Building regs on fire doors passed but now need new ones!
We have just had a 6 residential 1 bed apartments converted and it has passed building regs and we have the certificate.
We had it assessed for leasing purposes with the council and they sent an Environment officer around to assess property under the Decent homes. The fire doors are 30 min doors as put in by the building contractor.
However, the Environmental Officer, stated that despite it passing fire regs they want us to change 12 of the doors with a 60 min versions.
Is he right, and if so, should the contractor of known?
Louise
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No tenancy agreement since 2006!
Member Since September 2016 - Comments: 2533 - Articles: 73
2:43 PM, 25th May 2015, About 11 years ago
I’ve got no idea, but the first thing I would do in your situation is examine the local council’s rules on HMOs. I read the Cardiff one yesterday and noticed that the word ‘discretionary’ is mentioned, so it may be that you can argue against this one. We once tried to argue over the need to replace an original staircase from the 1st floor to 2nd floor – we failed because frankly it was an awful staircase and too steep, so we conceded that one (they said they’d ‘shut us down’ if we didn’t!), but other times I have argued against them, by saying ‘can you please show me the law which requires this?’ and they can’t.
Member Since March 2015 - Comments: 6
3:18 PM, 25th May 2015, About 11 years ago
Reply to the comment left by “Ros .” at “25/05/2015 – 14:43“:
Thank you very much for replying. I will give it a try. Such a costly disappointment, as they are new!
Member Since May 2015 - Comments: 4
9:58 AM, 26th May 2015, About 11 years ago
There is no requirement for 60 minute doors in a HIMO or other sleeping accommodation unless its a basement door or a door separating two buildings and is only used for a means of escape route.
Fire safety in these types of premises under building regulations requires FD30s doors only. I deal with fire risk assessments on a regular basis am an ex fire safety officer and have also dealt with building control on many an occasions, the environmental officer is incorrect unless there is another issue he has picked up, which I doubt.
Regards Dave
Member Since March 2015 - Comments: 1969 - Articles: 1
3:35 PM, 26th May 2015, About 11 years ago
I am very cynical about my LA, but they constantly mess up and speak with authority when they are wrong. They interpret the rules as they would like them to read. Either you need new fire doors or you don’t. I’d suspect you don’t.
Member Since July 2013 - Comments: 264
9:14 PM, 26th May 2015, About 11 years ago
Ask if they will allow this as an alternative.http://www.firefree.com/
Member Since June 2013 - Comments: 646 - Articles: 1
10:12 PM, 26th May 2015, About 11 years ago
if it complies with current building regs, then they cannot ask for more. EHO’s often dont understand building regs.
Member Since September 2013 - Comments: 33
1:05 PM, 27th May 2015, About 11 years ago
Sadly EHOs can require more than Building Regs, as I found out to my cost. I had to do 5K of work to a house that had a new loft conversion with a Building Regs certificate before my EHO would give me an HMO licence. They do, however, have to abide by the LACORS standard. It is my understanding that, as all councils were interpreting the health and safety rules differently they were all required to adhere to the LACORS guide which was supposed to standardise the requirements across the country. I am sure other members know more about this than me.
Member Since June 2013 - Comments: 646 - Articles: 1
11:46 PM, 27th May 2015, About 11 years ago
Reply to the comment left by “Edna ” at “27/05/2015 – 13:05“:
perhaps you had a change of use, i.e. from a single dwelling house to an HMO? in the OP completion cert was for an HMO, so no subsequent change of use.
Member Since March 2015 - Comments: 6
3:46 AM, 28th May 2015, About 11 years ago
Reply to the comment left by “Dave Dorricott” at “26/05/2015 – 09:58“:
Thanks for your reply, l could not understand why he had come to this. decision, when it has passed a fire assessment and approved by Building Regs.
Member Since May 2015 - Comments: 4
2:44 PM, 28th May 2015, About 11 years ago
Reply to the comment left by “Lucy Ball” at “28/05/2015 – 03:46“:
No problem Lucy, its not an unusual occurrence unfortunately. I would just ask him why 60 minute doors and inform him you have taken some professional advice on the matter.
As one of your replies commented on the LACORS guide is the one used for this type of property as a guidance document that I would use. Check which guidance he is using on his requirement for 60 minute doors.
There is an appeal process you can use also, mention that as well, he should then start to listen at least!!
Regards Dave