risk assessment is required. You should also record the arrangements for reviewing your fire safety risk assessment, your emergency fire action plan and the maintenance arrangements for fire safety measures. Step 5: Review You need to regularly review your fire safety risk assessment. Is there anything that has altered the risk and means you need to consider again the fire safety measures you have in place? For example, are you doing building work, maintenance or decorative work? Do you have a different range of occupants such as more elderly or disabled?

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APPENDIX 1

SYSTEM GRADES AND CATEGORIES – BS 5839-6:2013

System Grades Six different grades of fire detection systems are being defined. Generally speaking, the greater the fire risk, the more sophisticated the system should be. Briefly, these 6 grades are: • Grade A – A full system with control

and indicating equipment installed to BS 5839-1.

• Grade B – Detectors and sounders

using simpler specified equipment. • Grade C – Detectors and sounders or

alarms with central control. • Grade D – Mains powered alarms

with an integral standby power supply.

• Grade E – Mains powered alarms

with no standby power supply. • Grade F – Battery powered alarms.

System Categories

Three different categories of life protection systems are defined, BS 5839-6. Briefly these are (starting at the highest): • LD1 – Alarms in all circulation spaces

that form part of escape routes and all areas where a fire might start, but not bathrooms, shower rooms or toilets.

• LD2 – Alarms in all circulation spaces that form part of escape routes and rooms or areas that present a high fire risk.

• LD3 – Alarms in circulation spaces that form part of escape routes.

BS 5839-6:2013 emphasises that no one type of alarm is most suitable for all applications. Consideration must be given to the most suitable type of detection – optical, ionisation and heat.

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APPENDIX 2

MINIMUM REQUIREMENTS FOR AUTOMATIC FIRE DETECTION AND

ALARM SYSTEMS Applicable to HMO properties occupied by no more than six non-vulnerable individuals and with no floor area greater than 200m2.

NO. STOREYS

CAT A CAT B CAT C CAT D CAT E CAT F

1

BS 5839-6 Grade D Category LD2



BS 5839-1 Category L2

Fire alarm and detection system should comply with the requirements as specified by the regulating authority to meet the requirements of The Registered Homes (NI) Order 1992 and/or The Health and Personal Social Services (Quality, Improvement and Regulations) (NI) Order 2003 or any re-enactment or statutory modification.

Mixed system – BS 5839-6, Grade D, Category LD2 within the flat and BS 5839-6, Grade A, Category LD2 with detectors sited in accordance with the recommendations of BS 5839-1 for a Category L2 system in the communal areas.

2





3





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APPENDIX 3

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APPENDIX 4

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APPENDIX 5 This HMO guidance is for proprietors of small HMOs which fall into NI Housing Executive Category A, B and C and which are as stated below:

• well managed property for which it is not expected that a higher level of fire safety measures will be needed to meet obligations imposed by fire safety law;

• occupants regarded as normal risk profile*; • up to three storeys; ground, first and second; • height with no storey over 7.5m; and • where there are no more than 6 occupants resident in the building.

Single Storey HMO Two Storey HMO Three Storey HMO with sleeping on any floor

Notes

Fire Alarm Grade D LD2

Grade D LD2

Grade D LD1 All detectors to be interlinked/backed-up in accordance with BS 5839-6

Emergency Lighting Alternative or borrowed lighting that indicates clearly & unambiguously the escape routes

Alternative or borrowed lighting that indicates clearly & unambiguously the escape routes

Alternative or borrowed lighting that indicates clearly & unambiguously the escape routes

Doors Solid Door 20 min* Solid Door 20 min* 30 min FRSC doors with Intumescent smoke seals

* Subject to all bedrooms having an emergency egress window or equivalent compensatory features.

Firefighting Equipment Kitchen - fire blanket Main Elects - CO2

Ext

Hallway – 1 x Multi-Risk Fire Ext.

Kitchen - fire blanket Main Elects - CO2

Ext

Hallway – 1 x Multi-Risk Fire Ext.

Kitchen - fire blanket Main Elects - CO2

Ext

On each floor - Multi-Risk Fire Ext.

Exit Lock Doors EOD on exit lock door (including any vestibule doors) whilst premises are occupied.

EOD on exit lock door (including any vestibule doors) whilst premises are occupied.

EOD on exit lock door (including any vestibule doors) whilst premises are occupied.

HMO PREMISES GUIDE · 1/19/2015 · Houses let in lodgings, i.e. a resident owner/occupier,...

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