Fire Safety for Property Managers

Fire Safety for Property Managers

Ensuring that compliant fire safety procedures and services are in place is an essential part of property management. Your legal responsibilities as a property manager will require you to cover various aspects of compliance such as the service and maintenance of all the fire protection measures in a premises.

We recommend fire risk assessments are carried out by an independent and suitably qualified assessor / company that is not associated to the company responsible for providing the premises fire safety service and maintenance services to avoid any potential conflict of interests. RES do not undertake fire risk assessments for this reason.

The premises fire risk assessment should be kept up to date, detailing the fire safety measures in place with the assessor making recommendations to ensure they are compliant.

Residential properties may have, for example, fire detection and alarm system, emergency lighting, fire doors, dry risers, smoke control systems and portable fire equipment

Fire Detection and Alarm Systems

Fire alarm systems must be serviced every six months as required by British Standard 5839

Various grades of system are appropriate for residential properties, from Grade A, providing the highest level of fire detection and alarm system, to a Grade D1 system.

Various fire alarm equipment is available and more information on these can be found on our fire alarm service page

RES are BAFE SP203-1 certificated for Fire Detection and Alarm Systems: Third-party certificated by BSI, giving you assurance and peace of mind.

Emergency Lighting

Emergency lighting is a requirement in HMOs under British Standard 5266-1 and an engineer should attend site twice a year to complete a full service across all devices.

There are various types of emergency lights which are outlined in our emergency light service page

RES have BAFE SP203-4 Emergency Lighting: Third-party certificated by BSI, giving you assurance and peace of mind.

Fire Doors

Effective fire-resisting doors are vital to ensure occupants are able to evacuate to a safe place.

As per the “Fire Safety (England) Regulations 2022”, routine fire door checks should be undertaken by the responsible person.

Any damage or defects are reported and remedied in a timely manner by the responsible person.

RES are BM-Trada Q Mark registered for fire door maintenance and installation.

Dry Risers

A Dry Riser is a system of pipes and valves installed in tall buildings or building with restricted access that enables the fire brigade to pump water to specific predetermined points within the building.

The buildings “Responsible Person” (RP) is required to maintain the system to BS 9990 – Code of practice for non-automatic fire fighting systems in buildings, and ensure maintenance frequency and procedures are in accordance with BS 9999 – Code of practice for fire safety in the design, management and use of buildings, or as specified  by the buildings Fire Risk Assessment (FRA).

BS 9990 requires the system to undergo an annual static pressure test and inspection and a six monthly visual inspection, by a competent person. Thus ensuring the Dry riser system is maintained and functioning correctly for the fire brigade at all times.

Smoke Control an Ventilation Systems

Smoke control and ventilation systems vent smoke out of a building in the event of a fire and are used in residential, commercial, healthcare or educational premises.

Smoke Vent Systems should be serviced a minimum of once a year as per the RRO (The Regulatory Reform (Fire Safety) Order 2005, article 17) and  BS 7346-8:2013 and relevant parts of BS EN 12101 for Smoke and heat control systems.

RES can provide a comprehensive Smoke Control and Ventilation service.

Fire Extinguishers

The annual servicing of fire extinguishers is a requirement of British Standard 5306

The Regulatory Reform (Fire Safety) Order 2005 states that houses of multiple occupancy (HMOs) should have fire extinguishers installed. The quantity and placement of these would be outlined in the fire risk assessment.

There are various types of fire extinguisher as outlined on our fire extinguishers service page

RES provide a comprehensive fire extinguisher service and are BAFE (SP101) registered, giving you assurance and peace of mind.

Uptick Maintenance Platform

RES use the leading fire and security maintenance platform Uptick, which provides us and our customers with a clear picture of the service schedules, any defects and invoices. Each customer can be provided client portal access which gives accurate and up-to-date information on all their managed properties in once place.

Whether you are managing one, or a portfolio of properties, our service and maintenance services will help to ensure your premises are fire safety compliant.

Contact Us

Call 0800 731 0727

Email: sales@resfire.co.uk

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Common issues with zone plans

Common Issues with Zone Plans

Fire alarm zone plans are an essential tool for emergency response.
A zone plan is a diagram showing how a building is divided into fire detection zones, and is typically located next to the Control and Indicating Equipment.

Common issues with zone plans:

X Plans not matching the actual layout

X Ambiguous or missing zone markings

X Illegible plans

X Zone plans not matching the users perspective

X Outdated plans

X Inadequate emergency lighting to illuminate the zone plan

How RES can help

A zone plan is a diagram showing how a building is divided into fire detection zones, and is typically located next to the Control and Indicating Equipment. It should include important features such as entrances, exits and circulation areas and should be oriented to match the viewers perspective and be presented in a tamper proof frame.

