The installation of maintained or non-maintained emergency lighting should be decided based upon building type, its occupants and its usage.
What is the difference between maintained and non-maintained emergency lights?
Maintained Lights
Maintained emergency lighting is on at all times. These lights are mains powered and used as part of the normal room lighting system. However, should the mains power fail, it will stay lit for a specific duration powered by a back-up battery.
Maintained lighting could include lit fire exit signs, bulkhead lighting or recessed downlights.
This type of emergency lighting is generally used in non-residential places of public assembly such as leisure centres, cinemas, shopping centres etc. In public venues where the normal lighting is often dimmed e.g. cinemas, theatres or bars, maintained luminaries are always required.
Non-maintained Lights
Non-maintained lightingonly comes on for a specific duration when the power supply to normal artificial lighting fails. These light fittings are powered by a battery that is charged from a constant trickle of mains power. This battery should have enough charge to remain lit for a duration of 3 hours if the mains power fails. Regular testing of emergency lighting is required to ensure that it is working and will be effective in an emergency. Read more about testing and maintenance.
Non-maintained emergency lights are normally suitable for buildings which are usually lit when occupied, for example, workplaces, offices, and schools.
Can an emergency light fitting be both maintained AND non-maintained?
Yes. Maintained emergency light fittings or signs used as part of a normal room lighting system can also be wired to perform as a non-maintained fitting if required. This especially useful if your property has multiple uses, where you have a mix of maintained and non-maintained lighting requirements, only one type of light needs to be purchased. Many maintained fittings are available as switchable units, meaning they can be switched between maintained and non-maintained modes using an ordinary light switch. However, non-maintained light fittings cannot be wired for use in maintained operation.
If you are unsure which emergency lighting is best for your environment, it is best practice to conduct a fire risk assessment. This must be conducted by a ‘competent person’. A specialist risk assessor will advise the most suitable option in line with the current regulations if your organisation cannot complete this in house.
Watch our video to learn the difference between maintained and non-maintained emergency lighting
Which type of emergency lighting do I need?
British Standards guidelines 5266-1:2011 requires emergency lighting to be installed in all high occupancy residential, public or commercial buildings. It outlines the duties of the ‘Responsible Person‘ and focuses on emergency lighting fixtures ensuring escape routes are illuminated when the mains power fails. There are often more specific requirements given by local authorities in each area; check your local government website for more information.
Whether maintained or non-maintained emergency lighting is needed is largely a question for fire risk assessors based on each individual property. If non-maintained lighting is deemed sufficient, it is also worth considering the reduced environmental impact and lower energy cost of using non-maintained lighting over time.
There are various British Standards that set out the regulations for emergency lighting where further guidance can be sought:
BS5266-1Code of practice for emergency lighting of premises sets out general guidance on what emergency lighting should be provided in each environment
BS EN 50172 / BS 5266-8Emergency escape lighting systems details minimum emergency lighting provision and testing for each type of environment
Kitchens produce great amounts of steam and smoke when cooking which may set off smoke alarms, therefore heat alarms are advised instead. The majority of fires in the home are started in the kitchen, making fires in houses without heat alarms go undetected for a much longer period. You miss out on the ability to detect rises in temperature and the sound of an alarm to alert you of a fire.
What does a heat alarm do?
A heat alarm is a type of fire alarm that detects a rapid rise in temperature, rather than the presence of smoke. Heat alarms contain a thermistor that is set to respond to temperatures above 58°C. When heat enters the sensor chamber in the alarm, it triggers the heat alarm to sound, alerting occupants of a fire. A heat alarm serves as a key component in fire safety systems. By alerting occupants to dangerous temperature increases, heat alarms help to reduce the risk of fire-related injuries and property damage, allowing for swift evacuation and intervention measures.
What is the difference between heat alarms and smoke alarms?
Heat alarms and smoke alarms work together to provide the best fire detection system in homes. While smoke alarms are designed to detect the presence of smoke, heat alarms are specifically engineered to respond to rises in temperature. The difference in detection makes heat alarms advantageous in environments prone to smoke exposure, such as kitchens and garages. Unlike smoke alarms, which may sound an alarm in response to smoke from cooking or other non-fire-related sources, heat alarms remain unaffected, reducing the likelihood of false alarms. Smoke alarms (optical alarms) are ideally suited to hallways, landings, living areas and bedrooms where false alarms are unlikely.
Where should I put a heat alarm?
Heat alarms should be installed in places where smoke alarms would be prone to false alarms, such as kitchens and garages. Smoke alarms would detect smoke from cooking in the kitchen and exhaust fumes in the garage, therefore it is wise to have a heat alarm in these areas instead.
Heat alarms will have positioning instructions within the supplied user manual, but ideally should be installed in the centre of the ceiling. It’s recommended to position the heat alarm at least 300mm away from walls and light fittings/decorative objects. This is because air does not circulate effectively in corners, and objects like light fittings can obstruct heat from entering the heat alarm’s sensor chamber.
On a sloped ceiling, the position of a heat alarm should be measured vertically from the peak, and can be installed within 150mm of it. It’s still important to position the detector as central to the ceiling as possible.
Are heat alarms a legal requirement?
In Scotland, all domestic premises are now required by law to have a heat alarm in the kitchen. For the rest of the UK, legal requirements regarding heat alarms vary depending on the type of property and its specific circumstances.
