Fire safety and prevention in property construction

When you view a home you're planning to buy, you'll probably look closely at its condition and general state of maintenance. One thing many people don't think about in detail is how fire-safe it is.

This isn't necessarily something you'd expect from every property, depending on when it was built. But any recent upgrades, extensions or new build construction must meet the fire safety regulations in Part B of the Building Regulations, which building control checks on site as the work progresses.

This has become particularly important since the Grenfell Tower disaster in June 2017, when so many people lost their lives in a fire that spread rapidly due to failures in fire management. Much of the focus fell on the cladding that had recently been attached to the external façades.

So it's worth understanding what fire prevention measures are in place in a home you're planning to buy. Fire safety in construction comes down to two things: how likely it is that a fire might start, and what is in place to manage one if it does.

Most house fires start in the kitchen. The fire risks a surveyor is most likely to spot, though, are linked to the home's construction and how it has been maintained. Common ignition sources and fire hazards include:

• old or poorly altered electrical wiring, overloaded sockets and DIY electrical work
• open fires and wood burners with defective flues, or chimneys that haven't been swept
• gas appliances that haven't been serviced
• e-bike and e-scooter batteries charged in hallways or on escape routes
• thatched roofs, timber cladding and other combustible materials close to heat sources

A surveyor will flag visible risks like these. They may recommend an electrical inspection or a check by a Gas Safe registered engineer to lower the fire risk before you move in.

Beyond fire extinguishers, fire blankets and other fire safety equipment, there are four main areas a new build, extension or refurbishment should address in its construction.

Compartmentation

This means organising rooms and spaces into fire-resistant sections, using walls, floors and ceilings to stop fire and smoke spreading rapidly. If a fire does take hold, this design gives occupants a greater chance of escaping without harm and keeps safe access to the way out for longer.

Fire doors and windows

In houses, fire doors are mainly required in two places. The first is between an integral garage and the house, where the door should also be self-closing. The second is along the escape route via the stairs in homes with three or more storeys. Flats have their own requirements, including fire-rated entrance doors. Any fire door or fire-rated glazing should be correctly installed and certified, as a fire door only works if its frame, seals and hinges are right too. Upstairs windows in newer homes may also be designed as escape windows, large enough to climb out of in an emergency.

Non-combustible materials

A builder must use fire-rated materials wherever they are needed. This matters most in high-rise buildings and, particularly in light of the Grenfell disaster, in external cladding.

Fire detection and alarm systems

New homes have mains-powered, interlinked smoke and heat alarms fitted as standard. They are usually placed where smoke or fire can be detected quickly, such as the hallway and kitchen. The stairwell is another common location, so occupants on the floor above can hear the fire alarm if it's triggered. More modern homes may also include sprinkler or misting systems to tackle a fire before it takes hold. That raises the risk of water damage, but preventing the fire matters more.

In each case, the installation should be carried out by a qualified installer, with a certificate and warranties provided for the work. Alarms need to be tested regularly.

Fire extinguishers and fire blankets

Fire extinguishers aren't a legal requirement in a private house. A fire blanket in the kitchen and a multi-purpose extinguisher nearby are still sensible additions. Any fire extinguishers or other fire management equipment should be checked and serviced or replaced as required.

If you're buying a leasehold flat, the freeholder or managing agent is responsible for fire safety in the common parts of the building. That covers stairwells, corridors, emergency lighting and communal fire doors. Under the Regulatory Reform (Fire Safety) Order 2005 they must have an up-to-date fire risk assessment. The Fire Safety Act 2021 extended this to the external walls and flat entrance doors.

Your conveyancer can ask for a copy and check whether any fire safety works are planned, as these can lead to significant service charge bills. For buildings of 11 metres or five storeys and above, the Building Safety Act 2022 limits what qualifying leaseholders can be charged for historical fire safety defects. Some lenders may also ask for an EWS1 form before agreeing a mortgage.

Your chartered surveyor will note visible fire safety features in the survey report, such as fire detection, fire doors and any obvious missing protection. A RICS Level 3 survey gives the most detail on alterations and extensions. It will flag where your conveyancer should check building regulations sign-off. Surveyors don't test or certify fire safety systems, so if they have concerns they may recommend that a fire safety specialist checks everything before you exchange contracts.

Fire protection is just one of the reasons it's so important to have a survey done. Don't be tempted to think everything's fine and save money by skipping it.

You need to understand the condition and structural integrity of a home before you buy it, which is why it's worth booking a survey with Surveyor Local. Your chartered surveyor will take on your specific requirements for further investigation, whatever your concerns, so you're clear about what you're taking on. Ultimately, you're purchasing peace of mind and the information to guide your decision on whether to continue with the purchase.

Surveyor Local connects you to professional advice through our nationwide panel of chartered surveyors, all of whom are members of RICS.

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