When a fire alarm activates, anyone responding to the alarm needs to be able to identify the affected area immediately. This improves response times, supports effective evacuation, and enables fire and rescue services to act quickly.

If your premises does not have an accurate and up-to-date fire zone plan this is now classified as a major non-conformity according to BS 5839- 1: 2025

Our in-house zone plan service ensures plans are created using first-hand information, provided by our experienced engineers to ensure accuracy, resulting in premises having clear, simple and concise drawings.

CONTACT US

Call 0800 731 0727

Email: sales@resfire.co.uk

Contact Us

FIND OUT MORE

RES Record Summer 2025 is out

RES Record Summer 2025 edition is now out

In this edition:

  • Fire Industry News – Newly Published BS 5839-1:2025
  • RES Company News – Fire Safety Event 2025
  • P50 Extinguishers – All you need to know
  • Customer Testimonial – Reading School
  • Fire stopping Guidance – Quelfire Knowledge Hub

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What is a P50?

What is the P50 fire extinguisher?

A P50 fire extinguisher manufactured by Britannia Fire is a 10 year service free unit, which can be extended to 20 years after a manufacturers service. It can be routinely inspected in house until 10 years old with no parts requiring replacement during this period. 

Are P50 Fire Extinguishers legal?

P50 fire extinguishers fulfil all the legal and certification requirements for fire extinguishers.

– Carry the legal CE mark required for all fire extinguishers.The CE mark means that the fire extinguisher complies with the Pressure Equipment Directive (PED), a European standard which ensures the extinguisher will not rupture at a crucial moment.

– Comply with British Standard BS EN 3-7.This standard is not a legal requirement but gives a good indicator of the performance and suitability of the extinguisher.

– Are certified and kitemarked by the British Standards Institution (BSI).British standards are not a legal requirement; however, they are accepted as best practice across the industry.

Why an extinguisher annually serviced by a third-party BAFE service technician is not required

A P50 extinguisher is service-free due to its unique construction and robust nature when compared to traditional extinguishers requiring annual servicing by a third-party BAFE service technician. An in-house service can be carried out by a responsible member of staff completing a simple visual inspection each year to ensure the P50 is in good working order.

We would still recommend that the initial commissioning and installation of P50 extinguishers is carried out by a third-party BAFE service technician to ensure legal duties are met under the Regulatory Reform (Fire Safety) Order 2005 by businesses and organisations. This will always ensure the correct selection and positioning of fire extinguishers in a premises. BS 5306-3 recommends that extinguishers are annually maintained.

What does an annual visual inspection entail

The extinguisher annual visual service/maintenance programme, which is undertaken by suitably trained staff members.

– If an indicator is in the RED segment return to manufacturer or appointed distributor.
– Remove any dust with a clean cloth.
– Turn upside down to inspect base and locate the testing magnet, stored here.
– Check date is within 10 year operational lifespan (colour coded stud in base gives year of manufacture.
– At 10 years return to manufacturer or distributor for manufacturers overhaul to extend the lifespan by a further 10 years.
– Check the tamper seal is in place along with the pin. If tamper seal/pin are missing, contact manufacturer or distributor.
– Check both indicators with a magnet to confirm operation. Moving magnet from side to side needle should move then return to GREEN segment.
– Return magnet to base.
– Check for any damage to the unit and the hose.
– Is the hose connected securely to the unit.
– Is the fire extinguisher indicator sign displayed.
– Record yearly inspection date into logbook and mark extinguisher body with permanent marker pen.

Benefits

– Long-lasting
– 10-year manufacturer’s operational corrosion guarantee
– Super strength material
– No service contract required
– Requires only one maufacturer’s overhaul at 10 years
– Fully recyclable (minus contents)
– Easy to use
– Can be self maintained with an annual maintenance inspection to check magnetic gauges with a magnet

– 20-year lifecycle
– 10-year manufacturing faults and workmanship guarentee
– Kitemark, UKCA, PED, MED and EN3 approved
– Reduced maintenance requirements
– Suitable for use on multiple classes of fire
– Eliminates need for discharge tests every five years
– Lightweight for ease of operation
– Accredited to the highest standards

Contact Us

Call 0800 731 0727

Email: sales@resfire.co.uk

Contact Us

RES Record Spring 2025 is out

RES Record Spring 2025 edition is now out

In this edition:

  • Maintenance Spotlight
  • Fire Industry News
  • RES Company News
  • RES YouTube Channel
  • Events
  • Training Update
  • Sponsorship Update
  • Meet the Team

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Vacancy – Fire systems installation technicians

Vacancy: Fire systems installation technicians

Due to continuing growth, RES Systems Ltd T/A RES Fire are seeking fire systems installation technicians.

