22nd January 2015

88 Onslow Gardens
FIRE RISK ASSESSMENT
FOR THE COMMON PARTS OF SMALL
RESIDENTIAL BUILDINGS

Completed for Knight Frank LLP on behalf of

Wellcome Trust
 88 Onslow Gardens

22nd January 2015

88 Onslow Gardens
FIRE RISK ASSESSMENT
FOR THE COMMON PARTS OF SMALL
RESIDENTIAL BUILDINGS

Completed for Knight Frank LLP on behalf of

Wellcome Trust
FIRE RISK ASSESSMENT MSF 030 Rev 7
FOR THE COMMON PARTS OF SMALL RESIDENTIAL BUILDINGS
 88 Onslow Gardens

Fire Risk Assessment Report

nd
Date of Assessment 22 January 2015
Recommended date of review January 2016*
Name of Assessor Thomas Bradford BEng (Hons)
Building 88 Onslow Gardens
Address 88 Onslow Gardens, London, SW3

* The periodic review is subject to the risk remaining the same as that encountered at the time of this assessment, if
the risk changes then a review may be required earlier than the date given above.

Applicable Fire Safety Legislation:

The Regulatory Reform (Fire Safety) Order 2005 (RRO)

FIRE RISK ASSESSMENT MSF 030 Rev 7

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 88 Onslow Gardens

Contents
Building Description and Use 1
Access to Dwellings 2
Risk Assessment Ratings 3
Findings of the Fire Risk Assessment 4
Action Plan 4
People at Risk 6
Fire Hazard Identification and Control 7
Building Design and Compartmentation 8
Flat Entrance Doors 10
Flat Entrance Door Schedule 12
Means of Escape 15
Lighting/Emergency Lighting 16
Fire Detection and Alarm 17
Fire-Fighting Equipment 18
Records of Servicing & Maintenance 19
Risk Level Estimator 20
Advisory Note 22
Document Control 23

Appendices 24
A. Photographs 24
B. Types of Fire Risk Assessment within Residential Accommodation 26
C. Legislation 27
D. Disclaimer 28
E. Quality Assurance 29
F. Warrington Certification - FRACS 30
G. References 31
H. Company Information 33

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 88 Onslow Gardens

Building Description and Use

Building Description
Fire Risk Assessment Type Type 1 Communal areas inspected only.
Responsible Person Knight Frank LLP
Organisational Policy Knight Frank LLP has arrangements for managing
fire safety within its Health and Safety Policy
(Document D2). The organisation outlines its
commitment to compliance with relevant fire safety
legislation and life safety arrangements.
Type of premises Residential flats Conversion.
Age of Building Estimated as 1800s.
State parts of building assessed detail areas not Communal areas consisting of staircase and
assessed/visited and reason(s) landings over four floor levels.
A main electrical intake cupboard is located at
ground floor level within the stair.
Two cupboards under the stair were accessed.
No access was available to any roof or loft void.
Number of dwellings accessed from communal areas 5
Number of floors ground and above 4
Number of floors below ground 1 (External lower ground light well only)
Number of escape routes / final exits / stairs Single staircase with exit at ground floor level.
Evacuation Strategy Simultaneous
Description of layout Single staircase residential building. This premise
is believed to have been converted into self-
contained flats from a house.
The communal stair serves ground and three
upper floor levels. The stair does not serve the
lower ground floor level. The lower ground floor
level consists of an external light well. An external
door to flat 1 is accessed at lower ground floor
level.
One flat is accessed at ground, first and second
floor levels directly within the staircase. Two flats
are accessed at third floor level within the stair.
The electrical meter cupboard is located at ground
floor level.

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Access to Dwellings
Access to Dwellings
As part of this Type 1 fire risk assessment, access was gained to a sample of dwellings to assess the
suitability of entrance doors.
The following dwellings were accessed: 2, 4 and 5.

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Risk Assessment Ratings

ACTIONS / RECOMMENDATIONS
Definition of priorities (where applicable):
Urgent High Immediate actions required or if it is not feasibly practical to
immediately resolve the issue, it is strongly recommended that a
written program be put in place for resolving the issue and
remedial measures put in place to control risk in the meantime.
Considerable resources should be provided to resolve this.
Strongly recommended Medium It is essential that efforts are made to reduce the risk in the
short/medium term. Risk reduction measures, which should take
cost into account, should be implemented within a defined time
period.
Recommended Low Action required in the longer term, some resources allocated and
a program put in place
The above table relates to the risk to allow the responsible person a guide to determine which risks should
be addressed first and the best allocation of resources. Regardless of the severity of the rating, easy
actions to resolve, (i.e. closing propped open fire doors), should be done as soon as practically possible.
More difficult actions to resolve that may result in alteration to building fabric etc, should be programed in
depending on their severity and difficulty to resolve. The amount of resources allocated to an action is
dependent on risk.
The responsible persons may decide that the consequence, resources required and the practicality of
resolving the risk, may be too high compared to their perception of the risk. These observations should be
recorded. It is obviously strongly recommended that the higher risk recommendations are resolved and not
just justified.