If your home had heat alarms fitted when you moved in or they’re required by building regulations to be fitted as part as an extension or renovation, then you must have heat alarms. Regardless of the law, fitting a heat alarm in the kitchen allows you to have the best level of protection for you and your family in the event of a fire.
More than half of UK housefires start in the kitchen
HMO’s (‘homes of multiple occupancy’) are rented properties with shared communal spaces, like kitchens and bathrooms, where the tenants lease independently. A common example of this is student housing, while HMOs are often habituated by recent graduates, and other young people. Shared communal spaces often have neglected responsibility for safety and general housekeeping, meaning that the risk of fires in HMOs is raised.
The Responsible Person for the building has a duty to maintain and promote fire safety in rental properties. This includes installing the right fire detection systems, educating tenants on fire safety, and maintaining fire doors. In the event of a fire, domestic firefighting equipment can be a lifeline for tenants.
Should landlords provide fire extinguishers in HMOs?
At least one suitable fire extinguisher must be provided in every kitchen of a large HMO (more than 5 tenants). Water Mist extinguishers are ideal for this, as they can be used on solid and liquid combustible fires, as well as small cooking fires. This covers most home fire risks. The landlord, or Responsible Person for the property must ensure that all extinguishers are well maintained. They must also be serviced annually (if applicable), and replaced if used or damaged.
Fire extinguishers can be used to aid a tenant in safe escape from a building. They may also be used to tackle small flames before they become out of control.
In private rentals, landlords are not obliged to provide fire extinguishers, although it is recommended.
Should landlords provide fire blankets in HMOs?
Fire blankets can prevent small pan fires from spreading out of control
Landlords must provide one fire blanket per kitchen in every HMO, no matter how many tenants are resident. These should be hung on a wall away from the likely source of fire (cooker), regularly checked, and replaced if used or damaged. Fire blankets provide a simple and effective solution to frying pan fires, which cannot be extinguished with water. Accidents in the kitchen which cause fires can be devastating if allowed to spread.
The provision of fire blankets in private rentals is not mandated. However, more than half of all UK house fires start in the kitchen. Installing a fire blanket protects both the tenant and the property from fire.
Are tenants expected to fight fires?
Tenants cannot be expected to put themselves at risk to fight a fire. By providing fire fighting equipment, such as extinguishers and fire blankets, the tenant is provided with the option to tackle a small fire before it spreads, and only if it is safe to do so.
When a new tenant moves in, they should be provided with guidance about what to do in a fire. This includes instruction on how to use fire-fighting equipment if it has been installed, but only to attempt this if it is safe. More importantly, tenants should be told how to raise the alarm in the event of a fire, and how to safely evacuate the building. This is particularly important in flats and HMOs.
Misuse of fire extinguishers in HMOs
Educating tenants on the correct use of the extinguishers installed in HMOs is essential; getting this wrong can be fatal. Where more than one type of fire extinguisher is installed to cover different fire risks, there is a risk of the wrong type being used. This can be incredibly dangerous, not only because the extinguisher will not work, but because it could make the fire worse, and spread the flames. The only way to avoid this is to install one type of extinguisher. However, this extinguisher must be suitable for all present fire risks. A Water Mist extinguisher is therefore a good example of a versatile extinguisher that provides good all round coverage for most common risks.
There is also, of course, a risk of vandalism to and with fire extinguishers in HMOs. This could involve damage to the extinguisher, or unnecessary deployment of the extinguisher. The best way to avoid this is educating residents on the importance of extinguishers for fighting fires. This is particularly important as if there are repeated incidents of vandalism, the risk assessment may find the risk of this to outweigh the risk of fire. In this case, extinguishers would need to be removed, meaning that they would not be available in a fire.
Installing Water Mist extinguishers overcomes some of the dangers associated with accidental or unnecessary deployment. These units contain only deionised water, which is non-toxic, and will not cause damage to furniture or property.
How can landlords prevent the spread of fires?
Fire doors slow the spread of smoke and flames
Fire fighting is a last resort in stopping the spread of fires. Tenants and the properties they live in must be primarily protected by preventative measures. This includes:
Maintenance of fire doors – use our free fire door inspection checklist to monitor the condition of fire doors in HMOs. From January 2023, in buildings over 11m in height, flat entrance door must be checked annually, while doors in and entering onto communal spaces must be checked quarterly. This includes checking door closers for vandalism – appropriate action must be taken where these have been deactivated due to tenants with mobility issues struggling with heavy fire doors.
Fire detection systems – Every HMO must have a suitable fire detection system, which is maintained and tested regularly.
Educating tenants – when they move in, tenants should be given guidance about good house keeping in relation to fire safety. They should also be advised on how to respond to a fire, including how to raise the alarm and evacuate.
Fire suppression systems – in some buildings, such as blocks of flats, suppression systems like sprinklers may be appropriate. Sprinklers reduce the damage caused by fire, and to allow tenants time to escape.
Fire-fighting equipment – fire blankets must be installed in the kitchens of all HMOs, and tenants should be advised on how and when to use them. Similarly, where fire extinguishers are installed, tenants should be given guidance on when they might attempt to use them, and which type of extinguisher to use.
Are tenants liable for fires?
There are over 30,000 house fires in the UK every year. These accidents are often devastating for the residents, who may lose all of their belongings. Landlords’ building insurance is therefore essential for the protection of their property from fire.
