Three quarters of fire related fatalities occurred in dwelling fires in 2013, according to government figures. Here, Ian Bartlett, Head of Product Management for ASSA ABLOY Security Solutions, Security Solutions explores why all buildings must be designed and constructed with egress in mind, and considers how locksmiths are ideally placed to facilitate best practice within both Houses of Multiple Occupancy (HMO) and single occupancies.
Fire doors and escape routes are a vital part of any fire safety legislation. Locksmiths, being involved in the initial installation and often the ongoing service and maintenance of fire doors and exit routes are in an ideal position to offer guidance on the regulations surrounding fire safety and egress. Essentially, a locksmith has a responsibility to supply and install the correct hardware in any first fit or retrofit project, as well as ensuring it continues to operate properly and is fit for purpose to ensure the safety of building users.
The first step for a locksmith is to have some understanding of the legislation covering egress, such as the relevant British or European Standards or Regulatory Reform (Fire Safety) Act 2005. This will enable them to install a masterkey system or product that first and foremost adheres to the necessary standards.
The relevant legislation is designed to protect residents in the event of an emergency and focuses on ensuring that they can use egress routes to quickly and safely evacuate buildings. As well as the legal implications, failure to comply will put lives at unnecessary risk, which is why it’s crucial that locksmiths are aware of this area of legislation.
The type of dwelling being constructed or designed will inform the relevant safety standards. Much legislation applies to both Houses of Single Occupancy and HMOs, yet there are separate considerations that must be taken into account when providing hardware for a HMO.
HMOs are residential properties where common areas exist, shared by more than one household. Every year, the fire brigade is called out to over 60,000 fires nationwide that occur in the home. There has been over 500 fatalities and over 10,000 people have been injured in these accidents. A quarter of these deaths and one-third of the injuries occur in HMOs.
In 2012, a landlord of a three storey HMO was fined £36,000 for serious breaches of the Reform (Fire Safety) Act 2005. After a dwelling fire at the property, it was found to have inadequate means of egress, as well as inadequate fire doors in place. Tony Crook, of the Lancashire Fire and Rescue Service said: “The omission of fire safety precautions had the potential to cause death or serious injury to nine people, including children.” Simple safety precautions, such as a clear egress route and hardware complying with the relevant British Standards, is one way to reduce risk posed to others.
When designing an egress route in a HMO, it is important that security does not compromise safety. Keyless egress routes are one way to ensure this.
Locks that comply with the BS 8621 standard have some distinct advantages over conventional BS 3621 standard locks. They have all the security benefits of locks complying with BS 3621, as well as the ability to exit without the use of a key. This is ideal for egress routes and when a quick exit may be required. Mortice locks can also be fitted with a thumb turn on the inside, allowing occupants to escape from the inside of the building without a key, but without compromising the security of the building.
When installing keyless exit doors, care must be taken to ensure that windows are not in close proximity, as an open window could be used to gain entrance from the outside.
There are similar concerns when planning an egress route in a House of Single Occupancy. In domestic settings, security is of the upmost importance, and it may not be practical to use a BS 8621 lock if living with children, as having a keyless egress route could enable children to exit the home without permission. Therefore locksmiths should be securing a main entrance and exit door with a British Standard night latch or night latch and key operated lock. However for safety during a fire it is also advisable to be able to disable the lock from the inside without the use of a key.
As in HMOs all fire resistant doors must also comply with EN 1634, therefore providing at least 30 minutes fire resistance. These doors will slow the spread of fire, allowing a greater period of time to escape from a building.
In the event of emergency, all residents regardless of accommodation type, should be assured that they will be able to exit the building quickly and safely. If locksmiths adhere to the Regulatory Reform (Fire Safety) Act 2005 as well as the relevant British Standards, the lives of family and fellow residents should not be a concern. Egress is a serious issue and should not be considered lightly – it could be the difference between life and death.
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