Aico RFD manual Property Protection, Types of Alarm Technology

Interestingly, the Code acknowledges that people on a low income are more at risk than other groups, which is borne out by statistics from the British Crime Survey. They may not be able to afford to replace batteries in smoke alarms and the Code consequently points out that ‘a more reliable power supply for the fire detection and alarm system is essential’. This worry, coupled with the fear of alarms being cut off to poorer residents along with their electricity supply, permeates the entire document and needs to be stressed.

People living in a house in multiple occupation are between eight and ten times more likely to die in a fire than those in single family homes, it has been estimated. However, the Code distinguishes between properties commonly designated as HMOs. On the one hand, a family living with a lodger might not be classed as an HMO as the fire risk may be no greater than a normal dwelling. It identifies the greatest risk in houses converted into bedsits and to elderly people in sheltered accommodation. Generally, the risk is also greater if the property exceeds two storeys in height. Here the Code recommends “where the risk in an HMO is relatively high, it is essential that there is protection by a highly reliable fire detection and fire alarm system. It is also essential that a warning is given in the event of a fault that impairs the standard of protection”.

People with impaired mobility require more time to escape. They need the earliest possible warning of a fire and greater alarm coverage. The hearing impaired also have very particular needs, and these are dealt with later in this document.

It is obvious to any landlord - in the public or private sector - that those judged to be most at risk and in need of a high level of protection are those who form a typical cross section of their tenants.

PROPERTY PROTECTION

BS 5839: Pt.6 also adds other considerations for the protection of property. However, it stresses that only in exceptional circumstances, for example in a house of historical importance where no-one sleeps, should the principle objective of a fire detection system ever be the preservation of property rather than lives.

If property damage is the decisive factor, the Code recommends installing a system which results in the fire brigade being called early enough to limit property damage.

As a fire that starts anywhere will cause damage, consideration should be given to providing detectors in some or all rooms of the building. Coverage in circulation areas alone is unlikely to be adequate. Once again, areas with a statistically greater fire risk, such as kitchens and boiler rooms, where likely sources of ignition are present, should have priority for detectors.

Property damage should, of course, never be a deciding factor for a landlord, but it is worth bearing in mind not only the human cost but also the financial cost of a fire breaking out in a property. Insurance premiums may rise, renovation costs may be expensive and revenue from the property will be lost while it is being made habitable, to say nothing of the cost of re-housing tenants. Once again, the cost-effectiveness of a quality fire alarm system offering the earliest possible warning is self-evident.

TYPES OF ALARM

TECHNOLOGY

The next issue raised by the Code is the types of alarm available.

BATTERY OPERATED SMOKE ALARMS - GRADE F

BS 5839: Pt.6 acknowledges the advantages of the single, battery operated smoke alarm. They’re simple to install and offer protection at very low cost. Battery operated smoke alarms conforming to BS 5446: Pt.1 are recommended. However, these alarms do have serious drawbacks. Occupants on a tight budget may not be able to afford to replace the batteries. A significant number of tenants have also been shown to remove the batteries to prevent false alarms or to use in other battery powered devices and then forget to replace them. For this reason, the Code recommends that these alarms should not be used to protect tenants in properties of more than one storey – and even then the batteries should be sealed-in and have a life in excess of 5 years.

As an aside, landlords have now been found liable in cases where tenants themselves have disabled an alarm. For this reason, it is unlikely that landlords will be able to trust tenants to adequately look after the alarms. The Code highlights the fact that battery powered alarms are only suitable for owner-occupied properties if the likelihood is that batteries will be replaced within five days of a low battery signal.

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