WREXHAM COUNTY BOROUGH COUNCIL

HOUSING & PUBLIC PROTECTION

STRATEGIC HOUSING SERVICES –HOUSING STANDARDS

DRAFT HMO IMPROVEMENT POLICY

May 2008 - 2012

CONTENT

1 EXECUTIVE SUMMARY2 BACKGROUND3 KEY AIM AND OBJECTIVES

3.1 Improve knowledge and records3.2 Improvement and Enforcement3.3 Licensing 3.4 Information and Advice

3.5 Promote excellent standards4 RESOURCES

4.1 Staff5 Appendix

1 Density and spread of HMO’s in town centre wards2 Density and spread of HMO’s throughout Wrexham County Borough

3 Standards for Houses in Multiple Occupation

2

1 Executive Summary

This policy sets out the way in which the Housing Standards Team will aim to improve the

conditions of Houses in Multiple Occupation (HMO) within Wrexham County Borough

Council. Whilst acknowledging the important contribution made by HMO’s to meeting

housing need, we recognise that such properties are frequently amongst the worst in the

private rented sector in terms of management and condition.

The objectives of the Local Housing Strategy are to increase the provision of affordable

homes, reduce incidences of homelessness and tackle substandard housing across all

private sector tenures. To help contribute to the objectives this HMO Improvement Policy will

concentrate on ways in which to raise the standards and quality of shared accommodation

within the County Borough to safeguard the health, safety and well-being of the residents

living in this sector.

The Policy applies to all properties which fall under the current HMO definition contained in

the Housing Act 2004. There are approximately 750 known HMO’s within the County

Borough. This constitutes less than 2% of the private sector stock; however Wrexham’s

Private Sector Stock Condition survey 2006 believed the actual number to be far higher. We

acknowledge that while HMO’s form only a small part of the housing market, they are

important to those who, either through necessity or choice live in this sector.

3

2 Background

2.1 House in Multiple Occupation

Under the Housing Act 2004 a building is an House in Multiple Occupation (HMO) if it meets

one of the following tests:

The Standard Test – any building in which two or more households share basic

amenities i.e. cooking facilities and bathrooms.

The Self-contained Flat Test – any flat in which two or more households share basic

amenities.

The Converted Building Test – any converted building with one or more units that are

not self-contained.

Certain Converted Blocks of Flats – any converted building comprising of self

contained flats that does not meet the 1991 Building Regulations Standards and more

than one third of the flats are occupied on short tenancies.

The following are ‘households’ for the purposes of the Housing Act 2004:

Members of the same family living together including:

Relatives living together, including parents, children, grandparents, step-children,

brothers, sisters, uncles, aunts, nieces, nephews or cousins.

Couples married or living together as husband or wife (or in an equivalent relationship

in the case of persons of the same sex).

A foster child living with foster parents is treated as part of the same household. 

Domestic staff are considered to be part of the household if they live in rent free

accommodation provided by the person for whom they work.

4

Results of WCBC Private Stock Condition Survey 2006. Percentage tenure of Private Sector Stock

Privately Rented9%

RSL Dwellings4%

Owner Occupied

87%

2.2 HMO’s in Wrexham

According to the Private Sector Stock Condition Survey undertaken in 2006, 9% of the total

private sector stock in the County Borough, was privately rented (Graph 1), compared to a

Welsh average of 11%.

Within this sector HMO’s include self-contained flats, bedsits, flatlets, shared houses and

certain types of hostel accommodation, including student’s halls of residence. There are

approximately 750 known HMO’s within the County Borough. This constitutes less than 2%

of the private sector stock; however Wrexham’s Private Sector Stock Condition survey 2006

believed the actual number to be far higher and nearer to 1000 properties.

Graph 1 – Percentage tenure of Private Sector Stock

In general HMO’s are found in older properties built around the turn of the last century. The

majority of these properties are two storey terrace properties located close to the town

centre.

Graph 2 indicates the percentage of the know HMO’s in each ward.

5

HMO's by Ward

Brynyffynnon12%

Erddig6%

Grosvenor10%

Hermitage6%

Maesydre1%

New Broughton2%

Offa20%

Ponciau3%

Smithfield17%

Stansty2%

Whitegate5%

Wynnstay3%

Other Wards13%

Appendix 1 shows the high density of HMO’s in these wards. The highest concentrations

being located in the, Brynyffynnon, Grosvenor, Offa and Smithfield wards.

