Ensuring Fire Safety in Islington: A Comprehensive Guide to HMO License Requirements and Fire Risk Assessments
In the vibrant London borough of Islington, ensuring the safety of residents in Housing in Multiple Occupation (HMO) is a top priority. Islington Council has set forth stringent regulations and requirements to enhance fire safety within the community. In this article, we delve into the crucial aspects of fire risk assessments, HMO license requirements, and the application process in Islington, shedding light on how these measures safeguard residents and their properties.
Fire Risk Assessment in Islington
A Fire Risk Assessment (FRA) is a meticulous examination of the communal areas within a building.
Download a Sample Fire Risk Assessment Report in Islington.
Its primary objective is to identify potential fire hazards, evaluate existing fire safety measures, and determine if additional controls are needed to prevent, control, and mitigate the consequences of a potential fire outbreak. FRAs are essential tools in enhancing fire safety and reducing risks within HMOs.
Islington Council's Commitment
Islington Council has made a significant commitment to transparency by publishing FRAs online for all purpose-built residential buildings with interior communal areas. This allows residents easy access to critical safety information. Initially, the council published FRAs for buildings with ten or more storeys, and by the end of 2017, those with six to nine storeys were included in this transparency initiative.
FRAs are living documents that evolve as fire safety improvements are made. Any issues identified in an FRA are assigned specific timelines for resolution, determined by the assessed risk level.
How Are FRAs Conducted?
In Islington, FRAs are carried out on all of the council's social housing units with shared communal areas. During these assessments, a member of the council's fire safety team inspects the building and compiles a comprehensive report. This report includes:
- Identifying fire hazards using industry-standard checklists.
- Determining methods to stop or control identified fire hazards.
- Assessing the likelihood of a fire occurrence.
- Evaluating existing fire protection measures.
- Assessing the potential consequences of a fire.
- Calculating the overall fire risk.
- Creating an action plan to address identified issues.
- Setting deadlines for completing necessary works.
Understanding Your FRA
Each FRA includes an assessment of fire risk for the building, expressed through three ratings: Tolerable, Moderate, Substantial, and Intolerable. These ratings help residents and stakeholders gauge the level of fire risk within their HMO.
-
Tolerable: The lowest-risk category, suitable for the majority of Islington blocks. Blocks with less than ten storeys receive inspections every three years as a minimum.
-
Moderate: Often assigned to high-rise blocks due to the number of significant findings or issues. All moderate-rated blocks are inspected annually, along with all blocks of six storeys or more, regardless of their risk rating.
-
Substantial: Reserved for blocks with significant identified risks, which is rare. These blocks are re-inspected within three months.
-
Intolerable: The highest risk category, awarded only in exceptional circumstances. Immediate action is required in these cases, usually related to a specific area of concern.
Responsibilities and Actions
Various departments within Islington Council are responsible for addressing the issues identified in an FRA. Depending on the nature of the issue, different teams and offices take charge. Here is an overview of responsibilities:
-
Area Housing Office – Tenancy Management: Addresses breaches of tenancy conditions and issues related to storage outside properties, including LPG and combustible waste.
-
Area Housing Officer – Estate Services: Handles concerns like abandoned vehicles, mobility scooter storage, and securing refuse chambers in common areas.
-
Estate Maintenance Team/Housing Repairs Service: Deals with common area repairs, with some repairs directed to the Housing Repairs Service and support contractors.
-
Cyclical Improvement Programme/Fire Safety Works Team: Manages long-term improvements or upgrade works as part of future capital work programs, such as emergency lighting installation.
-
Cyclical Testing Team: Responsible for testing and maintaining dry or wet rising mains, emergency lighting, and fire detection/warning systems.
-
Construction/Fire Safety Team: Issues fire safety information to residents, updates fire safety strategies, and conducts intrusive surveys when necessary.
-
Tenancy Management Organization (TMO): Takes action on issues within its jurisdiction when a tenancy management organization is in place.
Landlord Certificates Requirements
-
Fire Risk Assessment (FRA): An FRA is mandatory for all HMOs in the borough. It must be conducted by a qualified and certified professional to identify and mitigate fire risks within the property.
-
Electrical Installation Condition Report (EICR): EICR ensures the electrical safety of the property. It is essential for HMO license applications and must be carried out by a qualified electrician.
-
Energy Performance Certificate (EPC): An EPC rates the energy efficiency of the property and is a prerequisite for an HMO license application.
-
Portable Appliance Testing (PAT): PAT testing ensures the safety of electrical appliances within the property.
-
Fire Alarm Certificate: HMOs must have functioning fire alarm systems. A certificate confirming the proper functioning of the fire alarm is required.
-
Emergency Lighting Certificate: Emergency lighting is crucial in case of a fire-related emergency. An emergency lighting certificate is essential for HMO compliance.
-
Gas Safety Certificate: Ensures that gas appliances are safe and regularly maintained.
Conclusion
In Islington, fire safety in HMOs is a serious concern, and the council is committed to ensuring the well-being of its residents. Through comprehensive Fire Risk Assessments, diligent inspections, and a clear framework of responsibilities, Islington continues to enhance fire safety standards, providing peace of mind to its residents. Staying informed about the process, knowing your FRA rating, and promptly addressing identified issues are key steps in creating a safer living environment for all.
Islington House in multiple occupation licence requirments reference