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Findings of the Fire Risk Assessment

Action Plan
The following action plan is in respect of landlord areas / common areas, for compliance with the Regulatory Reform (Fire Safety) Order 2005. It is
considered that the following actions should be implemented in order to reduce fire risk, or maintain it at a tolerable level:
Recommendation Priority Photo
2.1 It is recommended that the electrical intake cupboard is enclosed within fire High
resisting construction achieving 30 minutes fire resistance. The cupboard is
currently open to the stair at the side. This side of the electrical intake cupboard
should be provided with fire resisting construction.

4.2 Rising butt hinges installed to the entrance doors to flats 2 and 5 should be Medium See door schedule.
replaced with a positive action self-closing device.
4.2 The entrance door to flat 4 should be installed with a positive action self-closing High See door schedule.
device to ensure that the door adequately self-closes.
4.2 Flat entrance doors should be installed with positive action self-closing devices Medium See door schedule.
to ensure that doors adequately self-close. It should be ensured that the
entrance doors to flats 1 and 3 are adequately self-closing.
4.3 It is recommended that the entrance doors to flats 2, 4 and 5 are upgraded with Medium See door schedule.
intumescent strips and cold smoke seals.

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 88 Onslow Gardens

Recommendation Priority Photo

7.1 The fire alarm system should conform to a minimum standard of Grade A High
Category LD2 coverage, as recommended in LACORs fire safety guidance.
Heat detection should be installed within the entrance hallways to each flat and
detectors interlinked with the communal fire alarm system.
8.1 The premises being a residential block of flats negates the requirement to Low
provide extinguishers. It is recommended that fire extinguishers are removed
from the communal staircase.

Note: The significant findings are considered to be the whole of this fire risk assessment, including all commentary made in the respective sections of the
document. Those items that have been identified as requiring remedial action in order to reduce the risk to life or serious injury to as low as reasonably
practicable, within and around the building, will be listed in the action plan above.

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People at Risk
People at Risk Observations and findings Recommendation / Action Priority
1.1 Are staff employed in or around the Yes - Housekeepers.
premises?
1.2 Are staff working in the communal areas Yes - It was indicated that the
provided with basic fire safety awareness housekeeper is provided with
training? instruction of the evacuation
procedures.
1.3 Additional comments

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Fire Hazard Identification and Control
Fire Hazard Identification and Control
2.1 Are electrical intakes/meter units within the
common areas enclosed in construction
likely to afford a nominal period of fire
resistance?
2.2 Are doors to any cupboards within the
communal areas kept locked shut?
2.3 Detail refuse storage arrangements:
2.4 Are common areas free from any other
potential ignition sources?
2.5 Are adequate control measures on place to
prevent arson?
2.6 Additional comments
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88 Onslow Gardens
Observations and findings Recommendation / Action Priority
No A main electrical intake It is recommended that the electrical intake cupboard High
cupboard is located at ground is enclosed within fire resisting construction
floor level within the staircase at achieving 30 minutes fire resistance. The cupboard
high level. The cupboard is open is currently open to the stair at the side. This side of
to the stair at the side. the electrical intake cupboard should be provided
with fire resisting construction.
Yes
Refuse is stored externally from
the communal staircase.
Yes
Yes The main entrance doors
to the communal areas are
provided with access controls.
7

Building Design and Compartmentation
Building Design and Compartmentation
3.1 Is the building a purpose built residential
building? If yes, it is assumed that
compartmentation was at an adequate
standard at the time of construction.
3.2 If the building is not purpose built, is it a
conversion that is believed to have been
converted in accordance with Building
Regulations?
3.3 Do the elements of construction between
flats and the common areas i.e. walls,
floors, landings, stairwells and ceilings
appear from a visual inspection to be in
good condition?
3.4 Are there reasonable limitations of linings
that may promote fire spread?
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88 Onslow Gardens
Observations and findings Recommendation / Action Priority
No The premises is believed to
be a conversion. It was once a
house that has since been
converted into self-contained
flats.
Not known It is not known if See 7.1 for recommendations.
construction is adequate to allow
for a stay put evacuation
strategy, therefore a communal
alarm system is necessary to
facilitate a simultaneous
evacuation strategy. A
communal fire alarm and smoke
detection system is installed.
Not known A destructive
survey of the common parts was
not undertaken as this is not
required to satisfy a Type 1 FRA.
Construction throughout the
staircase appeared to be
plasterboard and brickwork.
Construction was deemed by the
assessor to be adequately fire
resisting.
Yes Walls in the communal
areas appear to achieve Class 0
surface spread of flame rating,
consisting of a single layer of
wallpaper over plastered
brickwork and plasterboard.
8
 88 Onslow Gardens

