Fire Safety

Question 1

What is fireproofing?

Answer 1

Fireproofing is the use of fire-resistant materials in a building to prevent structural collapse and allow safe egress of occupants in case of fire.

The fire-resistant ratings of various materials and constructions are established by laboratory tests and usually specified in terms of the time a material or assembly can be expected to withstand exposure to fire.

Question 2

What is compartmentation?

Answer 2

Compartmentation is a type of passive fire protection. It works by dividing your building into fire-resistant compartments, which delay the spread of smoke, flames, and toxic fumes long enough for occupants to evacuate, and emergency service to respond.

Question 3

What does the Building Safety Act 2022, aim to do?

Answer 3

The act sets out safety requirements for landlords of higher-risk buildings, which are defined as buildings that are at least 18 meters tall or have seven or more storeys and two or more residential units.

The act defines the role and accountability of the “Accountable Person”, who is responsible for registering the building with the Building Safety Regulator and regularly logging information about the building.

Deliver protections for qualifying leaseholders from the costs associated with remediating historical building safety defects.

Question 4

What is the new body/regulator created by the Act, to provide effective oversight?

Answer 4

The Building Safety Regulator.

Question 5

What does the Building Safety Regulator do?

Answer 5

The Building Safety Regulator (BSR) is responsible for ensuring the safety of buildings in England:

They regulate higher-risk buildings and raise safety standards of all buildings.

Help professionals in design, construction, and building control, to improve their competence.

Question 6

What is a Fire Risk Assessment?

Answer 6

Is a report to provide an assessment of the risk to life from fire within the surveyed building, and where appropriate, make recommendations to ensure compliance with fire safety legislation.

Question 7

What are the 5 Steps to a Fire Risk Assessment?

Answer 7

1. Identify fire hazards
2. Identify people at risk
3. Evaluate, remove/reduce and protect.
4. Record, plan, inform and instruct.
5. Review

Question 8

What are some typical defects found in buildings when carrying out Fire Risk Assessments?

Answer 8

Fire Doors - Frame, Door Leaf, Closer, Intumescent Strips, Locks, Handles, Glazing, wedged open.

Fire Compartmentation - Incorrect or no firestopping material between partitions and/or around pipe penetrations.

Fire Detections / Sprinklers - Defective or ineffective fire detection system.

Emergency Lights & Running Man Signs - Not working, incorrect placement, not enough lumens.

Obstructions on Escape Route
- Stored/flammable items on communal hallways, Trip hazards.

Question 9

What is the Regulatory Reform (Fire Safety) Order 2005?

Answer 9

Is legislation that was introduced in October 2006 and covers fire safety in non-domestic properties.

Question 10

Who or what is the Building Safety Regulator?

Answer 10

A body required to manage residential high rise buildings over 18m in height.

The building safety regulator can have an input in the design, construction and occupation stages.

Question 11

What is included in the Regulatory Reform (Fire Safety) Order 2005?

Answer 11

The order emphasises risk assessments and fire prevention.

The Order requires that a responsible person (the person having control of the building, or a degree of control) takes reasonable steps to reduce the risk from fire and makes sure people can safely escape if there is a fire. This includes all people that might visit the premises.

Failing can lead to advice, enforcement notice and fines/prosecution.

Question 12

What are the requirements for an emergency escape window?

Answer 12

Windows should have an unobstructed openable area that complies with all of the following.

i. A minimum area of 0.33m2
ii. A minimum height of 450mm and a minimum width of 450mm (the route through the window may be at an angle rather than straight through).
iii. The bottom of the openable area is a maximum of 1100mm above the floor.

Question 13

What is the Fire Safety Act 2021?

Answer 13

Is a law that clarifies the scope of the Regulatory Reform Order 2005.

This was introduced to confirm that the FSO applies to specific elements of buildings that contain more than two seperate residential dwellings.

The elements include the structure, external walls (cladding, balconies & windows), and all doors between flats and common parts.

The Fire Safety Act requires responsible persons to ensure that these elements are included in their fire risk assessments.

Question 14

How may a fire start in a building ?

Answer 14

Cooking Equipment. When a pot or pan overheats or splatters greases, it can take seconds to cause a fire
Heating Equipment
Careless Smoking
Electrical Equipment
Candles
Children Playing with Fire
Inadequate Wiring

Question 15

How are structures protected ?