Appendix 2 shows the concentration and spread of HMO’s throughout the County Borough.

Graph 2 – Percentage of known HMO’s by ward

2.3 Risks Associated with HMO’s

Houses in multiple occupation have certain increased risks associated with them:

1. Fire Risk - these properties, because of the nature of their occupation, pose a

significantly higher fire risk than properties occupied by single households. This is due to the

greater number of occupants, and in particular, where individual occupants do not know the

whereabouts or actions of the other occupants. The fire risk also increases when there are

more floors in a building, as the distance any occupant must travel to escape is greater.

6

2. Overcrowding – all HMO’s have to be fit for use by the number of occupants without

compromising the health and safety of the tenants.

3. Shared Facilities – there is a need for the provision of adequate and sufficient amenities

for the number of inhabitants without causing general inconvenience or compromising the

health and safety of the residents

3 Key Aim and Objectives

The overall aim of this policy is:

“To ensure that Houses in Multiple Occupation in Wrexham County Borough provide safe and well managed accommodation to help meet the housing needs of our residents”

To achieve this aim we will:

Develop our knowledge of the private HMO market in the County Borough,

Work towards eliminating poor property and poor management standards in all

HMO’s, through reactive and programmed risk based inspections and taking

the most appropriate enforcement action,

Meet the legislative obligations for HMO licensing under the Housing Act 2004,

Review the need for further Licensing schemes in the County Borough

Promote excellent standards in HMO’s and support the retention of a well-

managed, good quality private HMO market,

Provide information and advice to landlords and tenants to maintain the supply

of good quality shared accommodation.

These objectives will be achieved by engaging in a positive dialogue with private landlords

and tenants, working with internal and external partners and if necessary by using our

enforcement powers under the Housing Act 2004 and other Environmental Health

Legislation.

3.1 Improved knowledge and records

7

The Housing Standards team will continue to build, develop and maintain an up to date HMO

database and will seek to identify all HMO’s to enable a more accurate picture to be formed

of the scale of HMO numbers and location in the County Borough. This will be achieved by

using a variety of methods including private rented sector surveys, street surveys,

investigating ‘to let’ adverts, checking property records and liaising with internal and external

partners.

Effective liaison between internal and external stakeholders is essential to successful

delivery of this policy. The Housing Standards team will work to improve and establish joint

working to:

Implement a mechanism where other partners holding relevant information are

consulted on a regular basis and exchange of information is facilitated,

Improve procedures for co-ordination and liaison,

Monitor and regularly review procedures to ensure a corporate and good practice

approach to all matters relating to HMO’s.

These partners will include the following:

Council Tax Public Protection Service

Housing Benefit Planning and Building Control

Homeless Team Social Services

Environment Department Probation Service

Elected Members Housing Advice Agencies

Education Establishments Rent Officer

Fire Service Police Authority

Community Councils Citizen’s Advice Bureau

Media

Housing Renewal

Refugee Organisation

Area Renewal

The information gained from co-operation with partners will be included on the HMO

database. The database contains details on the type of property, the address, ownership

8

details, tenancy details, risk assessment, previous enforcement history and activity by other

service areas such as Environmental Health and Planning. Property addresses are plotted

onto a GIS system to provide a visual representation of the number and location of HMO’s

within the County Borough.

Improved knowledge of the HMO sector and information contained on the database will be

used to assist the team in making an assessment regarding the need for further licensing, to

target enforcement activity and to monitor the HMO market over time in terms of number and

location.

The team will look to establish a working group for HMO’s, including internal and external

partners. The group will endeavour to work closely in dealing with problems relating to

HMO’s, sharing information and establishing the most appropriate course of action. This

joint approach will make the most of limited resources.

In achieving the above we will:

Develop our knowledge of the private HMO market in the County Borough

3.2 Improvement and Enforcement

The Housing Standards Team will seek to ensure that it uses all its powers to achieve and

maintain standards in relation to condition, fire precautions, amenities and management of

HMO’s, including those that are not subject to mandatory licensing. This will be achieved by

ensuring the property complies with all relevant legislation including the council’s HMO

Standards.