Tenants cannot be held accountable for failing to fight a fire that breaks out in their home. However, they may be liable for causing the fire if the subsequent investigation finds them to have been at fault. Tenants should therefore invest in contents insurance, including fire damage caused by accidents, faulty appliances, electrical issues.
It is Responsible Person’s duty to ensure that fire, and the damage they cause, are prevented in their property. This can be done primarily through education of tenants. Further to this, the maintenance of fire doors, fire detection systems, fire blankets, and fire suppression systems reduce the damage caused by fires. In large HMOs, or if the risk assessment deems it appropriate, install extinguishers for the control of small fires, or to assist tenants in safe escape from the building.
If you are the owner, landlord, employer or occupier of a business premises, including offices, you are responsible for fire safety under the Regulatory Reform (Fire Safety) Order 2005, and are known as the ‘responsible person’. Accordingly, as the responsible person in your office, you must:
Identify risks from the fire risk assessment, and put measures in place to reduce or manage them
Inform staff of the risks ,and of their responsibilities to ensure good fire safety is achieved
Ensure adequate fire safety measures have been put in place and maintain them
Have an appropriate fire safety procedure and communicate this to staff and visitors
Provide training to staff to ensure they know what to do in the event of a fire
Office Fire Risk Assessments
Office fire safety depends upon a comprehensive risk assessment
Fire risk assessments are mandatory for all offices. This must be followed up with the mitigation of identified risks and a comprehensive evacuation plan for the premises. Because risks can change, the FRA should be reviewed frequently and documented and reconducted if there is a change of use of the premises, or a fire safety incident occurs.
Fire risk assessments are important for the safety of employees and property. They provide a detailed review of your office space to identify fire risks and provide recommendations to either mitigate, reduce, or manage them.
Alternatively, you could instead, you can book a professional fire risk assessment for your office. Following this, you will receive a comprehensive fire risk assessment and detailed guidance should any recommendations for improvement be required.
What fire safety measures are required in an office?
To ensure that you are meeting all your legal obligations you will need to look at the following areas:
Are your emergency evacuation routes and exits clear from hazards and well signposted?
Do you have adequate means to detect a fire and warn others?
Do you have appropriate fire fighting equipment and is it in the right place?
Are any dangerous substances stored correctly?
Think about the people who are in your office (both staff and visitors), particularly those with mobility issues
Provide fire safety information and training
Evacuation and exit signage in offices
Photoluminescent fire escape route signs
Staff escaping a building must be visually directed to the safest and fastest route leading to the nearest fire exit., hence emergency lighting, is mandatory. Likewise, installing photo-luminescent (glow in the dark) fire escape route signs helps to ensure that the exit route is clearly visible. This ensures that even if the mains power fails, all escape route signs, stairs, and uneven floors are lit sufficiently for safe escape.
Carrying out regular fire drills in an office helps to ensure that all staff know what to do if the fire alarm goes off. Ensure that you also include practising alternative routes, so that staff are prepared in the event that their nearest fire escape is blocked by fire. Every member of staff must be made aware of where the nearest fire exits are and which routes to take when exiting the building. The induction of new staff members should therefore include a ‘fire walk’. This enables you to show staff all the fire escape routes and where firefighting equipment is located.
Further to this, your evacuation plan should include guidance for the evacuation of staff and visitors with reduced mobility. This could be due to a long-term condition such as low-sight or wheelchair use, or a temporary illness or injury. Evacuation chairs offer a safe and easy solution to ensure that everyone can escape safely in the event of a fire. Because these are considered to be medical equipment, staff who would be expected to operate this device in an emergency must recieve specialist training.
Fire extinguishers installed in officed can be used to prevent small fires from becoming catastrophic, or to assist in safe escape from a building on fire. Staff should be encouraged to use these fire extinguishers only if they have been trained, and only if does not put them in any danger.
Water Mist fire extinguishers are safe for use on live electrical fires
It is paramount that you have the correct type of fire extinguisher or extinguishers to tackle every type of fire that could occur in your office. The types of combustible material that your office requires cover for will be identified by the fire risk assessment. If you are still unsure of which type of fire extinguisher you need in your office you can book a fire extinguisher site survey
In most office settings, only type A (solid combustibles) are a risk. Where this is the case, Water Mist Fire Extinguishers, which are suitable for use on fires involving electrical equipment, are a versatile solution. These units use deionised water to fight fires, meaning that they are non-toxic and safe for use indoors, while having just one type of extinguisher improves the confidence of staff to use the equipment in an emergency – they don’t have to make a decision about what type of extinguisher to use.
Installing extinguishers in offices
Ensure that your extinguishers are commissioned and installed by a service engineer at your premises. You will also need the correct signage and to ensure that they are hung in the correct location.
Fire Extinguisher maintenance
All extinguishers must have a monthly visual check to ensure that there is no visible damage to the unit:
Are there any signs of damage to the exterior?
Are there any blockages in the hose?
Are there any signs the extinguisher has been tampered with?
Is the extinguisher pressurised?
If you have steel extinguishers installed, you must also ensure that an annual service is carried out by a trained engineer in accordance with the British Standards.
By installing P50 Service Free Water Mist extinguishers in your office when your steel extinguishers reach the end of their life, this annual service is not required.