Building Design and Compartmentation Observations and findings Recommendation / Action Priority
3.5 Additional compartmentation comments

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Flat Entrance Doors
Flat Entrance Doors
4.1 Do flat entrance doors appear to offer a
nominal period of fire resistance?
4.2 Are the flat entrance doors adequately self-
closing?
4.3 Are flat entrance door sets fitted with
suitably sized door stops or intumescent
strips and cold smoke seals?
FIRE RISK ASSESSMENT
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Observations and findings
Yes - The entrance doors to all
flats are considered to be
notional FD30 doors.
No The entrance door to flat 4
was found to not be self-closing.
The entrance doors to flats 2 and
5 are installed with rising butt
hinges. Rising butt hinges
become ineffective over time.
No access was gained to any
other flat entrance doors.
No 20-25mm door stops are
provided to the entrance doors to
flats 1 and 3.
The entrance doors to flats 2, 4
and 5 are provided with
inadequately sized door stops.
88 Onslow Gardens
Recommendation / Action Priority
Rising butt hinges installed to the entrance doors to Medium
flats 2 and 5 should be replaced with a positive
action self-closing device.
The entrance door to flat 4 should be installed with a High
positive action self-closing device to ensure that the
door adequately self-closes.
Medium
Flat entrance doors should be installed with positive
action self-closing devices to ensure that doors
adequately self-close. It should be ensured that the
entrance doors to flats 1 and 3 are adequately self-
closing.
It is recommended that the entrance doors to flats 2, Medium
4 and 5 are upgraded with intumescent strips and
cold smoke seals.
10
 88 Onslow Gardens

Flat Entrance Doors Observations and findings Recommendation / Action Priority

4.4 Additional comments At the time of the assessment
letter boxes were identified in
some of the flat entrance doors
within the block. These
letterboxes did not have an
intumescent liner which would be
required in new buildings built in
accordance with Approved
Document B. The assessor is of
the opinion that where this
particular hazard is identified, it
would be deemed tolerable with
no additional existing controls if
the following criteria are met:
1. letterboxes are located in
landscape orientation
presentation
2. letterboxes are located in the
neutral plane of the door
3. letterboxes are covered with a
standard metal (steel or brass)
letterbox flap at both the front
and rear of the letterbox
This above guidance applies to
letterboxes only and cannot be
modified to include other
apertures holes located in doors
such as cat flaps.

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Flat Entrance Door Schedule
Flat No. Fire resistance
1 Notional FD30
2 Notional FD30
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Self-closing
Not known No access.
Rising butt hinges installed.
88 Onslow Gardens
Strips & Seals or 25mm
stops Photograph
25mm door stops.
12mm door stops. The size
of the stops is considered to
be inadequate to restrict
smoke spread. Recommend
installing strips and seals.
12

Flat No. Fire resistance
3 Notional FD30
4 Not known Panelled door.
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88 Onslow Gardens
Strips & Seals or 25mm
Self-closing stops Photograph
Not known No access. 20mm door stops.
No self-closing device 10mm door stops. The size
installed. of the stops is considered to
be inadequate to restrict
smoke spread. Recommend
installing strips and seals.
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 88 Onslow Gardens

Strips & Seals or 25mm

Flat No. Fire resistance Self-closing stops Photograph
5 Notional FD30 Rising butt hinges installed. 10mm door stops. The size
of the stops is considered to
be inadequate to restrict
smoke spread. Recommend
installing strips and seals.