The variety of types of HMO’s and landlords will often require a decision on a per property

basis by officers, concerning the appropriate action required. The emphasis will continue to

promote cooperation with landlords but where necessary enforcement will be undertaken to

ensure compliance with the legislation where for example the landlord is absent or

uncooperative or where the nature of the defect is so serious that informal action would be

inappropriate.

9

This approach will be consistent and in line with the principles of the Enforcement Concordat

and officers will comply with the Corporate Enforcement Policy adopted by the Council and

the departmental Housing Standards Enforcement Policy.

The Housing Standards Team will continue to react to complaints of substandard HMO’s,

and if necessary action will be taken to ensure the property meets the required standards.

Where a property is reported or found to be occupied as an HMO, the Housing Standards

Team will carry out a risk assessment of the property and will attribute a scoring based on

the following criteria:

Number of storeys and occupants Proximity to ignition source

Occupant dependency and

vulnerability

Fire rating of escape routs

Means of detection Fire safety management

Once risk assessed the property will be included on the risk based proactive inspection list.

The frequency of inspection of the remaining HMO’s will be determined by the property risk

rating. In the case of licensable HMO’s the inspection will be undertaken within 30 days.

In achieving the above we will:

Work towards eliminating poor property and poor management standards in all HMO’s, through reactive and programmed risk based inspections and taking the most appropriate enforcement action.

3.3 Licensing

The Housing Act 2004 provides powers for local authorities to tackle key issues affecting

private sector housing. Part 2 of the Act introduced mandatory licensing for HMO’s which

have three or more storeys and are occupied by five or more people, forming two or more

households. Mandatory Licensing was introduced by the Government to help drive up

property standards and the quality of management in those properties that are considered to

pose the greatest risk to occupying tenants.

10

All landlords of HMO’s that meet the eligibility criteria for licensing must by law apply for and

acquire a licence to operate, and renew this license every five years. As at June 2008

Wrexham has less than thirty properties which fall within this category, representing less

than 4% of the all HMO’s.

The Housing Standards Team will continue to require landlords to apply for a licence where

applicable, and encourage tenants and others to report unlicensed HMO’s by:

Publicising the need to licence HMO’s which fall within the mandatory scheme,

Send information, letters and reminders to landlords, if their property has been

identified as being licensable,

Offer assistance for applicants in completing application forms,

Give landlords a reasonable time to submit their application,

Develop a reporting system via the website, service email and telephone hotline for

the reporting of licensable HMO’s.

Implement enforcement action where landlords fail to comply.

Where certain types of HMO’s are badly managed or causing a problem either to tenants or

the surrounding neighbourhood local authorities can use their discretionary power under the

Housing Act 2004 to implement additional and/or selective licensing. A review of the

licensing scheme will be carried out to assess the need for further licensing schemes in

Wrexham. If it is deemed necessary the service will implement this scheme (dependant on

elected members and Secretary of State approval).

In achieving the above we will:

Meet our legislative obligations for HMO licensing under the Housing Act 2004Review the need for further licensing schemes in the County Borough

3.4 Promote excellent standards

The Landlord Accreditation in Wales Scheme (LAW) is a centrally administered scheme run

by all local authorities in Wales. The aim of the scheme is to make landlords more aware of

their rights and responsibilities and more proactive in their approach to managing their

businesses. This allows the Local Authority to target their available resources on a more

11

limited number of Landlords whose properties do not reach legal minimum standards, and

will not without Council intervention.

The benefits to landlords of being accredited will be:

Preferential marketing,

Better access to Local Authority Events and Publications,

Landlords will receive supporting documentation and training course,

Wider support network,

One application for accreditation covers all Wales.

Improved profile for the landlords and their business.

The Housing Standards Team will continue to support and promote the Landlord

Accreditation Wales Scheme to provide landlords with information and professional

development opportunities to allow them to operate a successful business whilst providing

their tenants with safe, well managed, high quality accommodation.

In achieving the above we will:

Promote excellent standards in HMO’s and support the retention of a well-managed, good quality private HMO market.

12

3.5 Information and Advice

The team aims to improve information, publicity and communication channels between the

Council, landlords and tenants. Of particular importance is to raise awareness of the

minimum HMO Standards and licensing requirements.

