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Adam Bannister is a contributor to IFSEC Global, having been in the role of Editor from 2014 through to November 2019. Adam also had stints as a journalist at cybersecurity publication, The Daily Swig, and as Managing Editor at Dynamis Online Media Group.
March 18, 2016

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“A Lack of Consultation Appears to be the Main Failing” – Your Views on Residents’ Fire-Risk Assessment Complaints at Cheriton Wood House

You, the IFSEC Global community, responded knowledgeably and with great insight (we expect nothing less!) to last week’s story about disgruntled residents in semi-sheltered accommodation in Kent.

East Kent Housing, which owns Cheriton Wood House in Folkestone, instructed residents to remove personal belongings, including a mobility scooter, from shared hallways on the recommendation of a fire-risk assessment conducted by property management company Savills.

Speaking to the Folkestone Herald Lynne Martin, who has lived in the accommodation for 2.5 years, said “It’s nonsense. Our liaison manager visited us before Christmas and told us we had to clear the communal area but they haven’t given us a safe alternative place to put it.”

The Martins also noted that while EKH had been insistent clearing the hallways, they weren’t replacing wooden dormer windows or remedying the lack of fire-retardant flooring.

A comment left beneath the Folkestone Herald story by one ‘Farley Green’ said that Savills “are covering themselves to allow for any failings in the management of the flats. They are adopting a ‘zero tolerance’ policy which is normally applied [to] buildings that have a poor record of fire safety, poor passive/active fire protection, poor management or difficult residents or occupants with a history of unnecessary abuse of storage in the common areas of flats.”

Your response

keithhaw60 was unequivocal in backing the position of Savills and by extension the building owners. “Been there, Got the t-shirt,” he wrote. “As a qualified Level 3 Fire Risk Assessor I do not normally make comments regarding fellow Fire Risk Assessors findings.

“‘[But] Having read the above I do think that East Kent Housing’s rules are reasonable. Final Exit Routes should be kept ‘Sterile and Free From Combustible Materials’ -simple as that.

Insofar as “room for manouevre in legal terms’ is concerned […] should a fire occur and the storage of these materials within this area contributed to injury or loss of life you will have your answer.

“Carla Smith of East Kent Housing has correctly taken the Fire Risk Assessors’ recommendation to have the combustible materials stored in the communal area removed.

“I do not believe that Savills have been over-zealous in their recommendations. As the storage of Combustible Materials within Final Exit Corridors is not permitted they have advised their client of the need to have them removed.

“I think Farley Green should supply a list of the “HUNDREDS of BUILDINGS  who allow storage in Final Exit Corridors so that the local F&R Service can be informed of this. He should also be asked to withdraw his statement regarding Savills “having very little interest” in the quality of living for the residents. A Sutable and Sufficient Fire Risk Assessment will ensure that the residents are safe from Fire.”

phases3 did back ‘Farley Green’, however: “Totally agree with Farley on this one. ‘been there’.”

keithhaw60 also addressed”Quality of Life Considerations versus Fire Safety Measures. As the area concened is a Final Escape Hallway there may not be any Quality of Life should someone be unable to evacuate the building.”

Poor communication

jcrust suggested that poor communication, rather than over-zealous enforcement of the RRO, was the problem here. “It is all too easy to judge but without the full facts it is impossible to know who is right in any particular case. Residents invariably resist change and sadly rarely appreciate the risk of impeded escape routes; the well known White Shark fire (see footage on YouTube) is a great example used by many of us in the industry to educate people.

“Although the legislation is not prescriptive fire safety arrangements need to be once decided by the Responsible Person. The main failing here would appear to be a lack of consultation with the residents, at the very least the reasoning behind the decisions should have been communicated to them.”

But paulwebber suggested that there can be some flexibility in how fire-safety legislation is implemented, depending on the circumstances of the building. “I guess zero tolerance is an easy option if you don’t have confidence in assessing risks in a competent manner. It would make sense to agree what is and isn’t acceptable based on the overall assessment, not a ‘one size fits all’ [approach].”
rjd45 said collaboration was essential: “The Fire Risk Assessor will generally consult with a housing association on what evacuation strategy is to be adopted within a premises and how best to manage items within the communal means of escape. Most managers of premises find the communal means and the storage within something of an endless task, as residents can often decide the hallways are a handy place for a pot plant and small picture however also a great place for a sofa, table and chairs and of course mobility scooters,(hence the zero tolerance easiest option). Without a joint common approach from both residents and landlord, is adopted none will be happy. (Managed approach).

“There is a simple solution to the issue by by reviewing the zero tolerance policy adopted following full resident consultation and agreed allowed items in the common means, reinforced with a review of tenant lease agreements is clearly be the route in this case.”

 

 

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Safetydude
Safetydude
March 22, 2016 10:08 am

Managing ‘communal’ areas is key to maintaining fire safety in purpose built blocks of flats (high and low rise).  Although the building will normally be operated on a stay put basis, the escape route needs to be kept clear at all times.  Clutter in an escape route will create obstacles for people evacuating and also for fire crews attending an incident.  If the escape route becomes smoke logged the risk is raised as visibility and breatheable air is reduced.  Clutter is also historically been a source of fuel for arson attacks.  Residents need to realise that their flat begins on… Read more »