Housing Fire Safety Policy - Purpose, scope and background

1. Purpose and scope

Purpose 

1.1. The aim of our Fire Safety Policy is to set out the approach Woking Borough Council will take to ensure that we manage and maintain fire safety in our housing properties in accordance with all legal and regulatory requirements. By following the approaches set out in our policy we will ensure we are both proactive and reactive in meeting our legal obligations to identify, manage and mitigate fire safety risks, helping protect the safety and wellbeing of residents. 

1.2. Ultimately, the purpose of our Policy is to ensure we have a strong culture and approach to the management and maintenance of fire safety in council owned homes. 

1.3. The Policy links with our Repairs and Maintenance Policy* and has been developed in line with best practice arrangements of social housing providers. 
*R&M Policy TBC and not yet produced 

Scope 

1.4. The Policy covers how in practice we will meet all applicable legislation, regulations, and requirements for managing fire safety in rented and leasehold properties (subject to lease terms and specific installations within properties) for which Woking Borough Council has management responsibility. These include the common areas of all residential properties owned and managed within the Housing Revenue Account (HRA) as well as obligations applying to fire safety measures within individual dwellings. 

1.5. The policy covers four main areas of activity: 

• The criteria for undertaking Fire Risk Assessments (FRAs), and the carrying out in a timely manner of remedial works and actions arising from FRAs.
• Cyclical maintenance, including appropriate checks and servicing, of fire safety systems and equipment including: 

- Automatic fire detection and alarm systems

- Emergency lighting units and systems

- Smoke detectors in individual dwellings and common areas

- Automatically opening smoke vents or smoke control systems

- Portable fire-fighting equipment/appliances

- Sprinkler/mist systems

- Dry or wet risers

- Fire doors in communal areas, including entrance doors to flats located directly off these areas.

• General repair, maintenance and management activity that could have an impact on fire safety within a building or individual property.
• Providing appropriate information to residents and working with collaboratively with them to help best manage and minimise fire related risks. 

1.6. The policy sets out the detailed management arrangements we must have in place, including: 

• The identification and recording of the specific responsibilities for each of our properties.
• The future creation of a Fire Safety Management Schedule (FSMS) and associated training to provide guidance on the implementation of the commitments contained in this policy.
• The key activities (e.g., risk assessment, testing, servicing) that we will undertake to fulfil our responsibilities.
• Ensuring we have competent staff and contractors in place to carry out all our fire safety activities and management.
• How the Council’s duty holder will delegate responsibility for the implementation of the policy, monitor its effectiveness and receive assurance the Council is complying with all elements of it. 

1.7. The policy applies to all residential properties owned, leased, or managed by the Council, and all work undertaken on these properties on our behalf, where we have responsibility under relevant legislation and regulations. It also applies to all employees and contractors undertaking work on the Council’s behalf and anyone likely to be put at risk from work on these properties. 

2. Background

2.1. Managing and maintaining fire safety in the residential properties we own and manage is amongst the most important aspects of our role as a housing landlord. 

2.2. The latest legislation and regulations are designed to protect tenants from the risks associated with fire in residential properties They transform the way in which landlords are required to manage and maintain fire safety in their tenanted homes. 

2.3. Fire safety is an area of considerable risk for the Council. If we fail to comply with the law and associated regulations, we could be liable for prosecution which could lead to a fine, or even a jail sentence. In addition, we could find ourselves responsible for any injuries or deaths resulting from a fire if we have failed to carry out the necessary Fire Risk Assessments, remedial measures, routine testing, maintenance and other works. 

2.4. Whilst the Council does not have any ‘high-rise’ residential buildings within the housing assets list (defined as being over 18 metres in height and/or being seven or more storeys), it does nevertheless have residential buildings deemed to be ‘higher risk’ due to their occupation type. These are sheltered housing schemes, extra care schemes and houses in multiple occupation. 

Our obligations

Landlords and freehold owners of residential buildings have a legal duty to ensure that a Fire Risk Assessment is carried out to identify and remove any fire risks and hazards, or to reduce these as far as possible. Landlords are responsible for ensuring that properties meet fire safety standards. Landlords also need to keep their tenants informed of what to do in an emergency, including developing and providing evacuation plans