It shouldn’t take fires and tragedy to bring about action.
The UK has a tall building crisis, with at least five major fires in blocks of flats this year. The latest one hit a six-storey student accommodation block in Bolton, spreading extremely quickly up the building’s exterior injuring two people and requiring 200 firefighters.
The student accommodation was high-pressure laminate (HPL), lethal when combined with combustible insulation but different to Grenfell. The student accommodation is said to have undergone subsequent work in 2018, however, the cladding still burned away.
The Fire Protection Association (FPA), said the Bolton fire should be classed as a near-miss and that it:
“Provides a stark reminder that the problem facing UK fire safety is the result of many issues and not just Grenfell-style aluminium composite material cladding.”
Questions continue to be raised about fire safety regulations and enforcement. We’re going to focus on student accommodation, private sector influence, what students can do to reduce fire risk and the current codes of practice.
Where are We at with Cladding and High-Rise Buildings?
Of the 433 buildings with ACM (aluminium composite material) cladding, 318 have yet to undergo reparation work. It’s impossible to say which buildings would burn like Grenfell, and with an estimate of £6.9bn by G15 to make buildings fire-safe progress is slow.
The government has released £400m for social housing and £200m for the private sector. However, only one block is currently at pre-contract approval stage. A protection board chaired by the National Fire Chiefs Council has been established to make sure all 318 buildings with ACM cladding are safe while awaiting rectification.
There is now a ban on combustible materials on all new residential buildings and any balconies in new buildings over 18m-tall. It doesn’t apply retrospectively or to any buildings under 18m, including the Bolton student accommodation.
The law on sprinklers in high-rise buildings is also being reconsidered, fewer than 1% of council-owned tower blocks are estimated to have sprinkler systems and are only required to be installed in new-build housing blocks, over 30 metres or 10 storeys.
Social housing landlords have pushed for clarity on combustible materials on high-rise buildings, where residents cannot sell or re-mortgage because of the cladding.
What’s the Status of Non-ACM Cladding?
The government have advised that when combined with combustible insulation, HPL is unlikely to resist the spread of fire. However, with no funding, the bill for removal falls to landlords and leaseholders. Acknowledgement that the issue goes far beyond ACM is long overdue along with a complete overhaul of UK fire safety.
The Fire Brigades Union General Secretary, Matt Wrack said the Bolton fire was deeply troubling:
“This is not how any building should react to a fire in the 21st century, let alone a building in which people live.”
The FPA believes any combustibles ban must be based on risk instead of building height. The original height legislation was to accommodate the use of wheeled escape ladders, which have not been widespread since the late 1980’s. It’s not known how many buildings haven’t been checked because they’re under 18m.
How is the Private Sector Influencing Student Accommodation Fire Safety?
The student accommodation sector is becoming increasingly privatised, valued at over £50bn and operating 50% of all bed spaces. Less universities are owning their accommodation, leaving them with little responsibility for ensuring safe student homes.
Private halls have fire safety obligations, however with their confusing legislative position, arrangements between managers, freeholders and leaseholders and 11,500 fewer fighters now than in 2010 it’s very difficult to enforce any fire safety legislations.
Private halls are associated with notoriously poor tenancy rights and exorbitant rent, profiting from student debt and public money. Universities must take more responsibility over student housing and fire safety.
Standards and Codes of Practice
Halls of residence should belong to a government approved code, assuring that the accommodation is safe to live in by abiding by a set of standards including fire safety.
University-owned accommodation should belong to either:
- Universities UK/Guild HE Code of Practice for the Management of Student Housing.
- ANUK/Unipol Code of Standards for Larger Residential Developments for student accommodation managed and controlled by education establishments.
Privately-owned halls of residence should belong to:
- ANUK/Unipol Code of Standards for Larger Developments for student accommodation not managed or controlled by educational establishments.
Fire Safety Codes of Practice
Fire Risk Assessment
All three codes specify all properties have an up to date and regularly reviewed fire risk assessment (FRA) conducted by a competent person. The FRA must be reviewed when the premises undergoes any changes of use, refurbishment, remodelling or anything that will affect fire safety procedures.
Fire Prevention
Tenants must have access to fire safety guidelines, clearly displayed on safety procedures, avoiding risk, what to do in the event of a fire and disciplinary action if fire alarms or firefighting equipment is misused.
Fire Detection and Alarms
Fire detection and alarm systems must be designed, installed and maintained to the correct legislation, the Regulatory Reform (Fire Safety) Order 2005, British Standards and in line with the FRA. Fire detection and alarm systems must be tested, serviced and maintained regularly by a competent person and recorded.
Evacuation Routes
All exit routes must be maintained safe, accessible and unobstructed for safe evacuation in a fire. Any maintenance of equipment relating to the evacuation route must be in line with the correct British Standards and FRA such as emergency lighting, fire doors and fire extinguishers.
Fire Evacuation Drills
Fire drills should be regular, and a record kept of the effectiveness of procedures. Tenants should be aware of fire evacuation procedures.
Furniture and Storage Space
Properties covered by the two ANUK Code of Standards must ensure furnishings and furniture provided as part of the occupancy agreement meets the relevant fire safety legislation i.e. Furniture and Furnishings (Fire Safety) Regulations 1988 (as amended).
Special Circumstances
Personal emergency evacuation plans (PEEPs) should be devised to assist anyone with disabilities evacuate safely in an emergency.
Find more specific information relating to the Universities UK code and what it covers here.
Find more specific information relating to the ANUK code and what it covers here.
The codes of practice are approved by the Secretary of State under section 233 of the Housing Act 2004. See the Housing (Approval of Codes of Management Practice) (Student Accommodation) (England) Order 2019.