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Means of Escape
Means of Escape
5.1 Are travel distances acceptable?
Provide details
5.2 Detail storage arrangements within the
communal area, i.e. is there a Managed or
Zero Tolerance policy on storage within
communal areas?
5.3 Are escape routes free from storage of
combustible items or obstructions?
5.4 Are escape routes free from storage of
flammable liquids or gasses?
5.5 Are the floor surfaces on escape routes free
from tripping or slipping hazards?
5.6 Is a suitable means of ventilating the
common areas provided?
5.7 Has information been provided to residents
regarding the buildings evacuation
strategy?
5.8 Additional means of escape comments
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88 Onslow Gardens
Observations and findings Recommendation / Action Priority
Yes Flats open directly onto
the main staircase.
Knight Frank implements a
managed policy on storage in
the communal areas.
Yes Communal areas were
free from storage at the time of
assessment.
Yes
Yes
Yes Means of ventilating the
communal area is via the main
entrance door and openable
2
windows (0.5m ) at first and
second floor levels. Manual
means of ventilation in this type
of premises is not provided for
life safety purposes. It is purely
for fire service use.
Yes Fire action notices are
displayed throughout the
communal areas detailing the
simultaneous evacuation
strategy.
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Lighting/Emergency Lighting
Lighting / Emergency Lighting
6.1 Are the common areas/escape routes
adequately lit by artificial lighting?
6.2 Is the artificial lighting provided in the
common areas in working order?
6.3 Are the common areas provided with
emergency escape lighting?
6.4 If no, is borrowed light available?
6.5 Additional comments
Observations and findings Recommendation / Action Priority
Yes Artificial lighting is
provided within the communal
areas.
Yes
Yes - Emergency escape lighting
is installed throughout the
communal areas.
N/A

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Fire Detection and Alarm

Fire Detection and Alarm
7.1 Are the fire warning arrangements in
common areas adequate?
7.2 Additional comments
Observations and findings Recommendation / Action Priority
No A communal fire alarm and The fire alarm system should conform to a minimum High
smoke detection system is standard of Grade A Category LD2 coverage, as
installed, however it does not recommended in LACORs fire safety guidance. Heat
extend into flats, therefore is not detection should be installed within the entrance
to a Category LD2 standard, in hallways to each flat and detectors interlinked with
accordance with BS5839 Pt6, as the communal fire alarm system.
recommended in LACORs fire
safety guidance.
Smoke detectors are installed,
one at each floor level within the
stair. Manual call points are
installed, one at each floor level
and adjacent to each final exit. A
fire alarm control panel is located
at the entrance.

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Fire-Fighting Equipment
Fire-Fighting Equipment
8.1 Reasonable provision of portable fire
extinguishers suitable for the purpose?
(Reference BS5306).
8.2 Is there any other fixed installation? e.g.
dry rising mains, ventilation systems etc.
8.3 Additional comments / issues
FIRE RISK ASSESSMENT
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88 Onslow Gardens
Observations and findings Recommendation / Action Priority
N/A - Fire extinguishers are The premises being a residential block of Low
provided within the communal flats negates the requirement to provide
areas. Fire extinguishers can extinguishers. It is recommended that fire
delay the call to the fire brigade extinguishers are removed from the
and in untrained hands can be communal staircase.
dangerous. Communal areas are
managed as sterile areas; free
from combustibles. Therefore fire
extinguishers are not considered
appropriate within the communal
areas of residential premises.
None
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Records of Servicing & Maintenance

Recommendation /
Records of Servicing & Maintenance Observations and findings Action Priority
9.1 Has an electrical safety certificate been seen for fixed wiring 5 yearly electrical fixed wiring
within the common areas? Typically 5 yearly. inspections are carried out.
9.2 If a communal fire alarm system is installed; is it tested weekly? Metro test the fire alarm
monthly. This is considered to
be adequate.
9.3 If a communal fire alarm system is installed; is it maintained? Metro service the fire alarm
system.
9.4 Details of emergency lighting inspection / testing (if applicable) Metro undertake monthly and
annual emergency lighting
testing.
9.5 Is any portable firefighting equipment checked and maintained? N/A
9.6 Is any fixed firefighting equipment checked and maintained? N/A
9.7 Is any automatic suppression system checked and maintained / N/A
serviced / tested?
9.8 Are any smoke control / venting facilities checked and N/A
maintained?
9.9 Are any external fire escapes inspected and maintained to N/A
ensure that they remain safe and suitable to use?
9.10 Are portable appliances PAT tested are records / labels N/A
present?
8.11 Is any lightning protection system checked and maintained? N/A

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Risk Level Estimator

The following simple risk level estimator is based on a more general health and safety risk level estimator of
the type contained in PAS 79:
Potential
consequences of fire Slight Harm Moderate Harm Extreme Harm

Likelihood of Fire

Low Trivial risk Tolerable risk Moderate risk
Medium Tolerable risk Moderate risk Substantial risk
High Moderate risk Substantial risk Intolerable risk

Taking into account the fire prevention measures observed at the time of this risk assessment, it is considered
that the hazard from fire (likelihood of fire) at these premises is:

Low Medium High

In this context, a definition of the above terms is as follows:

Low: Unusually low likelihood of fire as a result of negligible potential sources of ignition.
Medium: Normal fire hazards (e.g. potential ignition sources) for this type of occupancy, with fire
hazards generally subject to appropriate controls (other than minor shortcomings).
High: Lack of adequate controls applied to one or more significant fire hazards, such as to
result in significant increase in likelihood of fire.

