Aico RFD Selecting the Right System, Prescriptive Advice Summary, New Build, Existing Properties

SELECTING THE RIGHT

SYSTEM

How do you choose which grade of system to install? The Code states that the grade of system that should be installed depends “on the nature of the dwelling, the level of the fire risk and the characteristics of the occupants.”

It points out that Grade F systems (battery alarms) are the least reliable and the system used in new dwellings should be Grade D (mains powered with integral back-up supply) or higher. Existing owner occupied dwellings can be covered by a Grade F system provided:

•The fire risk is not high

•There is a reasonable certainty that batteries will be replaced within a short time, that is, no more than five days after a low battery signal

If these criteria cannot be met, a Grade E or higher system should be installed. Existing tenanted dwellings of two or more storeys should have Grade D systems installed.

From a landlord’s point of view, the case for a Grade D system (mains with stand- by) seems to be quite obvious. Can they be ‘reasonably certain’ that a tenant will replace smoke alarm batteries within five days? Do they have ‘absolutely no worries about their tenants paying their electricity bills’? The Code is asking for that level of assurance.

Once you have decided what Grade of system to use, you then need to ask yourself just how comprehensive the system needs to be, and this is what governs the LD ‘Category’ system.

All dwellings should be covered to at least an LD3 standard, with the decision being based primarily on fire risk.

If there is a high risk to occupants from fire in any part of the building, Category LD1 or LD2 protection level should be considered. Those who are infirm or elderly might particularly benefit from a higher level of coverage. If people are likely to be in a room where a fire may break out, this level of coverage is also recommended.

The Code acknowledges that in situations where a large number of properties are involved i.e. the housing stock of a Local Authority, it is perhaps not practical to undertake a Fire Risk Assessment on every one of these properties. To take account of this a table listing the ‘Minimum Grade and Category of fire detection and fire alarm system for protection of life in typical dwellings’ – often referred to as ‘Prescriptive Advice’ - is provided. At first sight this appears to be an easy method of deciding on the appropriate system to use in any specific property type. However, care should be exercised in applying these recommendations as in many cases there are notes qualifying them; this is particularly relevant to those given for existing properties. If the notes are overlooked, there is a risk of applying an incorrect assessment to the property and as a result specifying what may be interpreted as an inadequate system. In view of this, it may be worth considering applying the ‘New Build’ recommendations to existing properties to minimise this risk.

PRESCRIPTIVE ADVICE

SUMMARY

New Build

Up to 3 storey - owner occupied or rented Grade D, Category LD2

Smoke alarms should be installed in circulation spaces, heat alarms in kitchen and principal living room (smoke alarms are an acceptable alternative in the living room).

Over 3 storey - owner occupied or rented Grade B, Category LD2

Smoke detectors should be installed in circulation spaces, heat detectors in kitchen

and principal living room (smoke detectors are an acceptable alternative in the living room).

Existing Properties

Single storey - owner occupied Grade F, Category LD3

Grade E should be installed if there is doubt regarding the ability of the occupier to replace batteries, or Grade D if the reliability of the mains power supply is suspect.

Single storey - rented

Grade F, Category LD3

The battery should have an expected life in excess of 5 years and should only be accessible by means of a special tool. Grade E should be installed if there is doubt regarding the ability of the occupier to replace batteries, or Grade D if the reliability of the mains power supply is suspect.

2 or 3 storey house or maisonette - owner occupied

Grade F, Category LD3

Grade E should be installed if there is doubt regarding the ability of the occupier to replace batteries, or Grade D if the reliability of the mains power supply is also suspect.

2 or 3 storey house or maisonette - rented Grade D, Category LD3 Category LD2 if a risk assessment justifies additional alarms.

Houses in Multiple

Occupation

Up to 2 storey - New Build

Grade D, Category LD2

Smoke alarms should be installed in circulation spaces, heat alarms in kitchen and principal living room (smoke alarms are an acceptable alternative in the living room).

Up to 2 storey - Existing property Grade D, Category LD3

Category LD2 if a risk assessment justifies additional alarms.

All other types

Grade D, Category LD3 in individual dwelllings. Grade A, Category LD2 in communal areas.

Where fire precautions are subject to legislative control, the enforcing authority should be consulted before a decision on the appropriate Grade and Category of system is reached.

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