Risk Assessment Responses

The Risk Assessment undertaken in 2012 made the following recommendations all of which were rated by the report as "High risk" other than a recommendation that emergency lighting be installed that was rated lower at "Medium risk". The recommendations were not numbered in the report are set out in the same order below with appropriate responses/comments:

  • Ensure that gas appliances in tenanted flats are serviced annually.

This is a legal requirement incumbent on the leaseholder of the flat. In addition all new leaseholders from 1 March 2017 are required to sign a warranty that a gas safety certificate will be obtained before the flat is sub-let and annually thereafter.

  • Encourage leasehold residents to service gas appliances annually.

All new leaseholders from 1 March 2017 are required to sign a warranty that an annual gas safety certificate will be obtained within 28 days of the lease being assigned to them.

  • Consider installing emergency lighting.

Considered but deferred pending upgrades to lighting generally. Particularly to time switches that may result in lights switching off when residents are only part way up or down stairs.

  1. Fit smoke alarms in all flats

All new leaseholders from 1 March 2017 are required to sign a warranty that at least two smoke alarms will be installed in each flat.  Note: Smoke Alarms are now a legal requirement incumbent on the leaseholder of flats that are sub-let.

  • Electrical Installation Inspections on the communal electrics should be carried out every five years.

Last undertaken in June 2012. The next inspection is due June 2017.

  • Electrical Installation Inspections on the electrics should be carried out every ten years or on change of tenancy for flats that are sub-let.

All new leaseholders from 1 March 2017 are required to sign a warranty that an Electrical Inspection Condition Report (EICR) will be obtained following purchase and a current certificate maintained in force. It is recommended that EICRs for domestic property should be updated every five years rather than every ten.

  • Ensure that communal areas are kept clear

Notices of the keep clear policy were posted on 1 March 2017,  any such items left are ticketed and removed.

  • Fit intumescent strips to electrical cupboard doors.

These cupboards are open to the air and therefore this action is not considered appropriate.

  • Relocate wheelie bins away from the porches

Done

  • Electrical switch-gear in blocks 14-19, 20-25 and 32-34 should be enclosed in fire resistant boxes.

The consumer units serve little purchase and consideration may be given to their removal. This situation also applies in block 5-8.

  • Consider installing emergency lighting

Repeat of earlier recommendation - Considered but deferred pending upgrades to lighting generally.

  • Fire Action notices to be posted

Done

  • Fit smoke seals and intumescent strips to lobby doors leading to stairways.

To be reviewed.

  • Ensure that vents on communal windows are left open to ventilate any smoke

To be reviewed

  • Fit smoke seals and intumescent strips to lobby doors leading to stairways.

Repeat of earlier recommendation

  • Fit intumescent mastic to cable penetrations through doors

To be reviewed.

  • It is recommended that all inspections be recorded.

Any faults found are recorded. A record of every visit is considered unnecessary.

  • All alterations should give due regard to fire safety matters.

Agreed

  • Ensure that communal areas are kept clear.

Repeat of earlier recommendation.