Dr Shaun Lundy is the Technical Director at 4site Consulting leading the service delivery, quality and new technical developments. Shaun is both a Chartered Safety & Health Practitioner and a Chartered Building Engineer.
The Corridors of Power
So, who controls your corridors and common parts? The corridors and common parts are effectively owned by the freeholder with the leaseholder demise starting at the front door of the flat. It is however often the case that leaseholders begin to take ownership of these areas by using them to store items such as bicycles and boxes, or they begin to claim the space around their front doors with door mats, plant pots or tables despite these areas not being in their lease. This can lead to disputes with the freeholder, other leaseholders or more seriously breaches of fire safety regulations, potential enforcement action or worse still hindering residents escape in the event of a fire.
The lease itself will sometimes cover this issue, making it clear that nothing is to be stored in the corridors, staircases or landings. Sometimes the lease will specify items such as perambulators, bicycles or boxed items. Where it’s not covered in the lease it falls to the fire risk assessment to set the policy and this isn’t always straightforward.
Fire Safety
When it comes to fire safety, means of escape, such as corridors and stairwells, should be kept free from flammable materials like cardboard boxes, and sources of ignition, like gas canisters. They also need to be free from any obstruction that may hinder the means of escape.
The legislation is not prescriptive on this issue which has led to two approaches being adopted.
Zero Tolerance
By far the simplest but often least popular with residents is the ‘zero-tolerance’ approach. With zero tolerance all common part must be kept absolutely clear at all times. This would include seemingly innocuous items such as door mats. Whilst this simplistic sterile approach is perhaps attractive to those who manage blocks it can cause consternation for residents who want to have a homelier feel to their block.
Managed Use
The alternative is a ‘managed use’ policy where certain items are permitted such as door mats or plants but not bikes, posters or prams. Sometimes it can be anticipated by providing door mats that are set into the floor so as not to cause a trip hazard or by providing fire resistant pictures and plants to create a homelier feel to the common parts.
Evidence suggests that adopting a ‘managed use’ policy can encourage residents to be more cooperative on other issues through the concept of shared responsibility.
Unfortunately, it’s not always plain sailing and some agents have had to resort to a ‘zero-tolerance’ approach following the abuse of a ‘managed use’ policy on the basis that fire safety takes priority.
The best approach for your block
The approach you take will depend on the design of the block, the nature of the residents and ultimately your fire risk assessment.
Communication with your residents is key in helping them understand the reasons for keeping corridors clear. If you can try to make the common parts as homely and welcoming as possible with pictures that conform to fire safety requirements, this can discourage residents from putting up their own pictures which will often not be suitable from a fire safety point of view.
If you have continued problems with bikes, mobility scooters or prams consider working with the residents to either identify storage options in the block that don’t compromise fire safety or installing a new storage facility or a secure bike rack for example outside. This can sometimes be achieved by altering the parking arrangements or bin storage to make space for a new secure storage facility. Your fire risk assessor will be able to help you decide on the options that maybe available and which policy to adopt for a particular block. They will also have the experience on how best to communicate the policy to residents to avoid confusion or disputes and maintain the safety of all.
