
Council flat front fire door installation?
A leaseholder in a council flat received a letter from the council mandating an upgrade to their front fire door to comply with 2005 fire regulations. The current internal door, though old, is deemed non-compliant. The council offered the option to use their contractor, who quoted an "extremely high and unaffordable" price of £4,500 for the upgrade. The leaseholder sought advice on how to proceed given this financial burden and the council's requirement.
Responses from the community suggested alternative approaches and questioned the necessity and cost of a full door replacement. One commenter, a RTM director, shared an experience where a second fire safety survey revealed less extensive and costly requirements than an initial 'specialist' assessment. This suggests that the quoted £4,500 might be inflated and a second opinion from a different supplier could lead to a more reasonable solution. It was also highlighted that, depending on the existing door's specifications, a full replacement might not be necessary. An existing F30 or F60 rated door, commonly found in ex-council properties, might only require modifications such as intumescent strips, fire hinges, a suitable door closure, and Euro thumb latches or a modified Chubb lock. The gap at the bottom of the door also needs to be considered, potentially requiring a drop-down seal. The suggestion included sourcing these components from various suppliers like Safelincs or even DIY stores and hiring a carpenter for installation, which would likely be significantly cheaper than the council contractor's quote.
Further advice focused on understanding the specific fire rating required (FD30S or FD60S), which depends on the building's overall fire action plan, whether 'simultaneous evacuation' or 'stay put'. The council's notice should clarify this, and if not, direct clarification should be sought. The consensus among the commenters was that £4,500 is excessive, especially for an FD30 door. It was also suggested to consider getting quotes from other contractors and directly engaging with the council to discuss concerns and potential alternative solutions or community resources. The leaseholder subsequently reported that their door was solid timber, over 44mm thick, with three hinges and an auto-closure system, and the council was requesting an FD30s door. This information reinforced the idea that upgrades rather than a full replacement might be sufficient.
The discussion further delved into the broader implications of fire safety regulations, particularly in the context of the Grenfell Tower tragedy, which led to increased scrutiny of fire door compliance. It was noted that prescriptive fire safety measures were removed in 2005 with the Regulatory Reform Order, meaning a fire risk assessment should detail specific risks and hazards and propose 'appropriate/reasonable measures', rather than a blanket requirement for a specific type of fire door. The law does not explicitly state a requirement for a fire door, but rather emphasizes reasonable protection for the means of escape (MOE). Questions were raised about the responsibility for fire resistance in common areas and whether alternative, potentially cheaper, solutions like lobbying the entrance or improving common part detection could achieve the necessary safety standards. The importance of reviewing the common part Fire Risk Assessment (FRA) and challenging the council on alternative considerations was highlighted, especially given the high cost per door across a block. The overall sentiment was to seek clarification, explore alternatives, and question the council's prescriptive approach based on current fire safety legislation that prioritizes risk assessment and reasonable measures.
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