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Post Grenfell, the Ministry of Housing has released several supplementary notices in an attempt to assist building owners amid the confusion.
Here's what we think were the noteworthy points...
1. Responsible Person? Let's hope so. The term Responsible Person introduced by The Fire Safety Order 2005 which is applied to building owners is likely to be replaced with "legal duty holder" if the recommendations of the Hackitt Review are implemented as expected. The purpose of this is to put more responsibility on building owners for the building safety, including those residing in it.
2. Fire Risk Assessments - What some have been waiting for..."Check that a suitable and sufficient fire risk assessment has been carried out within the previous 12 months..."
Clear guidance on fire risk assessment frequency. A fire risk assessment is a legal requirement and you will be fined if you fail to produce a valid one when asked. Also note, any material or structural changes to the building will require a new risk assessment to be undertaken, whether there is a current one already held on file or not.
Cladding & External Wall Systems
1. How do I satisfy Authorities/Client/Residents that our cladding or external wall system is safe?
Step 1: Obtain confirmation that the materials achieve A2-s3, d2 or better (previously referred to as "limited combustibility") from the builder, developer or within the as-built drawings.
Step 2: Take reasonable measures to ensure the system was installed correctly with the appropriate cavity barriers and fire stopping. This can be done via spot checks and the removal panels, either during maintenance works or specifically for this purpose.
Step 3: If the system has been installed correctly as per the design, continue to maintain the system as per the manufacturers' guidance/instructions in the O&M manual.
P.S. Height Does Not Matter - Contrary to what some believe, The external walls of a property should not assist the spread of fire whatever the height. This applies to properties below the 18m threshold.
2. What if I do not have any details of the system due to a lack of drawings/O&M Manuals/Regulation 38 Package?
Step 1: Try to make contact with the construction contractor, architect or developer to find information on the materials used and their fire performance, as well as installation and maintenance requirements. If successful, follow the process above. If not, proceed to step 2...
Step 2: If no written information was gathered, seek the assistance of a building surveyor or person of similar competence, with experience in high-rise buildings to ascertain the materials used. Further tests may be required to obtain the fire performance of the materials.
3. I suspect my building may have ACM (or other metal composite material cladding), what do I do?
Step 1: If this is the case, providing the panels have an unmodified polyethylene filler, it's likely you will be eligible for the governments free screening programme. Use the link below to apply...
4. A combustible material has been identified in the external wall system on my building, what do I do?
Step 1: Seek professional advice immediately and carry out further investigation into the materials and system with the assistance of an experienced surveyor or cladding specialist.
Please Note: It may not always be necessary to replace some combustible materials within a wall system subject to the advice of a competent adviser, test evidence and the information provided in Regulation 7 of the Building Regulations.
However, If the external wall system on your building has been confirmed not to meet an appropriate standard of safety; notify the fire rescue services immediately and follow these short interim measures listen below:
(For the full list, please refer to the original document linked at the end of this article)
Start the process to have the system removed as soon as possible
Ensure a fire risk assessment has been carried out within the last 12 months and all the actions have been completed.
Engage with residents of the building to ensure that they fully understand the emergency fire procedures in the building, including occupants of any commercial spaces
All residents must be surveyed in respect of their ability to evacuate the building without assistance.
Check there are no potential routes for fire spread from the interior of the building out onto, or into, the cladding system
Check that, at ground level, or on any balconies, there are no combustible materials (e.g. storage of refuse) in the vicinity of the cladding system.
Close any car parks in which a vehicle fire could impinge on cladding.
Check all fire fighting, fire detection and smoke control systems are fully operational and that all fire doors (including flat front doors) are in good working order.
Ensure that there is sufficient roadway access for firefighting vehicles attending potential incidents to fight a fire externally.
At this point, it will be for the competent person to assess whether the property should remain with a "stay-put" policy, or temporarily implement a simultaneous evacuation strategy until the external wall system has been removed.
They will need to take into account a vast range of factors. If implemented, a simultaneous evacuation may require a "walking watch" or a temporary alarm system to notify residents should there be an emergency.
5. The external wall system on our building is not ACM or metal composite, how do I know it's safe?
Step1: Use the below flow chart...
Step 2: See the full governments advise document and website for reference to the many tests they have been carrying out on other systems such as: brick-slip panels, laminate panels, render coverings etc...
Thank you for reading...