Question 1

Fire Inspections

Accepted Answer

Q: Our last Fire Inspection was in 2012. On going through it, I cannot find indication as to when the next inspection is due. Can you clarify the regulation re regularity of fire inspections in properties such as ours. Plus - is it down to us, or the Fire Service to initiate it? In the last inspection two doors were deemed in need of appropriate paint to make them fire-proof. A resident asked if our insurance, in the event of fire, would be invalidated as a result of this. Both doors will be treated soon, but what is the position on this? On insurance - on going through the policy I cannot find reference to `fire`. Is our buildings insurance likely to cover damage caused by fire? I'm thinking here exclusively of `communal areas. Clearly residents are responsible for their individual household policies. I know some of the above I ought to be aware of, but I wasn't company secretary at the time of the previous inspections and wasn't directly involved. I am also under the impression the `Emergency Escape Lighting` should be examined either annually or every three years. Could you please clarify the rule here? FPRA Chairman Bob Smytherman replies: My response is practical rather than a professional or legal one. On the issue of Fire Risk Assessments you are required under legislation to keep a 'watching brief' in practice this will be maintaining good safe working practices when looking after your common parts. If there have been no substantial changes then continuing with your good management of the block should be suffice, however I do recommend recording your various findings of the watching brief in minutes of the directors meeting if you decide a formal professional report is not required. If you are not confident yourselves to do this I suggest bringing in a specialist fire safety consultant. If like in my own block you are uncertain about specific issues then contact your local Fire Service for some free, impartial advice as it is their responsibility to enforce the legislation which in practice is dealt with on a risk basis and following reports to them. The insurance is more complex and I suggest discussing your concerns direct with them now rather than waiting for a claim or potential tragedy. Your fire service will be able to inspect fire doors and the paint covering. If this was raised as a concern last time I suggest this is a priority. Emergency lighting should be checked ideally weekly to ensure they are working and change bulbs. As far as a full service for the lighting this can be done when you carry the periodic electrical testing to the common parts which we usually do every five years. We have the Fire Service and Electrical Safety guidance available to download from our website which is an excellent guide to assist through the process. If you require a more specific legal response on your responsibilities in your own lease one of our lawyers will be able to assist.

Question 2

Fire Inspections

Accepted Answer

Q: Our last Fire Inspection was in 2012. On going through it, I cannot find indication as to when the next inspection is due. Can you clarify the regulation re regularity of fire inspections in properties such as ours. Plus - is it down to us, or the Fire Service to initiate it? In the last inspection two doors were deemed in need of appropriate paint to make them fire-proof. A resident asked if our insurance, in the event of fire, would be invalidated as a result of this. Both doors will be treated soon, but what is the position on this? On insurance - on going through the policy I cannot find reference to `fire`. Is our buildings insurance likely to cover damage caused by fire? I'm thinking here exclusively of `communal areas. Clearly residents are responsible for their individual household policies. I know some of the above I ought to be aware of, but I wasn't company secretary at the time of the previous inspections and wasn't directly involved. I am also under the impression the `Emergency Escape Lighting` should be examined either annually or every three years. Could you please clarify the rule here? FPRA Chairman Bob Smytherman replies: My response is practical rather than a professional or legal one. On the issue of Fire Risk Assessments you are required under legislation to keep a 'watching brief' in practice this will be maintaining good safe working practices when looking after your common parts. If there have been no substantial changes then continuing with your good management of the block should be suffice, however I do recommend recording your various findings of the watching brief in minutes of the directors meeting if you decide a formal professional report is not required. If you are not confident yourselves to do this I suggest bringing in a specialist fire safety consultant. If like in my own block you are uncertain about specific issues then contact your local Fire Service for some free, impartial advice as it is their responsibility to enforce the legislation which in practice is dealt with on a risk basis and following reports to them. The insurance is more complex and I suggest discussing your concerns direct with them now rather than waiting for a claim or potential tragedy. Your fire service will be able to inspect fire doors and the paint covering. If this was raised as a concern last time I suggest this is a priority. Emergency lighting should be checked ideally weekly to ensure they are working and change bulbs. As far as a full service for the lighting this can be done when you carry the periodic electrical testing to the common parts which we usually do every five years. We have the Fire Service and Electrical Safety guidance available to download from our website which is an excellent guide to assist through the process. If you require a more specific legal response on your responsibilities in your own lease one of our lawyers will be able to assist.

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