Answer 15

Encasing structural members
Fire detection
Compartmentalisation

Question 16

What are the methods of safe escape ?

Answer 16

Early protection
Early warning
Protected escape routes
Fire escapes etc

Question 17

What is an A1 material (Fire Safety) ?

Answer 17

A1 products are classified as non-combustible

Question 18

Explain your understanding of the term “travel distance”

Answer 18

The travel distance should be measured from the farthest point in a room to the door leading to a protected stairway or, if there is no protected stairway, to the final exit of the building.

Government guidelines state that, if there is only one escape route, the travel distance should not be more than 18 metres.

Question 19

When is a fire risk assessment a legal requirement?

Answer 19

If your block of flats or business premises normally has over 4 residents at once, then you are legally required for your fire risk assessment to be documented.

Question 20

Explain the difference between passive and active fire safety features and give me an example of each type?

Answer 20

Passive fire protection is a vital component of any fire safety strategy. It is built into the structure of a building to safeguard people’s lives and limit the financial impact of damage to buildings and their contents. An example would me fire resisting construction.

Active fire protection is about detecting, stopping and escaping fire. Examples would be fire alarms and smoke detectors.

Question 21

What is the purpose of the EWS1 form?

Answer 21

The form certifies if the building’s external walls are “safe” or “unsafe”. It’s valid for five years, unless the external walls are significantly changed.

The seller of a property may need to provide an EWS1 form to the buyer and mortgage lender.

Question 22

What is included in a FD30S door set?

Answer 22

A fire door, smoke seal, intumescent strip, door closer, and provides 30 minute fire resistance.

Question 23

What is the title of document B ?

Answer 23

Fire Safety

Question 24

When were latest amendments to Approved Document B released?

Answer 24

2022 - They included the introduction of a new recommendation for more than one common stair to be provided in blocks of flats with a storey 18m or more in height

Question 25

What are the previsions for sprinklers now ?

Answer 25

As stated in Part B - sprinklers are required to blocks of flats and mixed use buildings over 11m.

Question 26

What are do you consider when designing a fire escape route for a building?

Answer 26

Fire doors
Exit signage
Travel distances
Class 0 surfaces
Fire detection system

Question 27

What is the difference between maintained and non-maintained emergency lighting?

Answer 27

Maintained lights are always on, and naturally use more power.
Non-maintained lights only on when mains power fails; require a trickle charge from the mains power to maintain backup battery.

Question 28

What’s the difference between a smoke seal and an intumescent strip?

Answer 28

Intumescent strips swell up when exposed to heat and blocks off the fire itself.

Smoke seals block off the smoke – protecting you from smoke inhalation

Question 29

What ironmongery is required for a FD?

Answer 29

Fire door closer
CE marked hinges and handle levers
Mortice lock
Panic and emergency exit devices
Fire resistant letterbox and spy hole.

Question 30

What is an inner room?

Answer 30

An inner room is a room that can only be accessed by passing through another room, known as the access room. Inner rooms are a safety concern because a fire in the access room can make it difficult to escape.

Question 31

When are inner rooms acceptable?

Answer 31

Inner rooms are common in open plan arrangements, such as a bedroom accessed through a living room. They can be acceptable in certain circumstances, such as:

The inner room is a kitchen, laundry room, utility room, dressing room, bathroom, shower room, or WC

The inner room is on the ground floor or no more that 4.5m above ground, and has an emergency egress window that complies with Building Regulations

Question 32

What extra precautions might you take with regards to an inner room?

Answer 32

To reduce the risk to people in an inner room, the access room should:

Contain limited combustibles and ignition sources

Have a smoke detector that can warn people in the inner room of a fire

Question 33

How do you ensure fire safety in your specifications?

Answer 33

When I prepare specifications, I will refer to the approved document to ensure that I meet the requirements for compartmentation and means of escape as well as methods to put the fire out and early detection.

My designs are then submitted to the BC where a plan check is carried out to ensure that the designs comply with the standards.

Where the design falls short of the building regulations, adjustments are made based on the comments provided.

Question 34

What are some of the requirements of Part B?

Answer 34

All escape routes should have a minimum of 2m head room.

Fire escape routes to have 30m fire protection.

All habitable rooms should open onto the hall leading to a final exit OR have an emergency escape window/door.