Taking into account the nature of the building and the occupants, as well as the fire protection and procedural
arrangements observed at the time of this fire risk assessment, it is considered that the consequences for life
safety in the event of fire would be:

Slight harm Moderate harm Extreme harm

In this context, a definition of the above terms is as follows:

Slight harm: Outbreak of fire unlikely to result in serious injury or death of any occupant (other than
an occupant sleeping in a room in which a fire occurs).
Moderate harm: Outbreak of fire could foresee-ably result in injury (including serious injury) of one or
more occupants, but it is unlikely to involve multiple fatalities.
Extreme harm: Significant potential for serious injury or death of one or more occupants.

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Accordingly, it is considered that the risk to life from fire at these premises is:

Trivial Tolerable Moderate Substantial Intolerable

Comments:

A suitable risk-based control plan should involve effort and urgency that is proportional to risk. The following
risk-based control plan is based on one advocated by BS 8800 for general health and safety risks:

Risk level Action and timescale

Trivial No action is required and no detailed records need be kept.
Tolerable No major additional controls required. However, there might be a need for reasonably
practicable improvements that involve minor or limited cost.
Moderate It is essential that efforts are made to reduce the risk. Risk reduction measures, which
should take cost into account, should be implemented within a defined time period.
Where moderate risk is associated with consequences that constitute extreme harm,
further assessment might be required to establish more precisely the likelihood of
harm as a basis for determining the priority for improved control measures.
Substantial Considerable resources might have to be allocated to reduce the risk. If the building is
unoccupied, it should not be occupied until the risk has been reduced. If the building is
occupied, urgent action should be taken.
Intolerable Building (or relevant area) should not be occupied until the risk is reduced.

(Note that, although the purpose of this section is to place the fire risk in context, the above approach
to fire risk assessment is subjective and for guidance only. All hazards and deficiencies identified in
this report should be addressed by implementing all recommendations contained in the following
action plan. The fire risk assessment should be reviewed regularly.)

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Advisory Note
Early warning of fire occurrence within dwellings.
Whilst this fire risk assessment has been undertaken in order to satisfy the requirements of the Regulatory
Reform (Fire Safety) Order 2005 and thus applies only to the common parts it is prudent to acknowledge that
Knight Frank LLP must also comply with the provisions of the Housing Act 2004 which does apply to the
internal parts of residential accommodation.
UK fire statistics suggest that the vast majority of casualties and fatalities that occur in residential buildings
occur within the dwellings themselves and that although fires may occur in the common parts of the building
the materials and construction used there should prevent the fabric from being involved beyond the immediate
vicinity (although in some cases communal facilities exist which require additional measures to be taken). It is
widely accepted that provision of a fire detection and alarm system within a dwelling is the most cost effective
precaution one can take in order to improve the level of life safety provision within a residential building.
On this basis it is worth acknowledging that the national guidance contained in documents such as Approved
Document B Volume 2 Buildings other than dwelling houses, and the HM Government Fire Safety Risk
Assessment Guide applicable to sleeping accommodation would recommend a Category LD3 Grade D fire
detection and alarm system designed and installed within dwellings in accordance with BS 5839-6:2004 Code
of practice for the design, installation and maintenance of fire detection and fire alarm systems in dwellings.

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Document Control
BEng (Hons) Fire
Author Thomas Bradford Qualifications Engineering
th
Signed Date 30 January 2015

Verifier Tom Gilbert Qualifications CFPA (Europe) Dip

MIFSM
th
Signed Date 30 January 2015

Document Knight Frank Type 1

Version Rev1

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Appendices
A. Photographs
The following photographs accompany the fire risk assessment. These photographs are deemed to add value
to the fire risk assessment report:

Fire action notice. This is the

standard Knight Frank information
provided to residents. It details
correct procedures to take in the
event of a fire. The procedures
documented support a simultaneous
evacuation strategy. Additional
information is also provided on the
notices to assist residents protect
their home.

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The photograph shows a clear

entrance hallway.

