Over the past 18 months, I and the other property managers at Sebright Property Management have been explaining to Directors of blocks of flats the reason why it costs so much to make communal and flat front doors compliant with the Fire Safety Act 2021 and the Fire Safety (England) regulations 2022.
I believe that the cost of the works has had a serious impact on the speed at which we’ve been able to make sure that the necessary remedial works are completed. The impact of inflationary rises on the costs of material and labour has done nothing but compound the problem.
So I’ve set out below some of the reasons why it costs a lot of money to make the doors in a block of flats comply with fire regulations.
1. Specialised Compliance Requirements
• Fire doors must meet strict fire safety regulations (e.g., BS 476 or EN 1634 standards in the UK). Ensuring compliance often requires specialised materials and workmanship, which can drive up costs.
• Certification: Fire doors and their components (frames, seals, hinges, and closers) must be tested and certified, adding to the expense.
2. Labour and Expertise
• Skilled labour: Fire door installation and repairs must be carried out by qualified professionals to ensure they meet fire safety standards. Although many of these contractors are carpenters or joiners they also have to be trained in fire door work. A good joiner will make £450 a day on a building site so they have to pay the same or more to do fire door work.
• Detailed inspections: Accurate diagnosis of issues (e.g., gaps, damaged seals, warped frames) requires trained surveyors or engineers. Remember that the doors need to be inspected every 3 months and if the work is not done right the first time then it will just cost more money to put it right when it is next inspected.
3. High-Quality Materials
• Fire doors are made from fire-resistant materials such as solid wood cores, steel, or composite materials, which are more expensive than standard doors.
• Specialised components: Intumescent strips, smoke seals, and fire-rated hardware (e.g., hinges, latches, and closers) can be costly. Again, inflation and Brexit have had a huge hit on the costs of these materials. Fire Resistant Hinges for example cost £49.99.
4. Custom Fitting
Every door is different.
• Fire doors must fit perfectly to function properly in preventing the spread of fire and smoke. Any misalignment can compromise performance, requiring precision work.
• Custom sizes and adjustments: Retrofitting or repairing fire doors in older buildings often involves bespoke solutions to address uneven frames or non-standard openings.
5. Testing and Certification
Flat doors are to be tested every 6 months and communal doors every 3 months.
• Post-installation inspections: Remedial works may require further testing to ensure compliance, adding additional costs.
• Certification: New or repaired doors may need to be certified to meet fire safety standards, which involves additional fees.
6. Building Regulations and Liability
• Compliance with building regulations (e.g., the Regulatory Reform (Fire Safety) Order 2005 in the UK) is mandatory. Non-compliance risks legal penalties, increasing the stakes and costs for proper installation or repair.
• Accountability: Contractors often carry higher insurance premiums due to the potential liability associated with fire safety work.
7. Access and Logistics
• Multi-occupancy buildings: Gaining access to flats can involve logistical challenges, especially if residents are unavailable or there are restrictions in place.
• Disruption management: Working in residential buildings requires careful planning to minimize disruption, which can slow down progress and increase labour costs.
Conclusion
It is extremely annoying to landlords that there are now additional costs that are associated with owning a flat in the UK, but I always tell my clients that the overriding objective is safety. In a world filled with countless concerns, ensuring the safety of your property is paramount for peace of mind. Embracing the necessary expenses to make the building safe will ultimately alleviate worries and contribute to better sleep at night. Therefore, it's important to be proactive by investing in the essential work to create a secure living environment for tenants.