Instead, a yearly visual inspection by a competent member of staff is sufficient. This must be documented in your fire safety log book. Service-Free extinguishers therefore reduce costs and administrative work associated with booking servicing, as well as the carbon footprint of your organisation, because an external engineer is not required to travel to your site.
Fire alarms and manual call points in offices
The responsible person must ensure that there is an adequate fire detection systemin place. The size, configuration and use of your office will define what sort of fire alarm system you require.
Ensure that employees know to activate the nearest manual call point if they discover a fire. This activates the alarm system, which alerts all staff to the fire. New staff must be shown the call points during their induction period.
Generally, where multiple organisations share the same building, this has implications for fire safety. Therefore, you should ensure that there is a system in place to notify all building occupants to a fire.
Free fire safety log book for offices
We offer a free online log book, with custom reminders. Keeping an online log book will ensure that it is protected in the event of a fire. It is essential that you keep a record of all your fire safety checks and fire drills in a fire safety log book.
The final exits on escape routes in public buildings are known as fire exits. These doors should open easily and immediately. Wherever practicable, they should open “in the direction of escape”, i.e., outwards into a place of safety outside the building. Push pads and panic bars are often fitted on fire exits to ensure this.
Sometimes fire exit doors are, under normal circumstances, part of the usual route of traffic, such as a front door. Fire exits can also be for emergency use only, and not used during normal operation. Sliding or revolving doors must not be used for exits specifically intended as fire exits.
Emergency routes and fire exits must be well lit, and indicated by appropriate signs, e.g. “Fire Exit – Keep Clear”. In locations that require illumination, emergency lighting of adequate intensity must be provided. This ensures that if the normal lighting fails, signs remain clearly visible.
Fire exits are final exit doors from a building to a place of safety
Under Article 14 of the RRFSO, this duty of care includes ensuring that “routes to emergency exits from premises and the exits themselves are kept clear at all times” (14: 1). These “emergency routes and exits must lead as directly as possible to a place of safety” (14: 2: a).
This means that the Responsible Person must ensure that the entire escape route, remain unobstructed at all times. ‘The entire escape route” includes outdoor routes from the final exit of a building to a place of safety. To achieve this, staff should be educated educating staff on the importance of good housekeeping for fire safety. This encourages the whole team to maintain clear exit routes.
What type of door is on a fire escape route?
Fire doors are doors with a certified fire rating, meaning that they have been tested to withstand fire for a set period of time (usually 30 or 60 minutes). Fire doors halt the spread of flames and smoke for this time, slowing the spread of fire throughout the building. This is called ‘compartmentation’, which provides time for building users to evacuate. Further to this, compartmentation limits damage to the building before emergency services can get the fire under control.
In most cases, the final exit door, which leads to the outside, is not a fire rated door. Doors along the escape route, however, usually need to be certified fire doors. That is because these doors are involved in compartmentation of the building.
Fire exit doors must provide building users with immediate access to the outside of the building. This means that they cannot be locked internally. Instead, fire exits must be fitted with appropriate ‘panic hardware’ (push pads or panic bars) to enable rapid escape.
To prevent misuse of fire exit doors in non-emergency situations, tamper seals or security alarms can be fitted. Alarms will sound upon opening of the door, which notifies security of a breach. Tamper seals snap easily, so the door will open in an emergency. When installed, they to discourage misuse, while ‘tracking’ unauthorised entry/exit from the building. If the tamper seal is broken, the door has been used, which can be logged. These products are, of course, only suitable for doors which are for emergency use only, and do not serve as access doors in normal circumstances.
These mechanisms can be fitted with outside access devices, so that the door cannot be opened from the outside. This prevents unauthorised access, while maintaining an effective fire exit.
Outside access devices allow fire doors to as security doors and emergency exits
Holding fire exits open
Fire doors, involved in compartmentation, should never be held open without a fire door retainer. However, it is permitted to hold open a fire exit, either to improve accessibility or ventilation.
A ‘hold-back’ device can be fitted on panic and emergency exit operating mechanisms, enabling fire exit doors to be held open.
What are panic bars?
Panic bars are designed for use by visitors to public premises, who are not familiar with the building. In these circumstances, a ‘panic’ situation could easily arise if the fire alarm sounds and people have suddenly to evacuate.
A panic bar will open the fire exit even when people are pressed tightly against the bar and door. In a panic situation, this is useful when dense crowding causes people to eb unable to move their hands. All final escape doors that could be used by members of the public during an escape are therefore categorised as ‘panic exit doors’. These must be fitted with escape hardware that has been certified to BS EN1125.
In order to open fire exit doors, fitted with panic hardware, from the outside, an appropriate outside access device will have to be fitted: for example, a knob or lever operated unit with either a cylinder lock and key or a heavy duty keypad lock. This secures the fire exit against unauthorised access.
What are emergency push pads
Emergency push pads are designed for use on the final exit on an escape route in commercial premises, like offices. These pads are smaller than panic bars, so they require more precision for activation. Staff in commercial premises should be familiar with the building layout, and have appropriate training with regular fire drills. This training ensures that staff do not panic in an emergency, and can safely operate the push pad.
Fire safety guidelines set out by the former DCLG, now the Department for Levelling Up, Housing, and Communities, state that “premises with limited numbers of staff or others who are familiar with the building and where panic is not likely may use alternative devices (to panic bars), for example push pads or lever handles”. All final exit doors that are used only by trained personnel are categorised as ’emergency exit doors’. These must be fitted with emergency exit hardware certified to BS EN179.
