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It is ours not to reason whether the Houses in Multiple Occupation legislation represents good value for money or the most effective way of improving public safety. The legislation has, undoubtedly, created a whole new industry and places serious new burdens on property owners. We can help.
All Councils are required by law to introduce a licensing system for Houses in Multiple Occupation. The aim is to increase the protection for tenants and neighbours by making sure accommodation is safe, well managed and of good quality. Houses in Multiple Occupation (HMO)include shared flats and houses, bed-sits, lodgings, communal accommodation such as student residences and hostels. Properties need to be licensed now if:
•it is the main home of five or more residents and
•the residents are members of more than two families
Otherwise, you must apply for a licence by these dates depending on how many people live in the property:
•four residents by 30 September 2002
•three residents by 30 September 2003
One of the more onerous aspects of these regulations concerns fire safety.
All HMO properties must be provided with adequate means of fire detection and warning and adequate means of escape. For most tenement flats, the escape route will be through the common stair, reached from the entrance door of each flat. The work required is based on a risk assessment of the property which will be dependent on the type of building, the number of storeys, the storey height, the internal layout and the total number of people living in the property. Where any storey height within the premises exceeds 11m there may be a requirement to provide additional exits from the premises. Fire safety measures may include:
•means of detection and giving warning in case of fire
•provision of adequate means of escape
•provision of fire-fighting equipment
•provision of an emergency plan, fire routine procedures and a telephone for calling the Emergency Services
•fire safety management practices such as the regular maintenance offire safety equipment and systems and the giving of fire safety instructions to all residents and employees.
Systems required:
More than six residents – the HMO should have a suitable fire detection and alarm system complying with BS 5839: Part 1: 1988: Type L2.
Up to six residents – the HMO should have either:
•in the case of double uppers or two storey premises the system must comply with BS 5839: Part 1: Type L3.or
•for HMOs subject to a risk analysis in compliance with BS 5839: Part6: (option of a LD1:LD2 or LD3 system depending on the constructional and fire resistance qualities of the premises).
Fire doors
A crucial part of fire safety in an HMO is the provision of self-closing firedoors to protect escape routes. All fire doors will need to be fitted withan overhead hydraulic door closer. Traditional panelled doors, such as those found throughout Edinburgh, are not considered to be capable of providing the required 30 minutes fire resistance, and will need to be replaced or upgraded. Acceptable methods of upgrading include the use of proven systems – such as specialised paints, membranes and fire resistant boards
For more information contact Ian McKee
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Edrom Steading
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44 (0)131 225 4235
