By Allen Ferguson,2014-08-17 13:40
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    Schedule of works for a three storey + HMO with a typical entrance hallway,

    single staircase layout with rooms leading off the main hallway and landing


    To provide Adequate Means of Escape in case of Fire

    1.0 Fire Doors

    1.1 Provide and fix a half hour fire resisting door (FD30S) to any room

    (other than a bathroom or WC) which opens onto the main entrance

    hallway or any landing area, conforming to BS 476, parts 22,23 and

    31.1 installation to BS 8214:1990. This will normally include any

    kitchen, lounge/dining room or bedroom. These should be hung on

    three hinges which comply with BS EN1935 to leave gaps not greater

    than 4mm to the head and stiles and not more than 8mm at the


     If a production size fire door will not provide a minimum overall gap of

    4mm and 8mm respectively then either:-

     a) A single strip of hardwood lipping may be glued and pinned to

    the door edges.

     b) A BS 476 fire door blank may be cut to size and the vertical

    edges finished with hardwood lipping as above.

1.2 Insert a combined intumescent strip/smoke seal to routed edges of

    the stiles and top rail of the door. Alternatively the strip can be fitted to

    the jambs and head of the frame or lining.

    1.3 Door stops do not need to be changed providing they are

    sufficient to retain the door. If new planted stops are fitted they must

    be fixed by 38mm No.10 SG screws at 230mm centres.

1.4 Provide and fix the following ironmongery.

    1. Self closing device of an approved type (Perko, Briton, Dorma or

    similar. Garden gate type springs and rising butt hinges are

    not acceptable).

    2. Latch - Mortice latch, tubular mortice latch, mortice sash lock, all

    complete with suitable knob or lever furniture; or cylinder rim

    nightlatch. We would recommend the fitting of a combined

    lock and latch unit. This is lockable from the outside with the

    use of a key, and on the room side by means of a thumb turn.

    NOTE: Locks do not have to be provided on internal doors

    however if they are fitted they must meet the above specification

    1.5 Exit doors which are required to be fastened during occupation of the

    premises must be made to open easily and immediately from the

    inside, without the use of a key.

    2.0 Fire Safety Signs

2.1 Provide and fix to all fire doors, a sign stating "FIRE DOOR KEEP

    SHUT" in minimum lettering of 5mm.

    2.2 Provide and fix to any understairs cupboard door, or cupboard door

    situated off the ground floor hallway or any landing, a sign stating

    "FIRE DOOR KEEP LOCKED SHUT" in minimum lettering of 5mm.

2.3 All fire safety signs should comply with BS 5499.

    2.4 Fire Safety Check list notices (as enclosed) should be provided and

    sited on the inner faces of all fire doors.

    3.0 Glazing

     Replace any glazing above a Fire Door with fire resistant glazing

    (such as Pyroshield or Georgian Wired) in a fixed frame, each pane 2of which must not exceed 1.2m in area. The Glass in its framework

    must satisfy BS 476:Parts 20-23. If no glazing is present above

    any fire door then this item can be disregarded.

     All glazing in a fire resisting wall, partition, screen or door is to be

    installed in accordance with BS Published Document PD6512: Part

    3: 1987, to provide a fire resistance of not less than 30 minutes.

    4.0 Walls

    4.1 All walls indicated on the plan by a thickened line shall achieve at

    least half hour of fire resistance and for that purpose be totally

    imperforate. Where the construction already achieves this standard

    then this item can be disregarded.

    Existing brick/block walls will normally achieve half hour fire


    4.2 If you are constructing any partitions within the property then timber

    studding not less than 75mm x 50mm at not more than 600mm

    centres faced on both sides with 12.5mm plasterboard or other

    approved material must be used to achieve half hour fire resistance.

    Joints must be taped and the whole surface skimmed.

    5.0 Ceilings

    5.1 Provide one hour fire resistance to the whole of the

    basement/ground floor ceiling by underdrawing with 2 layers of

    12.5mm plasterboard or other approved material (joints to be

    staggered). Joints to be taped and the whole surface skimmed. If no

    basement is present this item can be disregarded.

    5.2 Remove any polystyrene tiles from ceilings to the common hallway

    or landings. Make good the underlying surface with a plaster finish

    skim coat if necessary.

     If no polystyrene tiles are present this item can be disregarded.

    6.0 Loft Hatch


    6.1 Line the loft hatch on the upper face (loft side) with 12.5mm

    plasterboard or other approved material ensuring the hatch is a good

    fit within the surrounding frame.

    7.0 Cupboards

     Understairs Cupboards where the underside of the timber staircase is visible and unprotected.

    7.1 Provide and fix to the soffit and inner face of the spandrel of the

    staircase, including the inner face of the door, 12.5mm thick

    plasterboard or other approved material, finished with a 6mm thick

    coat of finishing plaster, to achieve an imperforate, half-hour fire

    resistance. The cupboard should be kept locked shut upon


    Airing Cupboards/Storage cupboards opening onto the Hallway or Landing Areas

    7.2 Remove all materials from the cupboard. Protect the cupboard by

    lining the inside, including the door, with 12.5mm plasterboard or

    other approved material and keep locked shut.


     If the cupboard is to be used by the occupying tenants then protect

    the cupboard by lining the inside with 12.5mm plasterboard or other

    approved material and fit a fire door as per Item 1.0.

