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
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.
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.
4.1 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.
5.1 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.
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
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
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.
14.1 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
HOUSE IN MULTIPLE OCCUPATION
FIRE SAFETY CHECK LIST
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
; Don’t let anyone go back inside until told it is safe to do so by the
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
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