We are seeking technicians with installation and remedial works experience in the areas of fire detection and alarm systems, smoke control systems and emergency lighting.

Come and join a successful and well-established fire protection company centrally based in the south of the UK.

Hours of work: 8am – 5pm Monday to Friday. Overtime available.

Location: Primarily the counties of Berkshire, Oxfordshire, Buckinghamshire, Hampshire, Surrey, Middlesex, Essex and Kent and London.

Salary: £28,000 – £45,000 depending on experience and relevant qualifications.

Benefits: Company vehicle, fuel card, mobile phone, uniform, and all necessary tools. A company pension scheme and private healthcare is in operation. A minimum of 24 days annual leave plus bank holidays.

Successful candidates will undertake the latest relevant FIA courses to further their knowledge and skillset.

Role responsibilities:

– You will be required to undertake installations and remedial works for a wide variety of sites such as residential buildings, schools, and commercial premises.

– You may be required to deal with call outs on a rota basis and out of hours work.

– Ensure company policies, procedures, and standards are in place and adhered to.

– Completion of mandatory paperwork via a customer management system.

The successful candidate:

– will have a qualification in Electrical Installations e.g. Part P Course for a Domestic Electrical Installer – City & Guilds Level 3 Certificate in the Building Regulations for Electrical Installations in Dwellings (2393-10) or equivalent electrical and or fire system qualifications will be considered.

– will be able demonstrate recent relevant experience.

– will ideally have experience of fire detection and alarm systems, emergency lighting and smoke control systems although this is not essential as full training can be provided.

– pass enhanced security checks required by our clients.

– hold a full and clean UK driving licence.

– undergo regular CPD and training.

All applicants for this job should be able to prove they are legally entitled to work in the UK.

RES Systems Ltd are an equal opportunities employer.

Apply here

RES Office Closures for Christmas and New Year

RES Office Closures for Christmas and New Year

The RES office will be closing Tuesday 24th December 2024 @ midday and re-open Thursday 2nd January 2025 @ 8am.

24 Hour Call Outs are Not Affected.

Wishing all our Customers a Merry Christmas and a Happy New Year.

RES Record Winter 2024 is out

RES Record Winter 2024 edition is now out

In this edition:

  • Maintenance Spotlight
  • Fire Industry News
  • RES Company News
  • Project Spotight
  • Meet the Team
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BSI to publish revised BS 9991:2024 for residential buildings

BSI to publish revised BS 9991:2024 for residential buildings

A comprehensive update to BS 9991, the UK’s essential fire safety standard for residential buildings is due to be published by the end of November.

BS 9991:2024 Fire safety in the design, management and use of residential buildings – Code of practice covers a wide range of building types, from apartment blocks and flats to residential care homes.

The objective of the standard is twofold:

  • To ensure an adequate standard of life safety in the event of a fire, focusing on occupant safety, firefighter safety, and the protection of emergency services.
  • To offer property protection, safeguarding not only the building in question but also adjacent properties, businesses, and the environment.

 

The key changes include:

  • Expanded scope: BS 9991 now covers residential care homes, recognizing the unique evacuation needs and fire safety challenges unique to those properties.
  • Explicit exclusions on timber have been removed: The scope of the standard has been limited in terms of reaction-to-fire classifications of load-bearing elements of structure to better reflect the available evidence regarding the use of mass timber in medium and high residential buildings.
  • Revised guidance for sprinklers and single-stair buildings: Updates include a new height limit for single-stair buildings and adjustments to sprinkler installation guidelines.
  • European classifications for fire doors: National fire door classifications have been replaced with European classifications to ensure consistency and reliability in fire resistance.
  • Enhanced recommendations for smoke control and evacuation lifts: Improved provisions for smoke control systems and detailed recommendations for evacuation lifts, making tall buildings safer in fire emergencies.
  • Updates on ancillary areas, kitchens, and external wall systems: The recommendations for these areas have been revised to account for the latest safety practices.

The 2024 edition offers a robust framework for fire safety in residential buildings, accommodating advancements in building technology while maintaining practicality.

 

RES Record Autumn 2024 is out

RES Record Autumn 2024 edition is now out

In this edition:

  • Maintenance Spotlight
  • RES Company News
  • Project Spotight
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