Finding effective fire safety solutions for multi-occupied houses
Converting an existing property into a series of self-contained flats or bedsits can be an excellent way to boost rental income, especially in areas close to higher education institutions where large numbers of students are seeking good-value accommodation.
Why HMOs carry extra fire risk
Both landlords and developers who are new to this type of property need to be fully aware of the additional fire risks that are part and parcel of multi-occupied houses. Studies suggest that occupants of houses in multiple occupation are six times more likely to die in a fire than occupants of a single-family house. The higher the number of tenants, the greater the risk.
Safety regulations
What happens when landlords fail on fire safety
Failing to ensure proper fire safety measures have been installed in such properties can have serious consequences for those responsible. Landlord Garreth Wilson was recently jailed after failing to deal with fire safety hazards in a block of shared student flats in a suburb of Bristol, even after a blaze broke out.
No one was injured during the original blaze but a number of students had to be rescued. Following an investigation, Wilson was found guilty of breaching fire safety regulations and was given a suspended sentence. When the properties were re-inspected five months later, Wilson had not carried out a fire risk assessment, fire escape routes were insufficient, and safety equipment had not been properly maintained. He was jailed for six months and ordered to pay more than £12,000.
A modern alternative to sprinklers
Effective alternative
Water sprinklers are among the most effective forms of fire suppression; however, the cost of fitting traditional systems is usually prohibitive and may not suit certain types of property. Automist systems, on the other hand, provide a highly-effective alternative to sprinklers and can be fitted to a standard sink unit. Automist creates a mist-like water spray that can protect rooms of up to 32 square metres. In some circumstances Automist can even be used in lieu of a fire door. A range of fire protection solutions are available.
Such systems are particularly effective in properties with multiple sources of ignition, such as cookers, heaters and Boilers. Often in shared accommodation students will need extra heating to dry their clothes and a fully serviced boiler is essential to keep the whole area warm. If it’s an older property it might need a completely new system. For a Boiler Installation Gloucester company try sites such as https://redbridgeandsons.co.uk/heating-systems-gloucestershire/boiler-installation-gloucester/.
where the kitchen is being shared between multiple occupants, many of whom may have little experience of cooking can increase the risk of an accidental fire being started.
Why active suppression beats an alarm alone
A smoke alarm is essential, but it only tells you a fire has started. If a blaze breaks out while nobody is home, perhaps from an electrical fault or something left unattended, an alarm does little to limit the damage. That is a real concern in shared houses, where many people come and go and not everyone is careful.
Sprinkler systems in commercial buildings go further: once a fire is detected, they soak the area in water, aiming to put out a small fire before it grows and at least slow its spread. Domestic watermist systems work on a similar principle but are scaled down for smaller residential properties, which makes them more affordable than a full sprinkler installation.
Because the system tackles the fire automatically, whether anyone is there or not, it can greatly reduce damage. It is particularly useful where a property has only one exit, as it helps keep the escape route clear. Fitting it can mean some making good of walls and ceilings afterwards, so it makes sense to plan it alongside any redecoration.
How water mist tackles fire differently
Rather than releasing a stream of water, a water mist system covers a fire with a very fine spray. The mist cools the flames and, as it evaporates, starves the fire of oxygen, which reduces its intensity and its ability to spread. Because a mist covers a wider area than a stream of water, it can also help stop flames moving into other parts of the building.
This matters in shared houses, where cooking is a common cause of fire. Water from a sprinkler can make a chip pan fire worse, but a fine mist does not sink into the oil. Instead, it is drawn into the flame itself.
Water damage is another consideration. After a fire, or after a sprinkler is set off by a false alarm, the water can cause extensive damage of its own. Misting systems release far less water, so they are kinder to the property. They are also generally cheaper to install than traditional sprinklers, an advantage in larger buildings that need more coverage.
Summary
This article looks at fire safety in houses converted into multiple flats or bedsits, noting occupants are six times more likely to die in a fire than those in single-family homes. It covers a case where a landlord was jailed after failing to fix fire safety hazards, and describes Automist mist-spray systems as a cheaper, effective alternative to traditional sprinklers for shared properties.
Questions this article raises
- How much does an Automist system typically cost compared with sprinklers?
- What fire safety checks are landlords legally required to carry out?
- How often should fire risk assessments be repeated in shared housing?