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B. Types of Fire Risk Assessment within

Residential Accommodation
Type 1 Common parts only (non-destructive)
A Type 1 fire risk assessment is the basic fire risk assessment required for the purpose of satisfying the FSO.
The inspection of the building is non-destructive. But, as well as considering the arrangements for means of
escape and so forth, the fire risk assessment includes examination of at least a sample of flat entrance doors.
It also considers, so far as reasonably practicable, the separating construction between the flats and the
common parts without any opening up of construction. However, in this Type of fire risk assessment, entry to
flats beyond the area of the flat entrance door, is not involved.
If there are demountable false ceilings in the common parts, it may be appropriate to lift a sample of readily
accessible false ceiling tiles. In addition, it will normally be appropriate to open a sample of service risers,
provided access is practicable at the time of inspection.
Unless there is reason to expect serious deficiencies in structural fire protection such as inadequate
compartmentation, or poor fire stopping a Type 1 inspection will normally be sufficient for most blocks of
purpose-built flats. Where doubt exists in relation to these matters, the action plan of a Type 1 fire risk
assessment may recommend that one of the other types of fire risk assessment be carried out or that further
investigation be carried out by specialists. (However, this should not be a generic recommendation of all Type
1 fire risk assessments; the recommendation should be based on identification of issues that justify reason for
doubt.)

Type 3 Common parts and flats (non-destructive)

A Type 3 fire risk assessment includes the work involved in a Type 1 fire risk assessment, but goes beyond
the scope of the FSO (though not the scope of the Housing Act).
This risk assessment considers the arrangements for means of escape and fire detection (ie smoke alarms)
within at least a sample of the flats. Within the flats, the inspection is non-destructive, but the fire resistance of
doors to rooms is considered.
Measures to prevent fire are not considered unless (eg in the case of maintenance of the electrical and
heating installations) the measures are within the control of, for example, the landlord.
A Type 3 fire risk assessment may sometimes be appropriate for rented flats if there is reason to suspect
serious risk to residents in the event of a fire in their flats. (This might be, for example, because of the age of
the block or reason for suspicion of widespread, unauthorised material alterations). This type of fire risk
assessment will not be possible in the case of long leasehold flats, as there is normally no right of access for
freeholders.

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C. Legislation
Regulatory Reform (Fire Safety) Order 2005 (the 'Fire Safety Order')
This fire risk assessment has been carried out on your behalf, being the Responsible Person, as defined in
Article 3 of the Regulatory Reform (Fire Safety) Order 2005 (e.g. as an employer), and/or being the person
having control, to any extent, of the premises (as occupier or otherwise). It is intended to assist you in
compliance with Article 9 of the Fire Safety Order, which requires that a risk assessment be carried out.
It is important that you study this fire risk assessment and understand its contents. The fire risk assessment
includes an Action Plan, which sets out the measures it is considered necessary for you to take to satisfy the
requirements of the Fire Safety Order and to protect relevant persons (as defined in the Order) from fire.
Relevant persons are primarily everyone who is, or may be, lawfully in the building, but include certain
persons in the vicinity of the building. It is particularly important that you study the Action Plan. If any
recommendation in the Action Plan is unclear you should request further advice.
The Fire Safety Order requires that you give effect to arrangements for the effective planning, organization,
control, monitoring and review of the preventive and protective measures. These are the measures that have
been identified in consequence of a risk assessment as the general fire precautions you need to take to
comply with the Fire Safety Order.
You must record the above arrangements if:
(a) You employ five or more employees in your undertaking (regardless of where they are employed);
(b) A licence or registration under other legislation is in force; or
(c) An alterations notice is in force requiring a record to be kept.
This fire risk assessment is not the record of the fire safety arrangements to which the Fire Safety Order
refers, although much of the information contained in this fire risk assessment will coincide with the
information in that record. You should, however, ensure that there is a record of the fire safety arrangements;
adequate to comply with Article 11(2) of the Fire Safety Order, and that it is kept up to date. Consideration will
have been given, in carrying out this fire risk assessment, to the records that exist in this respect.
The Fire Safety Order also requires that you appoint one or more competent persons to assist you in
undertaking the general fire precautions described above. Where there is a competent person in your
employment, you must, under Article 18(8) of the Fire Safety Order, appoint that person in preference to a
competent person not in your employment.
This fire risk assessment has considered dangerous substances that are used or stored in your premises, only
to the extent necessary to determine the adequacy of the general fire precautions (as defined in Article 4 of
the Fire Safety Order) and to advise you accordingly. If dangerous substances are used or stored in your
premises, you should ensure that a risk assessment of the relevant work activities has been carried out to
enable you to comply with the Dangerous Substances and Explosive Atmospheres Regulations 2002. This
fire risk assessment does not consider special, technical or organizational measures that are required to be
taken or observed in connection with the use or storage of any dangerous substance.
More generally, this fire risk assessment forms only a foundation for management of fire safety in your
premises and compliance with the Fire Safety Order. It is strongly recommended that you obtain a copy of the
Fire Safety Order if you do not already have ready access to a copy. It may be obtained from the Stationery
Office, but can be freely downloaded from the Internet at:www.opsi.gov.uk/si/si2005/20051541.htm

