4site Consulting would like to offer some general guidance for managers, landlords and tenants following the recent tragedy at Grenfell Tower.
Fires within flats unfortunately occur more often than most would expect but are ordinarily contained long enough to be extinguished leaving the remainder of the block untouched. It is rare in the UK for there to be fires resulting in multiple fatalities.
There are many established fire safety and building construction standards which have improved safety and lowered the risk of fires that result in fatalities. A building such as Grenfell Tower would have been expected to contain such a fire within the unit in which it started. The devastation that it caused was unprecedented by modern building standards so the risk of recurrence is still very low, in our opinion.
What is the risk of fires with multiple fatalities in flats?
Fires within flats unfortunately occur more often than most would expect but are ordinarily contained long enough to be extinguished leaving the remainder of the block untouched. It is rare in the UK for there to be fires resulting in multiple fatalities.
There are many established fire safety and building construction standards which have improved safety and lowered the risk of fires that result in fatalities. A building such as Grenfell Tower would have been expected to contain such a fire within the unit in which it started. The devastation that it caused was unprecedented by modern building standards so the risk of recurrence is still very low, in our opinion.
Why don’t I have additional fire escapes in my building with only one way out?
Many residential tower blocks are constructed with a single staircase. This design for high rise buildings dates back to the 1950s and is still an accepted method of construction under current Building Regulations. The principle, in single staircase blocks, is that each individual flat form a fire-resistant compartment to contain the fire and the communal staircase is protected by fire doors to enable it to be used for prolonged periods of time and allow a safe escape.
Why is there no communal fire alarm in my block?
Where a block of flats or a residential building operates a ‘stay put’ policy, having a communal fire alarm system fitted causes confusion and is against the ethos of the ‘stay put’ procedure, encouraging people to leave the building when they are theoretically safer staying within their property.
Why are there no fire extinguishers in my block?
General guidance advises that only those people who have received suitable training should attempt to use portable firefighting equipment. There is no expectation that residents will engage in firefighting activities and it is neither feasible nor practical to provide training to residents. In fact, it is often more dangerous for an untrained person to attempt to tackle the fire and it can lead to the blaze becoming exacerbated or even the person requiring rescue.
Any resident can choose to purchase portable firefighting equipment such as a fire blanket or a multipurpose fire extinguisher for personal use within their home. If you do, you should read the instructions and guidance provided, never to take risks in a fire situation and evacuate the building as soon as possible.
Why aren’t sprinklers fitted in tower blocks?
Current Building Regulations only requires sprinkler protection of blocks of flats that exceed 30m in height in newly built blocks.
The sprinklers need only be installed within the flats, but not the common parts. Older housing blocks do not always have the same level of fire controls as would newly built properties, however, this doesn’t mean they are unsafe. Great consideration goes into weighing up the practicalities of sprinkler installation against the benefit it would bring to the block; given the apparent solid construction of a Tower such as Grenfell, its ability to contain a fire to a small area would have been enough to negate the need for such a system and that decision would have been based upon not only theory, but 100’s of other prior flat fires. So, whilst hindsight tells us a sprinkler system would have helped, it appears to have been extra ordinary circumstances that has allowed that to be the case and it is those circumstances we should be questioning and not the sprinklers.
Why are people advised to ‘stay put’ in a fire?
The fire safety of the occupants in blocks of flats hinges on the fire-resistant construction of the flats. This means that every single unit has fire-resistant walls, ceilings, and floors to separate it from the neighbouring flats to the side, above and below. The common areas and corridors within the block are also protected by fire-resistant walls to help ensure safe escape of the building’s occupants, should it ever be required. The idea of compartmentation is to help ensure that fire is contained within its immediate area of ignition, thus not endangering the adjacent flats or those lives inside and giving the fire authorities enough time to extinguish it.
This is the basis of a ‘stay put’ policy, which basically means that any people in the flat where the fire broke out will need to evacuate the area, but their neighbours shouldn’t need to, as they will be safe enough where they are. By ensuring that the neighbours are safely contained within their flats, the firefighters can get on and do their job without the need to worry so much about all the other potentially hundreds of other people in the block.
Residents will naturally be worried, following the Fire at Grenfell Tower, however this block was the exception to the rule and the investigation teams will endeavour to work out why. Stay Put policies work in theory and, until recently, have had a great track record of working in progress.
What if there is a fire inside my flat?
If there is a fire inside your flat or maisonette you should alert all the people in your flat and leave, closing the doors behind you. You should follow the escape plan and if there is a lot of smoke, crawl along the floor where the air should be clearer. Always use the stairs, not the lift and call 999 as soon as you are in a safe place.
What if there is a fire elsewhere in the building?
If there is a fire elsewhere in the building then the structure of the building (walls, floors and doors) is designed to give you a minimum of 30-60 minutes protection, enabling you to remain in your flat whilst the Fire Service extinguish it. If there is a fire elsewhere in your building then you are usually safer to stay in your flat unless the heat or smoke from the fire is affecting you, in which case you can leave via the stairs if safe to do so. If it is not safe to leave and you do remain in your flat, call 999 and tell them which flat you are in. If at any time you are concerned about your safety, and it is safe to do so, you should evacuate the building to a place of safety.
What should be done if the building has been re-clad for decorative and energy efficiency purposes?
It is unlikely that all cladding would be a problem. The materials used are often Fire Rated to British Standards and are rigorously tested to ensure this compliance. There are also various controls in place to ensure the safe installation of this at the point of construction.
There is a need to audit the materials and designs used in other buildings for comparison with those used in the Grenfell Tower. Better performing cladding and insulation materials may have been used in some, so it is important to determine which might present similar risks so that effort may focus on them first. Checks on the quality of installation, where possible, are also highly desirable.
