Loft conversions

[Deleted member 277922]

Contractor has advised that private building inspector will accept smoke alarms in every room and in circulation areas instead of installing fire doors. Apparently LA BCO will insist on upgraded fire doors to all rooms off the stairway and alarms in circulation areas. Who is correct or is it simply down to interpretation?

 

[^woody^]

Which one would you trust your life with?

 

[Nakajo]

(Assuming the BCO pops round every evening to make sure all doors are closed)

 

[Deleted member 277922]

TBH I’d feel reasonably safe with either, just curious to know if there’s a right or wrong as don’t want to be caught out. I’d also feel safer with an escape window but I know building control don’t ask for this if over 4.5m. Having read various online guidance an enhanced smoke alarm system should be either a Grade A or B system. Can’t say that I’ve ever seen a control panel in a family home before though so assume this is to point people in the direction of installing fire doors instead. Point noted regarding the doors being left open.

 

[johnny2007]

Private BCO are to be avoided at all costs if possible.
In my experience they'll pass anything that will not collapse today as long as they're paid upfront.
Contractors using them should explain why they pay a lot of money for something that it's included in the BC fee.
I always preferred and used the council BCO and build up a good relationship with them, so I knew what they expected.
And I was glad that I never walked away from a job thinking: "I hope everything goes well"
Install fire doors.

 

[Nakajo]

Install smoke alarms.

 

[Deleted member 277922]

That’s interesting what you say about private inspectors. It’s seems building inspectors from anywhere are like marmite depending on who you speak to. Chap down the road uses a private company from London. He lives in the North West. Ah well back to the drawing board .

 

[^woody^]

The approved method to meet the building regulations is to fit fire doors. But as the regulations are not prescriptive, there may well be other alternatives, but those alternatives need to be considered and justified, and it's not a case of ether/or.

A system without a panel is Grade D1 LD1, but you will need to test the system monthly and service it annually.

Its true that you can do what you like once the work is finished - not close fire doors or remove them or not replace faulty detectors or turn beeping ones off. It's also true that you don't have to accept minimum standards - fit an escape window if you like, fit fire doors and a full alarm system, whatever. Its your life, protect it as you deem fit.

You may need to inform your insurers that you have a non-standard set up (ie no fire doors) and they may consider this an extra or unacceptable risk. Likewise for any future house purchaser/surveyor.

It's well known that inspectors are lax when it comes to fire safety. They approve things that should not be approved for their convenience and not for customers safety. That is why there is currently a big review and changes are coming.

 

[Deleted member 277922]

Thanks for the reply Woody, very detailed and informative. It’s fire doors for me, with hardwired alarms on each landing and hallway. I’m glad changes are coming. If building inspectors can’t agree on minimum standards for fire safety then something is fundamentally wrong.