Requirements of the Fire Safety Act of 2021 go into effect commencing 23 Jan. 2023 in the United Kingdom. First proposed in the wake of the Grenfell tragedy in 2017, the Act addresses facets to strengthen relevant enforcement powers and to hold building owners and managers to account.
Annual fire checks
“These latest changes are a milestone for fire safety within the built environment,” comments Robert Norton, UK Director of PlanRadar, a software company for the construction and real estate industry. “Fire safety standards and knowledge vary wildly between businesses, and these new regulations represent a step towards safer construction.”
“Annual fire checks for passive fire protection such as for fire safety doors will also help tackle the widespread negligence in this area,” Norton adds.
New requirements
Responsible persons must provide up-to-date electronic building floor plans to local fire services
New requirements apply to “responsible persons” typically the building owner of a multi-occupied residential building. For example, they must provide up-to-date electronic building floor plans to local fire services and also include a hard copy of floor plans on-site in a secure information box.
They must provide the fire services with information about the design and materials used in a building’s external wall system, including the level of risk and steps taken to mitigate the risk.
Responsible person
“Responsible persons” are also required to check, and repair as needed, the lifts and firefighting equipment operation monthly.
A secure information box must include the name and contact details of the “responsible person,” and wayfinding signage must be visible in low light or smoky conditions to identify flat and floor numbers in the stairwells.
additional obligations
In addition to provisions that apply regardless of a building’s height, there are additional obligations for buildings above 11 meters (36 feet) in height, and even more requirements for buildings 18 meters (59 feet) in height and taller (or seven stories).
For buildings taller than 11 meters, owners are required to check flat entrance doors yearly and to check all fire doors in the common parts quarterly.
fire safety instructions
The Fire Safety Bill strengthens the relevant enforcement powers to hold building owners and managers to account
If a residential building has two or more domestic premises, owners must provide fire safety instructions including how to report a fire and what to do when a fire has occurred, including evacuation strategy. They must provide residents with information on the importance of fire doors to a building’s fire safety.
The Fire Safety Act implements the most urgent recommendations from the first phase of the Grenfell Tower Public Inquiry. Dame Judith Hackitt’s review found that the previous regulatory system was not fit for purpose in relation to high-rise and complex buildings. The Fire Safety Bill strengthens the relevant enforcement powers to hold building owners and managers to account.
safety-first approach
“The new regulations are a welcome step forward and will push housebuilders and developers to demonstrate best practice and to certify all building products used in residential construction are safe within the specified system,” says Steve Callow, Housing Manager, MPA Masonry, an industry body that represents manufacturers of concrete blocks.
“It’s clear we need to adopt a more safety-first approach to the way we build and, hopefully, these tougher regulations do just that,” Callow adds. “I hope it will finally end value engineering and create a far more robust framework for fire inspection. I hope it will also make developers think carefully about the types of materials they use.”
modular and engineered timber Concerns
Only a month ago, the National Fire Chiefs Council highlighted the significant risks posed by modular and engineered timber for high-rise urban construction. While these materials have a place in modern construction, they should be considered in the context of the new regulations and incoming gateways.
Affordability should not be achieved at the expense of occupant safety, says Callow. “Occupant safety is paramount to all these considerations, and masonry is perfectly placed to deliver upon this," he says.
recording fire assessments
“Greater emphasis on the RP (responsible person) will help motivate change from within the building sector," adds Norton. “Businesses and asset owners should now look to digital platforms to effectively record fire assessments and completed work to ensure checks are carried out regularly and to a higher standard,” he suggests.
Incoming tighter standards will help embed a more holistic outlook on fire safety that assesses what protection is in place"
“We need to go above and beyond mere ‘compliance’ and stop developers cutting corners and side-lining safety for financial gain,” says Ian King, COO at fire retardant technology company Zeroignition. “The new regulations are a long-overdue shift in momentum. Incoming tighter standards will help embed a more holistic outlook on fire safety that closely assesses the materials used in buildings, how they are assembled into systems, and what protection is in place,” adds King.
digital systems
A renewed focus on processes, monitoring, and culpability using digital systems will make it harder for newly appointed responsible persons and developers to avoid thorough fire risk assessments, says King. “This will help maintain a clearer ‘golden thread’ of information on inspections and building plans.”
“It’s a step in the right direction, but ultimately just the tip of the iceberg,” says King. “I just pray there will be more to come in the near future.”