Buying And Living in a Multi-Unit Development Property in Ireland
17. Fire safety
Continued17.5.10 Security systems on access doors
In multi-unit developments there is a need to ensure that entrance doors function in a manner which provides an adequate balance between security and emergency access.
While entrance doors need to be secure against unauthorised entry, it is advised that the security on escape routes, in particular the main entrance door should be "openable" from the inside and not reliant upon a fire detection and alarm system to render them "openable".
It is also advised that panic bolts should not be required on internal doors on escape routes (these should only be permitted on final exit doors as other doors may be needed for re-entry).
In addition, no door on an escape should require a key or code to operate from the escape side.
As regards doors to individual units, they recommend that these be fitted with a lock which can be opened by a handle from either side and which can be locked on the outside by a key and on the inside only by a manually operated bolt.
17.5.11 Control of common areas
A key element of multi-unit development fire safety design is that the means of circulation and escape route such as corridors, landings, stairwells and doors are kept free of obstruction and fire load.
All occupants should be made aware of the importance of keeping such areas clear of such obstruction.
Common areas should be regularly inspected and where obstruction is found it should be removed and appropriate steps taken to prevent a recurrence.
Advice in this regard should form part of the fire safety advice package to all occupants each year.
17.5.12 Maintenance of signposting and way-finding, hydrants and water supplies measures to assist fire fighting
In large multi-unit developments with basements or multi block developments, it is essential that emergency services, when responding to an alert, have adequate direction and information with regard to access, way finding, building structure etc.
In addition, where specific fire fighting access routes or equipment e.g. wet or dry risers or fire fighting shafts are provided it is essential that details as to their location are also provided in an effective manner e.g. signposts.
Access to and identification of such facilities is essential in assisting firefighting operations.
The management company should ensure that all signposting and water supplies are regularly inspected and are maintained.
17.5.13 Fire safe management of waste disposal
If not appropriately stored and disposed of, accumulated refuse can represent a significant fire safety hazard particularly in terms of load and possibility of accidental or malicious fire.
Accordingly, there should be procedures in place which set out how waste is to be stored in designated areas only which do not block entrance/escape access routes and are free from potential sources of ignition.
In particular, it should be clear as to where responsibility lies for ensuring that waste is stored and removed in a timely manner and what should be done in situations where this is not the case.
17.5.14 Control of new works, e.g. extensions, material alterations etc
To ensure that the carrying out of new works within a unit does not have an effect on the fire safety aspects of the overall building, it recommended that the carrying out of such works should be subject to a process of regulation and approval by the management company.
This is particularly important in instances where the building is a system built scheme as for instance with timber-framed construction or volumetric steel framed pod construction.
It is recommended that suitably qualified persons evaluate the proposed works and that where necessary a fire safety certificate in relation to such works be obtained.
17.5.15 Managing the responsibility of other tenancies (e.g. retail units, offices)
In mixed developments, for example those having a mix of commercial/retail units and apartments, there should be a clearly defined legal relationship which sets out the responsibilities and duties in relation to fire safety for residential parts of the development and the commercial/retail units.
17.5.16 Special provisions: e.g. smoke control/clearance systems etc
In some multi-unit developments there may be special provisions such as smoke control/clearance systems underpinning the decision to grant the fire safety certificate.
Management companies should ensure any such provision is adequately maintained.
17.5.17 Access to units for fire safety maintenance
The fire authority or other regulatory agencies may require access to individual units to discharge its inspection and enforcement function.
As noted earlier, the management companies ought to consider retaining right of entry into individual units to ensure that equipment such as alarms are maintained and in the interest of avoidance of false alarms and nuisance to the occupants of other units.
Access may be required to facilitate inspection and maintenance of equipment such as detectors and sounders on the fire detection and alarm system and to ascertain that items affecting fire safety such as unit access doors are maintained as prescribed in the building design.
17.5.18 Fire safety records management
It is recommended that management companies maintain a file on all fire safety issues.
This file should be available to management company members and the building control authority.
It might include details of the fire safety certificate, records relating to fire safety inspections and equipment maintenance.
Fire safety records should also contain details in relation to:
- Premises (Address, owner, management company);
- Fire Fighting Equipment (Inventory, inspection and maintenance);
- Emergency Lighting System (Installation, inspection, maintenance, and works carried out);
- Fire Detection and Alarm System (zones, detectors, call points, inspections, maintenance and works carried out);
- Fire Doors (Inventory, inspections, maintenance and works carried out).
To ensure that the building is in compliance with the fire safety certificate, it is recommended that management companies request from the developer the following:
- A copy of the approved fire safety certificate application documentation;
- The fire safety technical report which accompanied the application (the "Compliance Report");
- Any supplementary reports or clarifications submitted as part of the application;
- Drawings including:
- Site location map and site plan;
- Floor, section and elevation plans;
- The certificate as issued including any conditions etc;
- Details of any letters accompanying the application or its assessment.