    8.0 Gas/Electric Meter situated within the Hallway

    8.1 Provide and fix a suitable fire resisting enclosure to the gas/electric

    meter if situated in the entrance hall. This should consist of 12.5mm

    plasterboard or other approved material on a timber framework with

    a top hung door (if a side hung door is fitted it must be provided with

    a self closing device).

    If the meters are not situated within the entrance hallway this item can be disregarded.

    9.0 Fire Warning System

    9.1 Supply and install an electrically operated fire warning system

    supplied from batteries trickle charged from the mains supply in

    accordance with BS 5839 part 6:2004 of type Grade A LD2 coverage

    throughout the building. The control panel must conform to BS EN

    54-2 and should be sited in a prominent position within the entrance

    hallway near the main front door. Fire retardant cabling should be

    used in the installation.

    The alarm system must be clearly audible throughout all parts of

    the premises. In order to achieve the required 75db(A) within

    each bedroom we recommend the fitting of a sounder within

    each room.

    9.2 Smoke detectors should provide detection to all areas within the

    property. This will include any hallway/landing, bedroom, living room,


    dining room etc. Generally bathrooms and WC’s will not require any

    detection within them.

     All smoke detectors to be optical beam devices complying with BS

    5839: Part 5.

    9.3 Heat detectors should be provided within any kitchen or room which

    has cooking facilities provided.

    All heat detectors to be rate of rise temperature type, complying with

    BS 5445: Part 5.

    9.4 Manual break glass call points must be provide on exit doors

    and on each landing area within the property.

    9.5 Provide a certificate of design, installation and commissioning in

    accordance with BS 5839 Part 1:2002.

     (Note that BS 5839 recommends that the occupiers should receive

    the manufacturers instructions concerning the operation and

    maintenance of the alarm system)

    10.0 Emergency Lighting

    10.1 Supply and install a secondary lighting system in accordance with

    BS 5266: Part 1:1988, supplied with electricity from a source

    independent of the main supply.

    10.2 The secondary lighting should sufficiently illuminate all stairways,

    corridors and exit routes to enable persons to make their way out of

    the premises and should come into operation automatically on failure

    of the main lighting.

    10.3 The system should be capable of maintaining the necessary level of

    illumination for a minimum period of ONE hour from the time of

    failure or disconnection of the normal supply.

    10.4 An Emergency Lighting certificate should be duly submitted upon

    works completion.

    11.0 N.I.C.E.I C.

    11.1 All electrical work must be carried out in accordance to 16th Edition

    of the I.E.E. Regulations and must be installed by a member of


     Upon completion of the work a Completion and Inspection certificate

    must be submitted.

    12.0 Fire Protection Equipment

    12.1 Provide a 9 litre water or 3 litre Hydrospray type fire extinguisher

    within the ground floor hallway & any landing area so that an

    extinguisher is accessible on each level within the property.


     12.2 Provide a 2kg Carbon Dioxide or Dry Powder type fire extinguisher

    within the kitchen.

    12.3 Provide a fire blanket within the kitchen.

    12.4 All fire extinguishers should be mounted on wall brackets at a

    convenient height, bearing in mind the physical capabilities of the


    12.5 Portable fire extinguishers should conform to BS EN 3:1996 and

    must be installed and maintained as outlined in BS 5306. Schemes

    for conforming to these standards are produced by B.A.F.E. (British

    Approvals for Fire Equipment)

    13.0 Fire Precautions

    13.1 All fire precautions required shall be maintained at all times.

    14.0 Occupants

    14.1 The occupiers should be made fully aware of the fire precautions

    within the building.

    15.0 Building Regulations

    15.1 All works must be carried out in accordance with the current Building


    16.0 Key to symbols on fire drawings

     SD Smoke detector

     HD Heat detector

     SA Interlinked smoke alarm

     HA Interlinked heat alarm

     IP Fire alarm control panel

     CP Call point

     EL Emergency lighting

     CO2 2 kg carbon dioxide fire extinguisher

     H20 Water type fire extinguisher

     FB Fire blanket




1. In the event of fire:

    ; Raise the alarm

    ; Call the fire brigade immediately

    ; Make sure that everyone has left the building safely

    ; Tackle the fire with the equipment provided ONLY if it is safe to do

    so, i.e. if it will not put you or others at risk

    ; Contain the fire by closing the door of the room involved

    ; Evacuate to the agreed assembly point

    ; Meet the fire brigade on arrival and give them as much Information

    as possible

    ; Don’t let anyone go back inside until told it is safe to do so by the

    fire brigade

    2. Keep staircases and escape routes clear and accessible at all times. Exit doors

    must open easily

    3. Store combustible materials outside the building. Empty waste bins and clear

    rubbish daily

    4. Do not use portable heaters. Ensure that guards are securely fitted to installed

    heating equipment where required

    5. Use electrical equipment safely, e.g. electric blankets, irons etc, and always

    follow the manufacturers instructions. Switch off and unplug after use

6. Check your premises last thing at night and close all doors

    7. Check regularly that fire equipment and smoke alarms are in working order

8. Never wedge, tie or jam open fire doors. When not in use they should be

    allowed to close securely into their frame, forming a barrier to fire and smoke

9. Never tamper with items installed to protect your health and safety


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