The Wrexham Housing Alliance is responsible for the development and delivery of the

County Borough’s Local Housing Strategy. The Alliance is supported by the Private Sector

Landlords Forum. This was established to facilitate a dialogue between the Housing

Standards Team and local private sector landlords with the aim of informing them of the

latest legislation and the way it impacts on their business, as well as seeking their views and

ideas on our plans and strategies in the private sector. The Housing Standards Team will

continue to organise and develop the Forum to facility a good working relationship with local

landlords within the overall aim of improving the quality of the private rented sector.

Landlords and tenants information packs have been developed to provide information and

advice about a variety of private sector housing issues. The packs will be distributed via the

landlord’s forum, website requests and during routine inspections of HMO’s. The team will

liaise with other partners to ensure the information is widely available.

Information and contact details are also provided on the Council’s website. The website

aims to provide greater access to council services and promote communication and

information sharing. The team will ensure the information provided is kept up to date, to

ensure consistence of advice to landlords and tenants.

In achieving the above we will:

Provide information and advice to landlords and tenants to maintain the supply of good quality shared accommodation.

13

4 Resources

4.1 Staff

The Council funds four full time Environmental Health Officer posts for the purpose of

improving housing standards. The team spend a significant part of their time dealing with

HMO’s within the County Borough. The team is managed by the Principle Housing

Standards and Strategy Officer and forms part of the Council’s Strategic Housing Services.

The main activities undertaken in relation to HMO’s are:

Implementation of legislative requirements in the Housing Act 2004 and other

Environmental Health legislation,

Responding to service requests,

Identification and inspection of HMO’s in the County Borough,

Enforcement of standards where necessary,

Production and communication of information,

Organising the Private Sector Landlords Forum,

Promotion of the Landlords Accreditation Wales Scheme.

Appendix 1 – Density and spread of HMO’s in town centre wards

14

15

Appendix 2 – Density and spread of HMO’s throughout Wrexham County Borough

16

17

18

Appendix 3 – Standards for Houses in Multiple Occupation

Shared houses and bedsit accommodation

The Council may at its discretion vary these requirements in certain circumstances.

These standards are for houses occupied on a shared basis and bedsit accommodation. Shared houses are commonly occupied by students, each having an individual bedroom but sharing certain amenities such as a bathroom or kitchen and usually a communal living space. Bedsits will normally be let on an individual basis, but still with some sharing of facilities. These standards are not intended to apply to purpose-built student accommodation.

The Council will enforce these standards in accordance with the provisions of the Housing Act 2004 and where appropriate other relevant legislation.

1. Space Standards

Dimensions and areas specified below, unless stated to the contrary, shall be regarded as the minimum standard required. Notwithstanding this however, consideration should also be given to the shape and usable living space of any room in determining whether and by how many people it is suitable for occupation. The room should be able to accommodate the required amount of appropriate furniture, fixtures and fittings for the number of persons occupying the room and still allow space for movement. Standards will normally be applicable irrespective of the ages of any occupants.

Any floor area which does not have a minimum floor to ceiling height of 1.5m will normally be disregarded for the purposes of room area calculation. The measured space within a room must be “usable”.

Sleeping accommodation must ensure adequate privacy for the user and should therefore not be accessed from an adjoining room. Each room must also only be occupied by a single household, therefore a landlord cannot place two unrelated persons in a room unless those persons have agreed themselves to share a room. Such a room must be large enough and suitable for use by two persons.

1.1 One person units of accommodation

Each bedroom/study:

10 sq.m, except where a separate living room is provided, which is not a combined kitchen/dining room, in which case the room should be a minimum of 6.5 sq.m.

1.2 Two person units of accommodation

Each bedroom/study:

19

15 sq.m, except where a separate living room is provided, which is not a kitchen or a combined kitchen/dining room, in which case the bedroom should be a minimum of 11 sq.m.

1.3 Common Rooms

Kitchens

1 – 5 persons shall have a minimum area of 7 sq.m.

6 – 10 persons shall have a minimum area of 10 sq.m and a separate dining area of suitable size.

Dining kitchens

1 – 5 persons shall have a minimum area of 11 sq.m.

6 – 10 persons shall have a minimum area of 19.5 sq.m.

Living rooms and dining rooms

1 – 5 persons shall have a minimum area of 11 sq.m.

