Means of Escape Surveys
Here you will find examples of the type of works which may be necessary in a two storey and a three storey property.
Example of a Two Storey Property
Example of a Three Storey Property
Two Storey Property
Room Doors
- Self closing (overhead type closers) 30 Minute Fire resistance doors to all habitable rooms kitchen & cupboards abutting / leading onto the route of escape.
Each fire door to be hung on three 100mm mild steel butt hinges, and provided with an approved intumescent strip incorporating a cold smoke seal to the top edge, lock and hinge sides of the door.
(Alternatively the intumescent strip and cold smoke seal may be inserted into the identical position of the door frame/lining).
Fire doors must be well fitting within the frames ( as a guide a gap of 3-4mm thickness of a pound coin) should exist to the top, hinge, and lock- side of the door. The door should be operable in the direction of escape without the use of a key.
Any gaps below the door are less important, as this is a negative pressure area and any air would be drawn to within the room, and therefore does not pose a risk to the route of escape.
Note the bottom gap should not be excessive, but sufficient to clear floor coverings.
Cupboards within the route of escape
- Any built in cupboard within the route of escape (hallway or landing area) must be provided with a fire door equal in fire resistance to that of a habitable room, or emptied of its contents and permanently locked shut. The door to be signed as KEEP LOCKED.
Protect the underside of the loft hatch with ‘FIRE PROTECTIVE BOARDING’ fixed with no.10 sg screws at 230mm centres.
Under-stair Storage / Cupboard Area
- The area of the stair-flight (treads & risers) visible from within the under-stair cupboard needs to be faced over with 12mm plasterboard, or an approved fire-line fire resistant boarding. All board joints must be skrim (Hessian Tape) (taped and skim coated with finish plaster.
- The spandrel (panel at the side of the stair-flight which forms the cupboard area beneath the stair-case are often formed by close-boarded timber sections which must be over boarded with 12mm plasterboard or an approved fire-line fire resistant boarding. All board joints must be skrim (Hessian Tape) (taped and skim coated with finish plaster.
Single Point Smoke / Heat Detection
- Hard wired smoke / heat detectors to be provided to all habitable rooms and
within the route of areas i.e. landings / hallways
Emergency Lighting
- Emergency lighting should be provided within the route of escape stairs,
landings and hallways that do not benefit from a natural lighting provision i.e (a window
to the first floor landing area).
(Note if emergency lighting is required to the upper floor it must be extended to the lower
floor to maintain an equal level of lighting)
Fire Fighting Equipment
- Provide and install a fire blanket within the shared kitchen (adjacent max I metre distance from the cooker)
(Note a fire blanket should also be provided in position to any bed-sitting room that has a cooking facility) - Provide and install General Purpose fire extinguishers minimum rating of 13A to each designated kitchen, or room containing cooking facilities.
Safety of route of Escape
- Ensure that the landings, stairs, and hallways are maintained free of any obstruction, and that any floor-coverings, handrails, & balustrades are secure and do not pose a tripping hazard to the occupants.
Three Storey Property
Room Doors
- Self closing (overhead type closers) 30 Minute Fire resistance doors to all habitable rooms kitchen & cupboards abutting / leading onto the route of escape.
Each fire door to be hung on three 100mm mild steel butt hinges, and provided with an approved intumescent strip incorporating a cold smoke seal to the top edge, lock and hinge sides of the door.
(Alternatively the intumescent strip and cold smoke seal may be inserted into the identical position of the door frame/lining).
Fire doors must be well fitting within the frames ( as a guide a gap of 3-4mm thickness of a pound coin) should exist to the top, hinge, and lock- side of the door. The door should be operable in the direction of escape without the use of a key.
Any gaps below the door are less important, as this is a negative pressure area and any air would be drawn to within the room, and therefore does not pose a risk to the route of escape.
Note the bottom gap should not be excessive, but sufficient to clear floor coverings.
Cupboards within the route of escape
- Any built in cupboard within the route of escape (hallway or landing area) must be provided with a fire door equal in fire resistance to that of a habitable room, or emptied of its contents and permanently locked shut. The door to be signed as KEEP LOCKED.
- Protect the underside of the loft hatch with ‘FIRE PROTECTIVE BOARDING’ fixed with no.10 sg screws at 230mm centres.
Under-stair Storage / Cupboard Area
- The area of the stair-flight (treads & risers) visible from from within the under-stair cupboard needs to be faced over with 12mm plasterboard, or an approved fire-line fire resistant boarding. All board joints must be skrim (Hessian Tape) (taped and skim coated with finish plaster.
- The spandrel (panel at the side of the stair-flight which forms the cupboard area beneath the stair-case are often formed by close-boarded timber sections which must be over boarded with 12mm plasterboard or an approved fire-line fire resistant boarding. All board joints must be skrim (Hessian Tape) (taped and skim coated with finish plaster.
Smoke / Heat Detection / Alarm / Emergency Lighting
- Fire alarm system and emergency lighting units must be installed in position as indicated on an accompanying floor-plan, with a legend.
The electricity supply to the system shall be via a switched fuse connection unit sited within the meter cupboard, adjacent to the existing consumer unit. A fixed sign shall be displayed next to the switch, worded ‘FIRE ALARM: DO NOT SWITCH OFF’ in 10mm plain letters. The control unit to be multi zoned to BS 3116: Part 4, and sited within the main entrance hall and include integral batteries and charger. Smoke and heat detectors shall be sited throughout the building (see plan). Break glass release button call points shall be provided within the staircase enclosure at each floor level and alarm sounders shall be provided within circulation areas and rooms to provide a sound level of 75dBA at bed head. (Note: Due to the installation of Intumescent strips and cold smoke seals to the fire door sets, it will generally be necessary to install sounders within in each bedroom / bed-sitting to achieve the required sound level.
Combined detectors and sounders can be used
Emergency lighting units shall be provided throughout escape routes, installed so as to operate on the failure of the main electricity supply. All surface mounted wiring shall be in mineral insulated copper sheathed cable to BS 6207: Part 1 unless the emergency lighting consists of self-contained battery operated units. Other types of fire resistant cabling may be acceptable, contact supervising officer for approval. On completion the installation shall be fully tested and commissioned. A test shall be carried out in the presence of the ‘SUPERVISING OFFICER’. The installation shall be in accordance with BS 5839 parts 1 and 6, and BS 5266: Part 1: 1988. The installer shall provide certificates to this effect, and details of a maintenance contract to the supervising officer.
Fire Fighting Equipment
- Provide and install a fire blanket within the shared kitchen (adjacent max I metre distance from the cooker).
(Note a fire blanket should also be provided in position to any bed-sitting room that has a cooking facility) - Provide and install a general purpose fire extinguisher minimum rated 13A in position within each shared kitchen, or room containing cooking facilities.
Safety of route of Escape
- Ensure that the landings, stairs, and hallways are maintained free of any obstruction, and that any floor-coverings, handrails, and balustrades are secure and do not pose a tripping hazard to the occupants.