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D. Disclaimer
It should be noted that The Regulatory Reform (Fire Safety) Order 2005 provides for a minimum fire safety
standard and this assessment seeks to advice on compliance with this statutory requirement.
The observations and recommendations are only pertinent to the conditions at the time of the Assessment.
Regular inspections and review risk assessments are required to ensure standards are maintained.
BB7 was instructed to undertake a fire safety risk assessment of the premises stated in this report and relates
only to those areas visited at the time of the site visit.
Legal Notice: This report was prepared by BB7 Fire Safety Limited under instructions from Knight Frank LLP
acting as managing agent. This report is only for the use of the intended recipients as detailed within this
report and neither BB7 Fire Safety Limited nor any of their directors, officers, employees, agents or other
person acting on their behalf:
a) makes any warranty, express or implied;
b) assumes any liability;
With respect to the use of the information or methods contained in this report to any other person or party. The
report and the information or methods contained therein may only be used for purposes in connection with this
project.
This assessment has been carried out to satisfy the requirements of the Regulatory Reform (Fire Safety)
Order 2005 in respect of the common areas only of the above mentioned premises.
In order to carry out this fire risk assessment the Assessors have used their professional expertise and
judgement and guidance contained in publicly available specification (PAS 79: 2012) and fire safety risk
assessment guides issued by H.M Government. The recommendations made represent our assessment of
the minimum fire safety standards considered necessary for the common areas to ensure the safety of both
the residents and visitors to the premises. It should be borne in mind however that an assessment is open to
individual interpretation and as such an officer of the local fire authority may express a different view on
certain aspects.
Information for the completion of this assessment was obtained by a physical non-intrusive inspection of the
common parts of the premises, which included only the visual inspection of flat entrance doors from the
common area. No inspection within individual flats was carried out and as such the degree of fire resistance
between flats and flats and the common areas has not been included within this assessment.
Changes generally introduced in the workplace may have an effect on potential fire risk and associated
precautions e.g. changes to the premises layout, work processes, furniture, plant, machinery, or the number of
people likely to be present in the workplace, including those persons with a temporary or permanent disability.
Any of these could lead to a new hazard or increased risk and as such will require this assessment to also be
reviewed and/or a new assessment to be undertaken.

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E. Quality Assurance
BB7 operates an internal peer review process and are Certified Fire Risk Assessors as Certified under the
Fire Risk Assessment Certification Scheme (FRACS). We also subscribe to the FIA code of practice to
safeguard the interests of the Responsible Person as defined in the Regulatory Reform Fire Safety Order.
The Code of Practice, signed by BB7s Managing Director, is as follows:
FIA members, who provide Fire Risk Assessment, subscribe to a code of practice to safeguard the interests of
those with duties and responsibilities under UK fire safety legislation in relation to fire risk assessments carried
out on their behalf by FIA members and agree;-
To comply with the FIA Articles of Association and Leadership Statement with the exception that the
Quality Assurance and Environmental requirements are still under review and have yet to be
agreed.
To be properly insured. This would include Professional Indemnity & Public Liability insurance
appropriate to the nature of work and level of risk.
To provide Fire Risk Assessments which are fit for purpose.
To employ Fire Risk Assessors who are competent *. Competence includes recognition of the Fire
Risk Assessors own limitations and a willingness to supplement their knowledge and experience,
where necessary.
To identify the appropriate preventive and protective measures without promoting unnecessary
products and services.
To comply with the FIAs complaints procedure and to participate in the independent Dispute
Resolution Scheme.
* Competence is defined as A person with enough training and experience or knowledge and other qualities
to enable them properly to undertake Fire Risk Assessments. The FIA recognise that this is an area of
definition that needs to be further defined and may include fire risk assessors furthering their professional and
academic qualifications.