Outside access devices for use with push pads include knob or lever operated units with cylinder or keypad locks.
Panic Bar
Push Pad
Bolts vs latches on panic hardware
Latch fastening is suitable for use on single doors or the active leaf (i.e. the first opening leaf) of rebated double doors. When the panic bar or push pad is pressed, the latch retracts, releasing the door.
Bolt fastening features a vertical bolt that secures the door at the top and bottom. When the panic bar or push pad is pressed, the bolt retracts simultaneously from top and bottom to release the door. If an attempt is made to force the door from outside, for example by levering the bottom bolt out of position, the top bolt will remain in situ, and vice versa. This security feature is known as “two-point independent locking”. Non-rebated double doors should be secured with double bolts.
Single vertical bolts are suitable for use on single doors and the inactive (i.e. second opening leaf) of rebated double doors. In the latter case, pressing the panic bar on the inactive leaf and pushing against the door will also cause the active leaf to open.
Both types of mechanism can be fitted with an external locking system for security purposes.
Maintenance of panic/emergency exit hardware
Regular testing of panic and emergency exit hardware is essential for the maintenance of escape routes. Points to check and address as necessary include:
Exit device function
Component condition
Security of fixings
In addition, the exit itself must always be kept clear of any obstruction that would hinder the function of exit hardware or the escape of people from the building.
What is the minimum width for fire escapes?
New and structurally altered buildings
Corridors in new buildings or building extensions which are part of a fire escape route must be at least 1200mm (1.2m) wide along the full length. If the width is less than 1800mm (1.8m), 1800 x 1800mm passing places should be integrated. This accounts for wheelchair accessibility.
Fire exit doors on these corridors should be no less than the width of the corridor minus 150mm. Therefore, a fire exit door on a corridor must be at least 1050mm. For fire exits from larger spaces, like sports halls, offices, and classrooms, a narrower doorway may be permitted, assuming the fire risk assessment deems it appropriate for the maximum capacity and expected use of that area of the building.
Existing buildings
In existing buildings, corridors should be at least 1000mm wide, or 1200mm if wheelchair accessibility is required. Fire exit doors in these premises are usually required to be at least 800mm wide.
Are your fire exits wide enough?
How wide are fire exits required to be?
Further to the guidance on minimum widths, fire exits must be wide enough to ensure that all occupants can evacuate in an emergency. This calculation is based on the maximum number of occupants that each exit would be expected to serve in an emergency and the number of fire exits available, as well as the use of the building, and other specific risk factors on the premises.
If a storey or room has two or more exits, it should be assumed that a fire might prevent the occupants from using one of them. The remaining exit or exits therefore need to be wide enough to allow all the occupants to leave quickly. Therefore, when calculating the required widths of exits, it must be ensured that requirements can be met even if one of the exits is inaccessible.
Guidance for new buildings
Current building regulations contain guidance on the widths of escape routes and exits for new-build, non-domestic properties, and communal areas in purpose-built blocks of flats. “The Building Regulations 2010, Fire Safety, Approved Document B, Volume 2 – Buildings Other Than Dwellinghouses” provides guidance on how to calculate the required fire escape widths in a premises to comply with legislation. As a general rule, the minimum allowed fire exit door width is 750mm, but this depends on how many people are expected to use the exit, among other factors.
Guidance for existing buildings
The current BSI “Code of practice for fire safety in the design, management and use of buildings” (BS 9999: 2017) takes a complementary approach to this calculation. This approach is based on occupancy characteristics and fire growth rate. It is especially significant to escape routes and fire exits in existing premises, particularly if they are of a historical or heritage nature.
Combining these two factors creates the risk profile of a specific building. This means that in existing buildings, there is scope for an interpretative approach. Competent judgement on a case-by-case basis can therefore take into account the specific features of an individual building.
The ‘occupancy characteristic’ is determined according to whether the occupants are familiar or unfamiliar with the building, and whether they are likely to be awake or asleep. The Standard rates this risk from A (lowest) to C (highest) risk.
The fire growth rate is estimated according to the nature and quantity of combustible materials in a specific building. The standard rates this risk from 1 (lowest) to 5 (highest) risk.
Based on these characteristics, buildings are given a letter and number rating, from low (A1) to high (C3), which determines their level of risk. This ‘risk profile’ along with the building capacity can be used to calculate the required minimum width of fire exits.
How many fire exits are required?
The number of fire exits required depends upon the capacity and use of a building, as well as the width of the fire exits. For example, two double door fire exits may be more suitable than four single doors.
Government guidelines state that, if there is only one escape route, the travel distance should not be more than 18 metres. This reduces to 12 metres where there is a high risk of fire starting or spreading, but can be increased to around 25 metres in low-risk areas.
If there is more than one escape route, the travel distance should not exceed 45 metres; this reduces to 25 metres in high fire risk areas and can be increased to 60 metres where the risk is low.
Fire exits must be clearly signposted and well lit
Escape route and fire exit signage
In accordance with Article 14 (g) of the RRFSO, “emergency routes and exits must be indicated by signs”.
This is because an escape route will not necessarily be the route people would use under normal circumstances. In a fire situation, the travel distance to a place of safety must be as short as possible. Well-lit fire exit signs facilitate this by identifying the nearest escape route(s). The travel distance should be measured from the farthest point in a room to the door leading to a protected stairway or, if there is no protected stairway, to the final exit of the building.
