Under the Regulatory Reform (Fire Safety) Order 2005, landlords must undertake a risk assessment for fire safety in all areas of their property, including individual rooms, shared hallways and corridors, communal areas, stairways, and exits. They must carry out an individual risk assessment for each separate property.
A risk assessment should include five key stages:
- Identify the fire risks (non-compliant furnishings, blocked stairways or faulty electrics).
- Consider who is at risk (the tenants and any potential visitors).
- Implement appropriate control measures (improving escape routes, installing smoke alarms, ensuring people in shared properties can raise the alarm, etc.).
- Record the findings of the risk assessment. This is crucial for evidence of compliance and for future reviews.
- Review and update the risk assessment regularly (when a new tenant moves in or if the building is altered in any way).
After a risk assessment, landlords must ensure all the necessary installations are in place and that they maintain fire safety on an ongoing basis.
More specifically, they should:
- Ensure each property has suitable alarm systems, including heat, carbon monoxide and smoke detectors. There must be an alarm on each floor, which should comply with current British standards, be installed in accordance with the manufacturer’s recommendations and be tested at the beginning of each tenancy.
- Ensure all doors can be easily opened in case of an emergency.
- Carry out regular electrical and gas safety checks.
- Ensure all escape routes are always clear.
- Ensure main front doors are a 30-minute resistant fire door (FD30).
- Ask tenants to report any defects or fire safety hazards immediately.
- Consider introducing a smoking policy, such as one that states tenants should not smoke indoors.
- Ensure any supplied furnishings are fire resistant and meet safety regulations.
- Communicate to tenants about what to do in case of a fire.
A Landlords Guide to Legionella
Anyone who has control of premises, including landlords, must be able to show that they understand and have considered the health risks associated with legionella and legionnaires’ disease. Legionella is a type of pathogenic bacteria that causes a range of pneumonia-like illnesses and legionnaire’s disease is the most serious one. Legionella bacteria commonly live in natural water sources, but only pose a risk of illness when the water enters more favourable conditions. For instance, when the water is between 20 °C and 45 °C and has been recirculated, causing it to become stagnant.
To effectively prevent legionella and legionnaire’s disease in their properties, landlords must undertake a risk assessment for legionella. As with any other form of risk assessment, this involves five key steps:
- Identify the risks (check water temperatures).
- Consider who is at risk (the tenants and their visitors).
- Implement appropriate control measures (keeping water hot, removing impurities, etc).
- Record the findings of the risk assessment.
- Review and update the risk assessment (annually or if changes are made to the water system of the property).
In a property, legionella bacteria may be found in any water system between 20-45 °C. This is why it’s crucial for landlords to ensure that all water systems are correctly operated and maintained, such as hot and cold water tanks, pipework and air conditioning units. The risk can be lowered if the hot water is kept above 45°C, the cold water is kept below 20°C and if water is used regularly to keep it fresh and free of stagnation.