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F. Warrington Certification - FRACS

It is the responsibility of a designated 'responsible person or duty holder' to ensure that a fire risk assessment
has been completed and that it is suitable and sufficient for the purpose of protecting the life safety of those
relevant persons in or around the building. Normally the responsible person/duty holder will not be an expert in
fire safety, and he/she may wish to appoint a 'competent person' to undertake this assessment.
How then does the responsible person/duty holder assess the competence of a fire risk assessment
consultant?
FRACS has been designed to provide a 'technical reference' for the risk assessor; using the international
standard for bodies operating certification of persons; BS EN ISO/IEC 17024: 2003. FRACS provides a
standardised and nationally recognised certificate of competence. Fire risk assessors who have completed the
comprehensive technical evaluation successfully and achieved certification are considered 'competent' to
produce risk assessments that are 'suitable and sufficient' for the purposes of the relevant UK fire safety
legislation.
FRACS certified fire risk assessors are all listed on Warrington Certification's register of competent fire risk
assessors; a valuable reference for the 'responsible person/duty holder', who needs to commission a fire risk
assessment.
Therefore, using a FRACS certificated assessor provides a powerful demonstration that a responsible
person/duty holder has exercised due diligence in the selection and appointment of a competent fire risk
assessor.
Fire Risk Assessors Certification Scheme (Company)
FRACS Company is a quality assurance scheme aimed at companies who offer fire risk assessment services;
who wish to differentiate themselves from competitors through an independent certification scheme.

The assessment procedure for certification not only examines the competence of the employees but it also
assesses the quality management systems and procedures operated by the company. Thus assuring high
standards of service and competence can be delivered by the certificated company to their clients on a
reliable basis.

By using the same core competence assessment as the FRACS scheme for individual assessors, the
company scheme provides a 'bench mark' comparison for all assessors and enables the certificated company
to use subcontract assessors with confidence. It is increasingly important for the responsible person to be able
to demonstrate due diligence when appointing a fire risk assessor and third party certification is one way of
satisfying this requirement.

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G. References
British Standard code of practice CP3 chapter IV: precautions against fire, 1948, (superseded)
British Standard code of practice CP3 chapter IV part 1: precautions against fire, 1962, (superseded)
British Standard code of practice CP3 chapter IV part 1: precautions against fire, 1971, (superseded)
BS 5266-1: 2005, Code of practice for the emergency lighting of premises
BS 5266-7: 1999, Lighting applications emergency lighting
BS 5266-8: 2004, Emergency escape lighting systems
BS 476-22: 1987, Fire tests on building materials and structures, methods for determination of the fire
resistance of non-load-bearing elements of construction
BS 5306-3: 2009, Fire extinguishing installations and equipment on premises, commissioning and
maintenance of portable fire extinguishers, code of practice
BS 5588-1: 1990, Fire precautions in the design, construction and use of buildings. Code of practice for
residential buildings (superseded)
BS 5839-1: 2002, Fire detection and fire alarm systems for buildings, code of practice for system design,
installation, commissioning and maintenance
BS 5839-6: 2004, Fire detection and fire alarm systems for buildings, code of practice for the design,
installation and maintenance of fire detection and fire alarm systems in dwellings
BS 7273-4: 2007 Code of practice for the operation of fire protection measures, actuation of release
mechanisms for doors
BS 9990: 2006, Code of practice for non-automatic fire-fighting systems in buildings
BS 9999: 2008, Code of practice for fire safety in the design, management and use of buildings
PAS 79: 2012, Fire risk assessment Guidance and a recommended methodology, BSI, 2012.
Electrical Safety in Communal Areas of Residential Properties, the Electrical Safety Council, 2011.
Code of practice: Refurbishment of communal buildings and the fire risk of multi-layer paints, Warringtonfire,
2005
Code of practice for the in-service inspection and testing of electrical equipment, third edition, IET, 2008.
Requirements for electrical installations: IEE wiring regulations, 17th edition (BS 7671: 2008). IET, 2008
IET Guidance Note 3: Inspection and Testing, 5th edition, IET, 2008
Housing fire safety: guidance on fire safety provisions for certain types of existing housing, Local
Authorities Coordinators of Regulatory Services (LACoRS), (now known as Local Government Regulation), in
partnership with the Chief Fire Officers Association and the Chartered Institute of Environmental Health, July
2008.
Approved document B: Fire safety (Volume 2), Department for Communities and Local Government (DCLG),
April 2007.
Approved document B: Fire safety , Department for Communities and Local Government (DCLG), 2002.
(superseded)
Approved document B: Fire safety , Department for Communities and Local Government (DCLG), 2000.
(superseded)
Approved document B: Fire safety , Department for Communities and Local Government (DCLG), 1992.
(superseded)

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HM Government Guide Fire safety risk assessment: sleeping accommodation, Department for Communities
and Local Government (DCLG), May 2006.
The Regulatory Reform (Fire Safety) Order 2005
Building Regulations 2000 (superseded)
Building Regulations 2010
Building Act 1984

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H. Company Information
Registered Office - BB7 Fire Ltd, The Joiners Shop, The Historic Dockyard, Chatham Maritime, Kent, ME4 4TZ

Registered in England - 07088332

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