6 – 10 persons shall have a minimum area of 16.5 sq.m.

2. Location and Standards of Amenities

In addition to suitability for occupation by specific numbers of occupants, the suitability for use will also be judged following inspection according to the construction, location and condition of the accommodation and amenities provided, and in relation to any risks to health and safety identified under the Housing Health and Safety Rating System, (Housing Act 2004).

It is a general principle that a dwelling should provide adequate protection from potential hazards prevailing in the local external environment and that the internal environment should be free from significant hazards. In practice, this means that all accommodation must be “fit for purpose”.

There should be suitable and sufficient heating and ventilation, lighting, space, services, amenities, fire precautions and security measures.

2.1 Kitchens Where an occupancy does not have exclusive use of a kitchen, then each occupancy shall have the unrestricted use of a shared kitchen, separate from the sleeping room, suitably located and at a distance of not more than one floor distant from the majority of users and no more than two floors distant from any user. It must be of such layout and size and equipped with such facilities, so as to adequately enable those sharing the facilities to store, prepare and cook food.

20

2.1.1 Shared Kitchens

Kitchens shared by one to five persons

Where 1 – 5 persons share the kitchen, it must be equipped with the following:

A standard 1m wide integral sink and draining board unit on a fixed base unit with a tiled splashback and suitable sealant, together with a constantly and readily available supply of hot water and cold drinking water. The sink must be properly connected to the water supply and drainage systems.

A suitable fixed worktop, excluding the draining board, of no less than 2m in length by any standard manufactured depth to suit the space available.

A gas or electric cooker with a minimum of four burners or hobs and an oven and grill. A microwave oven may be provided in addition, not in place of the other cooking facilities.

Two twin 13 amp power sockets in addition to any sockets serving major electrical

appliances. The sockets must be suitably located adjacent to the work surfaces, at a convenient height and at a suitable and safe distance from any water source.

Suitable storage for kitchen equipment and utensils.

A suitable storage cupboard space with a minimum capacity equivalent to a 500mm wall or floor unit per occupancy.

A refrigerator of not less than 5 cu ft capacity.

An adequate freezer compartment or adequate separate freezers.

Appropriate waste disposal facilities.

Adequate ventilation and fire precautions.

Kitchens shared by six persons

Where 6 persons are sharing a house an additional microwave oven of at least 20 litres capacity may be provided in place of a second conventional cooker where space is prohibits a second cooker. This will only be acceptable where space standards are complied with and there is sufficient storage and food preparation space for the additional person. Kitchens shared by seven to ten persons

Where 7 – 10 persons are sharing a house, a second additional kitchen should be provided.

Where this is not practicable and only where space within the kitchen is sufficient, additional facilities (additional to those specified on page 3), may be provided within the single kitchen

21

as follows and an adjacent dining area of suitable size must be provided. The dining room must contain adequate seating and tables.

A standard 1m wide integral sink and draining board unit on a fixed base unit with a tiled splashback and suitable sealant, together with a constantly and readily available supply of hot water and cold drinking water. The sink must be properly connected to the water supply and drainage systems. Consideration may be given to the provision of a dishwasher in place of one of the sinks/drainers.

A gas or electric cooker with a minimum of four burners or hobs and an oven and grill. A microwave oven may be provided in addition, not in place of the other cooking facilities.

Two twin 13 amp power sockets in addition to any sockets serving major electrical appliances. The sockets must be suitably located adjacent to the work surfaces, at a convenient height and at a suitable and safe distance from any water source.

A suitable fixed worktop, excluding the draining board of no less than 3m in length by any standard manufactured depth to suit the space available.

A refrigerator/s of not less than 9 cu ft capacity together with sufficient freezer capacity.

Appropriate waste disposal facilities.

Adequate ventilation and fire precautions

Suitable storage for kitchen equipment and utensils.

Note: A kitchen must not be used by more than 10 persons or contain more than two sets of facilities.

2.1.2 Individual kitchen facilities

In flatlet / bedsit type of accommodation, food storage should be provided within each unit of accommodation as follows:

A suitable storage cupboard space with a minimum capacity equivalent to a 500mm wide wall or floor unit per person.

A refrigerator of not less than 5 cu ft capacity.