BS 5499 and BS ISO EN 7010 compliant fire escape route signs affix easily to walls and are available in three sizes, with a viewing distance of 30 metres, 22 metres and 17 metres. The signs all show a man running through a rectangular doorway with a directional arrow pointing the way and may read “Fire exit” or “Exit”. Photoluminescent (glow-in-the-dark) versions of these signs are useful in areas of low visibility, accompanied by separate emergency lighting.
Illuminated Fire Exit Signs
Illuminated fire exit signs are recommended along escape routes in public places, where occupants are likely to be unfamiliar with their surroundings. Therefore, if the fire exit door requires a ‘panic bar’, fitting illuminated exit signage alongside separate emergency lighting is advised. These are battery powered (trickle charged from the mains electricity supply) and will light the escape route in the event of a power failure. They can be mounted on walls or ceilings, or suspended from chains where ceilings are high. Again, they show the man running, a directional arrow and a rectangular doorway, and may read “Fire Exit”.
Fire exit doors should also have appropriate signage, e.g. “Fire Exit – Keep Clear”, with an illuminated fire exit sign above. The panic exit hardware must carry a “Push Bar to Open” sign. For emergency exits in commercial premises, each push pad must have a “Push” sticker where the pad needs to be pressed.
Fill gaps in floorboards with ‘DraughtEx’; a flexible solution, which expands and compresses with the wood throughout the year.
Gaps in floorboards can be unsightly, while causing draughts and low energy efficiency. Gaps appear due to fluctuations in temperature and humidity, meaning that they change with the seasons, and therefore have traditionally been difficult to resolve.
DraughtEx is easy to fit and mess free
What is DraughtEx?
DraughtEx, the ‘seal on a reel’, is an easy-to-install floorboard gap filler, suitable for different size floor gaps. This product looks like a cable, and is easy to install, requiring no adhesive, and leaving no mess.
Once fitted, DraughtEx has a natural ‘shadow’ like appearance, and unlike other solutions, is able to remain in place due to its flexible material. It comes in three widths (thin, standard, and thick) to fit gaps of different sizes. Unsure which size to order? Sample packs, containing 1 meter of each size and an applicator, are available for testing purposes.
DraughtEx is a cable like, flexible material which fits easily into gaps
Gaps in floorboards causing draughts
Gaps in floorboards can cause draughts, and reduce the energy efficiency of your home. With energy bills high, sealing floorboard gaps with DraughtEx is an economical and environmentally friendly investment. The Energy Saving Trust estimate that insulating the floorboards on the just ground floor of a gas-heated home could save up to as £85 per year, meaning that DraughtEx quickly pays for itself.
Fill gaps in floor boards with DraughtEx to stay warm in your home. Unsure how much you need to order? Use our online tool to calculate your order today, or call our friendly customer service team on 0800 433 4282.
Intumescent strips are fitted to the edges of fire doors. In in extreme heat, these strips expand to seal the gaps between the door leaf and its frame. This allows closed fire doors to act as a barrier to the spread of smoke and flames throughout a building. Therefore, it is essential that fire doors are installed, maintained with their seals intact. They must also be kept shut when not in use.
Intumescent seal on a fire door
Smoke seal vs intumescent strip
‘Intumescent strips’ are embedded in the door, and are dormant under normal conditions. These strips respond to heat, causing them to expand greatly in the event of a fire. This closes the gap between the door and its frame. These seals activate at temperatures that are above human survival levels. Therefore, there is no danger of them expanding and trapping people trying to escape.
A ‘brush’ seal or smoke seal will prevent the escape of cold smoke around the edges of the fire door. While these seals are also intumescent, smoke inhalation can be more dangerous than the fire itself. It is important, when fitting smoke seals, that they do not hinder the full and effective closure of the door.
Do all fire doors need intumescent strips and smoke seals?
In order to be effective, all fire doors must be fitted with intumescent strips. Without these, the door will not ‘seal’ to the frame in the event of a fire. These seals are essential to slow the spread of the fire throughout the building, providing occupants time to evacuate. If intumescent strips are found not to have been fitted in the event of a fire, the Responsible Person could be prosecuted.
Smoke seals, however, are required as specified in the fire risk assessment. Most commonly this is included on doors approaching escape routes and doors which open on to a common space.
All fire doors must have intumescent strips fitted
Why fit intumescent strips and smoke seals?
Intumescent seals only react to extreme heat, so they don’t seal up until the fire is very close. Before this, smoke from the fire which has accumulated will be able to pass through the gaps around the door. This puts building occupants in danger of smoke inhalation, which can be fatal. Smoke seals prevent this, and are typically either a soft brush or a plastic / rubber flap.
When should smoke seals not be fitted?
There are some applications where a gap should not have smoke seals: e.g. if the fire door has been installed on the exit of a room which has no smoke detectors on its own. In this case, the fire alarm system can only be triggered if smoke can leak out around the fire door and set off the fire alarm system in the circulation spaces, but these cases are quite rare.
Fire door ratings and smoke
Fire doors are rated in accordance with the length of time they will resist a fire. Therefore, a door rated ‘FD30’ will resist the passage of fire for 30 minutes, an ‘FD60’ for 60 minutes. If a fire door is rated FD30s, (‘s’ meaning ‘smoke’), it should have been fitted with the appropriate seal to resist the passage of cold smoke for 30 minutes as well. For more information about how fire doors are rated, visit our blog.