Dwellings with a storey more than 4.5m above ground level must have a protected stairway.

An inner room should have sufficient fire detection.

Question 35

What do you know about the Building Safety Act 2022?

Answer 35

The BSA 2022 is part of the building safety legislation that was introduced in the wake of the 2017 Grenfell Tower disaster.

It applies to buildings that are considered “higher-risk buildings” (over 18m or 7 stories).

An accountable person is responsible for fire and structural safety within the building. The golden thread is a crucial tool for ensuring the safety of high-risk buildings.

Question 36

What is a fire strategy?

Answer 36

A fire strategy plan is a document that is unique for every building, outlining the measures that a building has in place to prevent fires, and how they will respond in case of a fire emergency.

Question 37

When is 60 minute fire protection required?

Answer 37

To floors, ceilings, and walls in buildings with four or more stories.

Where occupants may have difficulty evacuating quickly, such as stairwells, lift shafts, and corridors.

In rooms that contain flammable materials or equipment, such as server rooms or boiler rooms.

Flats above commercial premises.

In larger commercial buildings, where the risk of fire is higher.

Question 38

What is a cavity barrier?

Answer 38

A cavity barrier is a passive fire protection system that prevents the spread of smoke and flames through concealed spaces in a building. They are installed in wall cavities, floor voids, and roof voids to seal gaps and restrict the movement of fire.

Question 39

What are cavity barriers made of?

Answer 39

Cavity barriers are made from materials that expand when exposed to high temperatures, such as mineral fiber or intumescent materials. They can come in a variety of forms, including: intumescent strips, fire-resistant boards, and expanding foam seals.

Question 40

Why are cavity barriers important?

Answer 40

Cavity barriers are important because concealed spaces in a building can act as a chimney, allowing fire to spread quickly from one compartment to another.

Question 41

what is a stay put fire strategy?

Answer 41

The “stay put” strategy is commonly used in purpose-built blocks of flats and maisonettes. It is based on the idea that the building’s construction and compartmentation can keep residents safe from fires in other parts of the building.

Question 42

When would a stay put strategy not be appropriate?

Answer 42

While the “stay put” strategy can be safe, it is important to be aware of the circumstances in which it may not be the best option. For example, if a building is not well designed or maintained, or if there are many occupants who are unfamiliar with the building, a different strategy may be more appropriate.

Question 43

What is the opposite of a stay put strategy?

Answer 43

The opposite of a stay put strategy is an evacuation strategy.

It’s important to have a plan in case of an emergency. Fire Risk Assessments are the foundation of a building’s fire strategy, so it’s important to keep them up to date.

Question 44

Please explain your understanding of the recent updates to RICS Professional Indemnity Insurance Cover around Fire Safety?

Answer 44

In 2021, the RICS recently agreed with insurers that fire safety exclusions could be used however these would not apply to work on properties with four or fewer storeys above ground level.

Insurers agree to this, if they wish to participate in the RICS Insurance Market.

EWS1 forms are still excluded.

Question 45

After sustaining fire damage you discover that cracks have appeared in the brickwork, what could this be?

Answer 45

The bricks have heated causing them to expand and then contracted when they have cooled. This movement could cause cracking.

Question 46

How can fires be contained by the structure or layout of a building?

Answer 46

Compartmentation
Fire resisting construction
Cavity barriers
Fire door sets

Question 47

What systems are available to protect buildings and occupiers?

Answer 47

Fire and smoke detection.
Fire Sprinkler systems.
AOV’s

Question 48

Why were the fire safety regulations 2022 introduced?

Answer 48

The regulations were introduced to implement recommendations from the Grenfell Tower Inquiry, and impose additional duties on landlords and property managers..

Question 49

Under the Fire Safety Regulations 2022, when a building reaches 11m what must the responsible person do?

Answer 49

Conduct inspections of the fire doors as follows:

Flat entrance doors = every 12 months

Communal fire doors = every 3 months

Question 50

Under the Fire Safety Regulations 2022, no matter the height of the building, what must the responsible person do?

Answer 50

Provide residents with fire safety instructions and information regarding the importance and proper use of fire doors.

Question 51

Under the Fire Safety Regulations 2022, when a building reaches 18m what must the responsible person do?

Answer 51

They must provide the local fire and rescure service with detailed information about the buildinh, including floor plans, materials, location of fire fighting equipment and the information box.