New fire safety regs for residential blocks of flats
New fire safety regulations have been implemented in England as a result of an independent report on fire safety in buildings, which was commissioned following the Grenfell Tower Inquiry.
The new regulations apply to all multi-occupied residential buildings with common areas, and have stricter requirements for high-rise residential buildings. The regulations apply to freeholders, management companies, and agencies that manage residential buildings, and others defined as the 'responsible person' for fire safety. The regulations also apply to leaseholders, who should ensure that the freeholder or appointed management company is complying with the new requirements for fire safety.
Fire safety requirements
The new regulations require the ‘responsible person’ in multi-occupied residential buildings to provide:
- fire safety instructions to residents (including how to report a fire and what to do in the event of a fire i.e. the evacuation strategy)
- information to residents relating to the importance and operation of fire doors
- all key information on an annual basis.
High rise buildings
For residential buildings that are more than 11 metres tall, it is mandatory to perform an annual check of flat entrance doors and a quarterly check of fire doors in common areas. However, for high-rise residential buildings that are at least 18 metres tall or have seven storeys, the responsible parties must now fulfil much broader criteria. These criteria include:
- Building plans: the local Fire & Rescue Service must be provided with up-to-date electronic building floor plans and hard copy plans, along with a one-page building plan to identify fire fighting equipment - this must be kept in a secure Information Box on-site.
- External walls: Fire & Rescue Services must also be provided information about the design and the materials used in the building’s external wall system, plus any material changes that have been made. They should also be advised on the level of risk that the design and materials could pose and any mitigating steps taken.
- Lifts and fire-fighting equipment: It is important to conduct monthly checks on the operation of lifts that firefighters would use, evacuation lifts, and any other crucial firefighting equipment. Any defects in lifts or equipment should be reported to the local Fire & Rescue Service immediately after detection. If the problem cannot be resolved within 24 hours, the details should be reported as well. Additionally, the results of these checks must be recorded and made available to residents.
- Information boxes: a secure information box must be installed and maintained within the building, containing the name and contact details of the Responsible Person and hard copies of building floor plans.
- Signage: wayfinding signage, visible in low light or smoky conditions, should be installed, identifying flat and door numbers in the stairwells of the relevant buildings.
Next steps
The introduction of the new Buildings Safety Act 2022 has brought about many changes in 2023, with a particular focus on implementing fire safety regulations. If you are a property owner, managing agent, or resident, it is crucial that you understand the new regulations and what is required of you. Additionally, you should be aware of how the new regulations might affect your property insurance.
To ensure that you have the appropriate level of cover in place and to discuss your property insurance, please contact TMD. Our business is dedicated to your protection, and we will always provide relevant advice and recommend property insurance products that meet your needs.
Call our friendly team on 01992 703 000 or email us at insurance@mcdonaghs.co.uk