Fire door gaps and smoke seals
British Standards set out details on the permitted gaps around a fire door. The gap along the sides, top, and between the leaves of a double door, must be between 2mm and 4mm. Responsible Persons can use a gap gauge to ensure that their fire door gaps are compliant.
Under-door (threshold) gaps should be in accordance with the manufacturer’s installation instructions for the particular doorset design. This blog provides more information about threshold gaps.
Intumescent seals can only be effective with the correct gap size between the door and frame
Can smoke seals be painted?
Fire doors can be painted with ordinary paint. However, fire accessories, including intumescent seals should not be painted, as it can prevent them from being effective in the event of a fire.
Are intumescent strips required in letter boxes?
If a fire door has a letter box installed, this must have been tested and rated to the same standards as the door itself.
If an intumescent letter box needs to be added to a fire door retrospectively, this can only be done if specified in the scope of the fire door’s Certifire Approval documents, and in line with the manufacturer’s instructions. Further to this, alterations can only be made by a trained professional, and with certified hardware. This ensures that the performance of the door, and its associated certification, is not compromised.
What does the threshold drop seal do?
If smoke protection is required by Building Regulations or the fire risk assessment, the maximum gap underneath the fire door is reduced to 4mm. If the gap under a fire door is too large, surface mounted drop-down smoke seals or rebated drop-down smoke seals can be fitted to existing fire doors. When the door closes, a plunger makes contact with the door frame and lowers the seal to the floor, closing the gap under the door. This is usually a suitable solution for gaps of up to 14mm.
Can fire door seals be replaced?
Where a fire door rebate already exists, or the existing rebated fire door seal has been damaged, rebated intumescent fire door seals can be fitted.
Can fire door seals be fitted retrospectively?
Some older fire doors do not comply with the latest specifications. In some cases, this means that they do not have the appropriate intumescent or smoke seals. Fire door seals can be retrospectively added to these fire doors.
To avoid having to cut a rebate in either the door or the frame, surface mounted fire door seals can be fitted. These are stuck to the frame or door with their self-adhesive backing and sometimes nailed as well to give them increased longevity.
Replace intumescent seals if they are damaged
Who can fit fire door seals?
Fire doors should always be professionally installed, as should any work which structurally alters the door or its hardware. Therefore, rebated fire door seals can only be fitted by a qualified professional, whether as a replacement or retrofit.
Surface mounted fire door seals, on the other hand, can be fitted by a ‘Competent Person’. If new fire door seals are fitted for the first time, make sure that fire door hinges, fire door closers and, where necessary, intumescent door lock protection are fitted as well.
Visit our website to see Safelincs’ full range of fire door seals. This includes ‘fire only’ (intumescent) and ‘fire and smoke’ (intumescent and brush) fire door seals. Safelincs supply both rebated and surface-mounted application, in both FD30 and FD60 ratings. If you are still unsure what type of seal your door requires, or whether a retrofit is appropriate for your door, contact our friendly fire door team on 0800 433 4289 or by emailing firedoors@safelincs.co.uk.
CO (carbon monoxide) and CO2 (carbon dioxide) are both colourless, odourless gasses. However, they are chemically different: CO is one oxygen atom bound to one carbon atom, while CO2 is two oxygen atoms bound to one carbon atom.
CO2 is a product of many natural processes in the human body, and is safe at normal levels. Due to the similarity in their chemical structure, however, CO is a dangerous gas, toxic even at low levels.
Chemical structure of CO vs CO2
What is CO?
Carbon Monoxide is released during ‘incomplete combustion’. This usually happens when a fuel, such as coal, wood, or oil, is burned without enough oxygen present. This deadly gas is dangerous even at very low levels. Because its molecules are very similar in structure to CO2, they bind to red blood cells in the body and become ‘stuck’. As a result, the amount of oxygen that can be transported to the body’s essential organs is reduced. This lack of oxygen can cause fatigue, breathlessness, headaches, and eventually death.
Levels as low as 50ppm (parts per million) will cause harm, particularly with prolonged exposure, while 700ppm can quickly be fatal.
Any level of CO therefore warrants concern, which can only be detected with a working carbon monoxide detector.
What is CO2?
Carbon Dioxide is released by many natural chemical processes, including combustion, respiration, and decomposition. CO2 is used to give fizzy drinks their bubbles, and as a medium in some fire extinguishers. It’s also present in the air we breathe, where it safe at normal levels (under 800ppm). However, at extreme levels, CO2 can cause asphyxiation by reducing the level of oxygen available.
Both CO and CO2 can cause headaches
CO2 and indoor air quality
Although carbon dioxide is naturally present in the air, high levels can have negative effects on human health. Poor ventilation in an enclosed environment can lead to raised CO2 levels. This often leads to headaches, fatigue, and poor concentration. Safe indoor levels are below 800ppm; in classrooms, offices, and other public venues, levels can easily reach over 1000ppm.
You can improve indoor air quality by opening windows to improve ventilation, installing air purifiers, and reducing damp / humidity with dehumidifiers. Measuring CO2 levels with an indoor air quality monitor is the best way to track this, and know when improvements need to be made.
Detecting CO vs CO2
Carbon monoxide detectors should be installed to detect the presence of CO. Without this, it is impossible to detect the presence of this deadly gas, which is dangerous even at low levels. A CO alarm with a digital display allows users to monitor levels which are too low to trigger the alarm, encouraging them to improve ventilation.