Fire Safety Tips for Students
In the Kitchen
Kitchen fires are most commonly started by cooking appliances left on or unattended when combined with poor fire safety knowledge it can have fatal results.
- Stay with your food while cooking. If you leave the room, the heat source should be switched off and food removed.
- Clean your oven, grill and other appliances regularly to stop deposits collecting in the heating elements.
- Use extractor fans to prevent overheating and stop false alarms.
- Don’t use kitchen appliances if you’ve been drinking or are over-tired.
Cooking appliances are normally not permitted in bedrooms but check with your specific accommodation.
Careful with Your Cigarettes
It’s likely whether you’re in university or privately-owned accommodation that you’ll be banned from smoking indoors.
- Make sure that your cigarette is completely put out and the end is cold before you throw it away.
- Don’t smoke when you’re tired, falling asleep while a cigarette is lit can have fatal repercussions.
- Never smoke in bed or in a chair if you’re likely to fall asleep.
- Don’t leave lit cigarettes unattended.
- Always tap ash into an ash tray not a bin with other rubbish and don’t let your ash build up.
E-Cigarettes Safety
- Don’t leave e-cigarettes on charge unattended.
- Don’t mix different e-cigarettes components.
- Only use the charger supplied.
- Any e-cigarettes should be purchased from a reputable source and be CE marked.
Stay Clear of Candles and Incense
Candles and incense may be banned at your accommodation so make sure to check before you pack them.
- If you can have candles and incense, always blow them out before going to bed or to a lecture.
- Don’t leave candles or incense near flammable items like clothing, bedding, curtains or paperwork.
- Consider battery operated candles or reed diffusers as a safer alternative. They also last longer.
Be Responsible with Alcohol
Alcohol plays a big role in students’ lives but its effects can have potentially tragic results like a fire if proper precautions are not taken. It can make you drowsy and less alert to a fire, the impaired judgement and lack of mobility heightens the feelings of disorientation stopping you from safely evacuating.
- Don’t cook if you’ve been drinking, if you’re hungry buy food on the way back from the pub or club instead.
- Try to keep track of how much you’re consuming. Don’t drink so much that you can’t take care of yourself.
Smoke Alarms Save Lives
Smoke alarms may seem annoying, particularly if it goes off every time you make toast but you’re twice as likely to die in a fire without one. Avoid the temptation to take the batteries out or cover the alarm up.
Check weekly that they’re all in working order. Do not ignore a beeping smoke alarm, it’s telling you the battery is low. You must replace batteries immediately.
Know your Safety Equipment
Firefighting equipment should be provided where there is a risk of fire, like extinguishers or blankets. You should know where they’re kept and be aware of the fire safety strategy for the building.
Also pay attention to escape routes and evacuation plan in case of an emergency. Remember not to prop fire doors open and keep them free from obstruction.
Don’t tamper with firefighting equipment or signage:
- Smoke/heat detectors
- Fire extinguishers and blankets
- Fire doors
- Dry risers
- Fire signs
- Alarm call points
Raising the Alarm
A fire alarm system is automatically activated by smoke or heat detectors but can also be manually activated by a call point. If you discover a fire, find the nearest call point immediately it’s important to alert everyone to a potential fire.
Know the Emergency Plan
When moving into your accommodation you should be made aware of the emergency evacuation plan and assembly point. You should also participate in frequent fire drills to test the effectiveness of the plan. It’s important to be prepared so you don’t panic in a real emergency and know what to do. Don’t go back in the building for any reason until you are told it’s safe.
Keep an Eye on Your Electricals
- If you’re away or asleep everything you should turn all electricals off especially your heaters, hairdryers and straighteners.
- Don’t keep electricals near flammable materials like clothes, bedding and paper.
- Even if you’re at your accommodation, switch off all electrical equipment as soon as you’ve finished using them.
- Sockets and adaptors must not be overloaded. If you use extension adaptors, be careful with high-power items like kettles, heaters and irons to ensure it won’t exceed the maximum current.
- Portable heaters are a popular student item and while they are useful, it can also be a significant fire risk if left on while you’re out or placed on an unstable surface.
- If any of your chargers break only replace them with the official version. They may be more expensive but will also have been tested to higher standards reducing risk of fire.
Check regularly for:
- a smell of hot plastic or burning near an appliance or socket
- sparks or smoke coming from a plug or appliance
- blackness or scorch marks around a socket or plug, or on an appliance
- damaged or frayed leads
- coloured wire inside leads showing at the plug or anywhere else
- melted plastic on appliance casings or leads
- fuses that blow or circuit-breakers that operate for no obvious reason
If any of these issues are present, don’t use the appliance or socket. Check you’re not overloading your sockets by using the Socket Calculator by Electrical Safety First.
Any electrical equipment supplied by your accommodation, they are legally required to ensure it is safe. This is often done via a PAT (portable appliance testing). Check before moving in what your accommodation’s policy is on electrical appliances and PAT testing.
Carbon Monoxide
Accommodation have a responsibility to have their gas appliances checked yearly by a Gas Safe registered engineer and provide tenants with a copy of the safety check record. Students can ask for this evidence if not already supplied, regardless of whether it’s university-owned or privately-owned accommodation. Carbon monoxide alarms must be installed in rooms with a solid fuel burning appliance. E.g. if the kitchen has a gas cooker.
About APG
The Asset Protection Group comprises a group of Fire & Security companies with shared ownership and one common goal, protecting your most important assets. As a collective group, we look to offer protection to your assets to assist you with your ongoing success within your own business.