In bedsit accommodation where the unit contains integral kitchen facilities, each unit must contain:

a suitable sink and drainer with a satisfactory supply of wholesome cold drinking water and a readily available supply of hot water, properly connected to the drainage system.

22

A cooker with two burners or hobs, oven and grill. Two persons will require four burners or hobs.

A twin 13 amp power socket in addition to any sockets serving major electrical appliances. The sockets must be suitably located adjacent to the work surfaces, at a convenient height and at a suitable and safe distance from any water source.

A suitable fixed worktop, excluding the draining board, of not less than 1m in length by any standard manufactured depth to suit the space available.

A suitable storage cupboard space with a minimum capacity equivalent to a 500mm wide wall or floor unit per person.

A refrigerator of not less than 5 cu ft capacity.

The kitchen facilities should be situated in a distinct “kitchen area” suitably located within the space and where possible remote from the doorway.

2.2 Bathroom and toilet facilities

Where all or some of the units of living accommodation in an HMO do not contain facilities for exclusive use of the occupants there must be available a sufficient number of facilities available for shared use as follows:-

Up to 4 persons sharing

At least 1 full bathroom, containing either a bath or shower, toilet and wash hand basin.

For 5 persons sharing

At least 1 bathroom (which may contain a toilet), containing either a fixed bath or shower,

and one separate toilet with wash hand basin, (this toilet may be contained within a second bathroom).

6 to 10 persons sharing will require:

At least 2 bathrooms

and 2 separate toilets with wash hand basins (1 toilet may be contained within the second bathroom)

11 to 15 persons will require:

At least 3 bathrooms

23

And 3 separate toilets with wash hand basins (2 of the toilets may be contained within two of the bathrooms).

Note: Where a bathroom is provided in a house likely to be occupied by children, then the facilities must include a bath.

3. Fire Precautions

The Housing Act 2004 provides for local authorities to adopt a risk-based approach to enforcing fire safety in HMOs. The Housing Health and Safety Rating System (HHSRS) recommends that for multi-occupied buildings there should be adequate fire protection to the means of escape and between each unit of accommodation, appropriate fire detection and alarm systems(s) and as appropriate, emergency lighting, sprinkler systems or other fire-fighting equipment. In addition, properties subject to the provisions of mandatory licensing must be provided with appropriate fire precautions.

The Regulatory Reform (Fire Safety) Order 2005 gives powers to the Fire and Rescue Authority to enforce fire safety in the common areas of some HMOs, therefore a dual enforcement regime exists in these premises. To avoid conflict, enforcement is guided by a protocol between the local authority and the fire authority. In practice this generally means that the local authority takes on the responsibility for enforcement following consultation as necessary with the fire authority.

The housing provider is responsible for providing adequate fire precautions within a property and the owner/manager is also responsible for maintaining the means of escape. It will be necessary to carry out a full fire risk assessment of the whole premises. Officers from the Housing Standards team will also carry out a risk assessment when inspecting an HMO and will advise on the minimum level of fire detection necessary. Inspecting officers will use their discretion in establishing the level of risk.

The main areas covered here include the recommended category and grade of fire detection and alarm systems and standards for fire resisting elements of construction. A solution incorporating a sprinkler system may be acceptable in certain circumstances. Advice and information is available from the Housing Standards team. Contact details are on page 10.

3.1 Non – licensable HMOs

2 Storey and 3 storey - up to 4 persons - low risk (standard layout, single kitchen, able-bodied adults, well-managed).

Mains wired interlinked optical type smoke alarms in common parts and a heat detector in the kitchen (BS 5839-6:2004, LD3, Grade D)

Close fitting doors Sound construction to solid and partition walls and ceilings Fire blanket and dry powder extinguisher in the kitchen Escape windows as necessary

2 storey - 5 or more persons - high risk (vulnerable occupants, multiple cooking facilities, poor management and or layout).

24

3 storey - up to 4 persons - high risk (vulnerable occupants, multiple cooking facilities, poor management and or layout).

As above but with consideration given to a LD2 system and a protected route.

Bed-sit type HMOs of up to 2 storey

Fire detection and alarm system installed to BS 5839: Part 6, Grade D, category LD2 Protected route incorporating 30 minute fire resisting construction, including walls,

floors, ceilings, staircases, cupboard and loft hatches as appropriate 30 minute fire separation between units of accommodation throughout

30 minute fire-resisting doors (FD30S), tested to satisfy the performance criteria of British Standard 476, Parts 22 and 31, to all rooms leading onto the route

Wall mounted fire blanket and 1kg dry powder extinguisher in each kitchen and in each bedsit with cooking facilities, to comply with BS EN 1869:1997

Emergency lighting as necessary in common parts to be installed in accordance with BS 5266, Part 1:2005 or equivalent

3.2 Licensable HMOsThis category covers HMOs of three storeys and above with five or more occupants. All HMOs within this category will be required to have a fully protected escape route, fire detection and alarm system and some fire fighting equipment. The standards shown here are only a guide to what will be required. Officers will advise on the level of protection required in individual premises following inspection and risk assessment.

Houses Occupied on a Shared Basis – Low Risk (3 Storey)

(No more than five able-bodied adults, sharing one kitchen in a well-managed property).

Fire detection and alarm system installed to BS 5839: Part 6, Grade D, category LD2 Protected escape route incorporating 30 minute fire resisting construction, including

walls, floors, ceilings, staircases, cupboard and loft hatches as appropriate 30 minute fire-resisting doors (FD30S), tested to satisfy the performance criteria of

British Standard 476, Parts 22 and 31, to all rooms leading onto the route Wall mounted fire blanket and 1kg dry powder extinguisher in the kitchen, to comply

with BS EN 1869:1997 Emergency lighting as necessary in common parts to be installed in accordance with

BS 5266, Part 1:2005 or equivalent

Houses Occupied on a Shared Basis – High Risk (3 or more storeys)

(more than five occupants or vulnerable occupants, multiple cooking facilities, poor management and/ or layout)

Fire detection and alarm system to BS 5839: Part 6, Grade A, LD2 Fully protected escape route as above Wall mounted fire blanket and 1kg dry powder extinguisher in the kitchen Emergency lighting as necessary in common parts

3.3 General provisions relating to fire safety in all HMOs

25

BasementsWhere a property in either of the above categories includes a basement, the following applies:

30 minute fire separation must be provided between the basement level and the ground floor

Habitable rooms within a basement must have an escape window or door Where necessary, detection may be required interlinked with the system throughout

the property The staircase and spandrel must be of 30 minute fire resistant construction

Fire DetectionAll smoke alarms and heat detectors must be hard-wired (with integral battery back-up) and interlinked. All electrical work is to be carried out in accordance with the current edition of the Institution of Electrical Engineers Electrical Wiring Installation Regulations and current Building Regulations.

Sprinkler SystemsRelaxations from certain requirements for fire precautions may be considered where a sprinkler system is in place, designed and installed to BS 9251: 2005. Notices and SignsFire – routine notices must be provided and sited adjacent to manual break glass call points (where installed).

“Fire Door – Keep Shut” signs should be fitted on kitchen doors and others on the protected route subject to risk assessment.

Directional notices should be installed as required following risk assessment, for example where the layout is unusual.

Door LocksAll final exit doors and those leading onto the escape route must be openable without the use of a key.

Commercial PremisesCommercial and residential premises must be separated by 60 minute fire resisting construction.

Fire Plan and Maintenance of Escape RouteIt is recommended that where necessary a fire plan is devised for the occupants, so that in the event of fire, they are aware of how to evacuate the property quickly and safely. It is also of the utmost importance that the escape route is maintained free from obstruction at all times.

3.4 Fire detection and alarm system definitions and categories

BS 5839 – 6: 2004

26

Part 6 is the code of practice for the design, installation and maintenance of fire detection and alarm systems in dwellings.Levels of protection

Category LD – Protection of life

LD1A system installed throughout the dwelling, incorporating detectors in all circulation spaces that form part of the escape routes from the dwelling, and in all rooms and areas in which fire might start, other than toilets, bathrooms and shower rooms.

LD2A system incorporating detectors in all circulation spaces that form part of the escape routes from the dwelling, and in all rooms or areas that present a high fire risk to occupants (following risk assessment).

LD3A system incorporating detectors in all circulation spaces that form part of the escape routes from the dwelling.

Grade AA fire detection and alarm system incorporating control and indicating equipment.

Grade DA system of one or more mains powered smoke alarms, each with an integral power supply (the system may include heat alarms).

27