Carbon Dioxide detectors have traditionally been used in commercial premises like breweries or laboratories, where fatal levels of CO2 might be released by chemical reactions. While CO2 poisoning is unlikely to happen in a home environment, however, new technology has made these detectors more affordable and accessible. CO2 monitors are now recommended in schools, offices, and even homes to track and improve indoor air quality.
CO vs CO2: both are colourless, odourless gasses, which pose different health risks. The only way to stay safe from these gasses is to make sure you have the appropriate detector fitted. For additional support in selecting the best detector for your needs, contact our friendly customer support team on 0800 612 6537.
Fire doors are usually heavier than non-fire rated doors due to their flame-resistant construction. However, because doors are hung on hinges, the force required to open day-to-day wouldn’t be noticeably greater than opening a ‘normal’ door. Fire doors feel heavy because of the door closers attached to them. These are installed to ensure that the fire door is kept shut when not in use, and are shut in the event of a fire.
Can fire doors be held open?
For people with mobility issues, heavy fire doors can be challenging. It can be tempting to deactivate door closers or prop fire doors open. However, this is unsafe, as it could allow a fire to spread through a building uncontrolled. Responsible Persons therefore have a legal duty to ensure that door closers are effective and maintained.
To overcome this issue, safe and legal ‘hold open’ devices have been developed. These can be installed during construction or retrospectively to improve accessibility for disabled people, older people, and young children.
According to the Equality Act 2010, employers have a duty to make reasonable adjustments where necessary for anyone with a disability. Under the same act, landlords are required to make reasonable changes to accommodate disabled tenants, and can access funding to do so. Installing hold open devices is a simple solution to heavy fire doors, which improves accessibility.
Wheelchair users often struggle with heavy fire doors
Holding open fire doors for people with disabilities
Fire door retainers improve accessibility for people with mobility issues, older people, and young children. Some devices attach to a fire door and an adjacent wall, allowing it to be ‘held’ in the open position through electromagnets. Other devices use a ‘plunger’ at the bottom of the door to fix the door open. When the fire alarm is activated, the devices are deactivated and the door closer will shut the door. Different devices detect this activation either through sound, or electronically.
Hold open devices for heavy fire doors are particularly useful in care homes, where beds and wheelchairs are transferred between rooms. This can also improve independence for those with frailty and weakness associated with ageing in a care setting.
How to make heavy fire doors easier to open
As an alternative to fire door retainers, electronic fire door closers have been developed to reduce the force needed to open the door during normal use. This can make heavy door easier to open.
When ‘on’, these devices have a significantly reduced closing force, allowing the door to swing freely, like a normal door. When the fire alarm is activated, as with traditional retainers, the free swing function will deactivate, causing the fire door closer to shut the door.
Heavy fire doors can cause issues for lots of people, particularly those who are less mobile. Installing hold open devices, such as free swing door closers or fire door retainers, helps to improve accessibility. If you are unsure which device is most suitable for your needs, or would like to book a site survey for one of our retaining systems, call our friendly and knowledgeable fire door team at 0800 433 4289 or email firedoors@safelincs.co.uk.
How heavy is a fire door?
Standard internal doors in a house usually weigh between 20kg and 50kg. Fire rated doors are often much heavier due to their reinforced construction. An average FD30 (30 minute) fire door weighs around 45kg, while FD60 (60 minute) fire doors can be over 75kg.
Each year when camping or caravanning there are serious illnesses or even death from the effects of carbon monoxide poisoning. Most of these could have been prevented if the dangers of carbon monoxide (CO) had been more widely known and some simple preventative steps taken. In the UK around 50 people die and 200 people are hospitalised, while not all of these people will have been camping, the risks are significantly higher. As the gas is odourless and colourless there is no way to detect if the gas is present. The gas makes you drowsy and can make you unable to respond to other warning signs such as headaches and nausea.
Because tents and caravans are a confined space, the danger of carbon monoxide poisoning is greater. Therefore, having an audible CO alarm is an essential item to put on your packing list.
The Kidde 7DCO CO Alarm for caravans and motorhomes
Sources of carbon monoxide poisoning when camping or caravanning
Gas or coal fired cooking appliances, such as BBQ’s, are sometimes bought inside tents or caravan awnings to provide warmth or to cook. Which can fill the space up quickly with carbon monoxide gas, a by-product when burning a fossil fuel. The gas then renders the occupants unconscious and death can occur as a result.
Carbon monoxide gas can be produced due to faulty, poorly maintained or improper installation of gas appliances in caravans. It is important to ensure fuel burning appliances fitted by a qualified installer. Solid fuel appliances must be maintained and serviced annually by a reputable, registered engineer.
Carbon monoxide detectors for camping and caravanning
If you have already fitted a CO detector, ensure that you carry out your pre-holiday safety checks. This should include checking or replacing the batteries and testing smoke, heat and CO alarms. It is also advisable to check when your alarms need replacing. Sensors in these types of alarms become less effective over time and will need to be replaced after 10 years.
Not all carbon monoxide alarms are suitable for use in caravans or motorhomes. Choosing a suitable alarm is important because if the CO alarm you have isn’t recommended for use in camping environments, you may not be alerted to dangerous levels of CO gas. Choose an alarm that is:
