Bristol City Council release guide to PRS Fire Safety Standards

Filed in Bristol, Landlords by on 12th October, 2017 0 Comments

Bristol City Council have provided a basic guide to the fire precautions required in Privately Rented Properties. The standard includes all sizes of property, not just licensed HMOs’. Additionally, for landlords with properties in Bath & South Glos, as these Councils employ the same fire service, then these regulation will soon be coming your way!

A copy of the Standards can be accessed by clicking here: Fire Safety Standards Interactive – V5

For Bristol properties subject to licensing, these standards will be enforced when BCC come to licence or re-licence your property, but rather than wait until you have your inspection you can see what you are required to demonstrate.

See below for definition of Levels of Coverage and Grades referred to in the document:

For ease of reference I have provided the following Levels of Coverage and Grades as defined in LACoRs 

“Levels of Coverage” are LD1, LD2 & LD3 and “Grades” are A, B C, D & F

So for example to understand what an LD3 – Grade D system is scroll down the Level list and find LD3 and the look at the Grades List and find Grade D.

 

Levels of coverage of automatic fire

detection and warning systems as specified in BS

5839: part 6 (2004)

LD1 coverage: a system installed throughout the

dwelling incorporating detectors in all circulation

spaces that form part of the escape routes from the

dwelling, and in all rooms and areas in which fire

might start.

 

LD2 coverage: a system incorporating detectors in

all circulation spaces that form part of the escape

routes from the dwelling and in all rooms or areas that

present a high fire risk to occupants i.e. risk rooms.

 

LD3 coverage: a system incorporating detectors in

circulation spaces that form part of the escape routes

from the dwelling only.

 

Grades of automatic fire detection and

warning systems as specified in BS 5839: part 6

(2004)

 

Grade A: a fire detection and alarm system that

is designed and installed in accordance with the

recommendations of BS 5839: part 1 (2002), except

clauses relating to alarm audibility, alarm warnings for the

hearing-impaired, standby supplies, manual call points and

radio-linked systems, which are replaced by part 6.

This comprises a system of electrically operated smoke

and/or heat detectors which are linked to a control

panel. The control panel must conform to current BS

5839: part 4 (or equivalent). In general, the system

must incorporate manual call points which should be

located next to final exits, and, in larger multi-storey

properties, on each landing. The alarm signal must

achieve sound levels of not less than 65dB (A) in all

accessible parts of the building and not less than 75dB

(A) at all bed-heads when all doors are shut, to arouse

sleeping persons.

 

Grade B: a fire detection and alarm system including

detectors (other than smoke or heat alarms), alarm

sounders and control and indicating equipment which

either conforms to BS EN 54-2 (power supply to BS EN

54-4) or to a simpler type laid out in annexe C of BS

5839: part 6.

 

Grade C: a system of fire detectors and sounders

(which may be combined in the form of smoke or heat

alarms) connected to a common power supply with

both mains and a standby supply, with an element of

central control – for example a small dedicated fire

control panel.

 

Grade D: a system of one or more mains-powered

smoke (or heat) alarms each with integral battery

standby supply. These are designed to operate in

the event of mains failure and therefore could be

connected to the local lighting circuit rather than an

independent circuit at the dwelling’s main distribution

board. There is no control panel.

 

Grade E: a system of one or more mains-powered

smoke (or heat) alarms with no standby power supply.

This grade of system will not function if mains power

is disconnected or interrupted. It must therefore be

wired to a dedicated circuit at the dwelling’s main

distribution board.

 

Grade F: a system of one or more battery-powered

smoke alarms. These are not recommended in HMOs.

note: in grades D, E, and F, where more than one

alarm is installed they must be interlinked.

 

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About the Author ()

Rob Crawford is the chairman of the Association of Local Landlords (Wessex). Rob is a practicing landlord with a property portfolio that includes small private residential properties and HMO's. Rob is a qualified letting agent and former owner of Kingfisher Lettings & Management. He is now a share holder of the successful online lettings company Lettingsupermarket.com.

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