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  • HMO & Multi-Lets

    Fire doors and Fire alarm approximate costs

    i'm in the process of buying a 3 Story 4 double bedroom BTL, I was going to let it as a single let  and it would yield about 5.5%, £200k purchase, £950 pm rental.

    im now considering converting it into a hmo with potentially 6 bedroom by splitting two of the rooms. I know roughly the others cost involved in hmo's ie additional insurance, council tax, broadband, energy costs, cleaner etc.

    could someone give me a very approximate cost of replace the doors with 30 minute fire doors, locks and frames, I'd need about 8, assuming all the bedrooms need one Also, the spec needs a grade d interlinked fire alarm with heat sensor in the kitchen, I've seen that the fire alarms can be run from the lighting circuit and I could potentially get away with wireless/radio controlled sensors making the installation hopefully easier or will that not work?

    I know it depends on the layout but I just want a very rough rule of thumb, if it's going to run into 10's k then the project is a non starter, the location is central Peterborough.

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    HMO fire protection can be very expensive. Doors fully fitted in accordance with regulation around £200 , of cause this depends upon the cost of labour in your area. Fully integrated fire system can be expensive. The panels themselves are around£1000. Then heat/smoke sensor cost £10-£15 each. Also you will need emergency lighting installed and fire points.. All this depends upon the size of the property and the layout. Your local HMO enforcement officer  will tell you the requirements needed and they usually have a list of companies doing such work. Get one company for the whole thing don't try and split it up otherwise you will just get hassle. You could well be looking at £10k-£20k  depending upon the work needed.  Also don't g forget the system has to be checked twice a year and certified in full working order. Also regular checks should be made and logged.

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    Thanks for the reply, I was thinking about £250 to £300 for the doors as they need the closers and locks as well. And fitting.

    Ive had a look at the fire regulations on the councils website and they don’t seem as strict as some, I don’t think the fire alarm needs a panel, this what the they ask for:

    “Dwelling with a shared kitchen:
    Grade D L2D with interlinked smoke detectors in the escape route,common areas and bedrooms + additional interlinked heat detection in kitchen”

    I’ll have to find out about the testing and checking. I seen some wireless ones which are mains worth Battery backup which may be suitable.

    No sperate circuit required for the lights, says conventional lighting is fine for 3 story.

    the bit I’m worried about is this:

    Fire separation
      30 minute protected escape route.
     (walls/partitions/ceilings)

    not sure many modern houses would have this.

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    One final comment smoke. heat and emergency lighting hard ware is good for 10yrs. Currently emergency lighting is on offer very cheap but be aware lots of this is old stock with maybe a year so left. These items are date stamped so don't get caught out .My alarm maintenance engineer has come across this several times recently.

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    emergency lighting isnt usually required.  nor is a control panel.  depends on whether rooms have cooking facilities, number of rooms and espec. number of storeys.  all in the LACORS doc.  my tests certs. are yearly.


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    I think you will find that three story and above HMO's do need these sytems. Those with fully operational fire alarm systems do need these checked every six months. Ruling came in last year.

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    aha, just noticed OP did say 3 storeys (albeit bad spelling).

    what ruling is that?  my licence only mentions yearly tests.

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    LACORS only requires 6 month tests for grade A alarms:

    Grade A systems s Routine testing – at least one detector or call point in each zone should be tested weekly to ensure correct operation of the system. Any defect should be recorded in the log book and action taken to correct it. s Routine maintenance – a six-monthly service should be carried out by a competent person, usually a specialist alarm engineer, under a maintenance contract. It entails a full test to ensure compliance as specified in with BS 5839: part 1, section 6. It should be recorded in the log book and a periodic inspection and test certificate issued.

    Grade D and E systems s Routine testing – these systems should be tested every month by use of the test button on the smoke alarm. s Routine maintenance – all alarms should be cleaned periodically in accordance with the manufacturer’s recommendations.

    All systems s It is recommended that all detectors should be tested at least once a year to ensure that they respond to smoke. Tests should not involve the use of open flame or any form of smoke or non-specific aerosol that could contaminate the detection chamber or the electronics of the detector. Suitable specific test aerosols are available. The test is usually carried out by a specialist alarm engineer under a maintenance contract and should be recorded in the log book, with a periodic inspection and test certificate issued.

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    All I can say that with my three story hmo a fully  operational fire system is in place and has been  part of the licensing process for several years. .Also I need six monthly checks on the systems. I come under the last section. We all have difference types of properties and I only speak for my situation. Also as you know councils have their own interpretations of these regulations.

    Property TypeRequirements
    Flat / House
    Single Family Occupancy
    (Pre 1992 construction)
    A preferably interconnected system of long life or mains smoke alarms throughout the property.
    CO Alarms present in all high risk rooms.
    Flat / House
    Single Family Occupancy
    (Post 1992 construction)
    A preferably interconnected system of long life or mains smoke alarms throughout the property.
    CO Alarms present in all high risk rooms.
    HMO
    1 or 2 Story. Individual floor area of no more than 200sqm
    An appropriate mains powered interconnected smoke alarm system.
    Special HMO guides apply.
    CO Alarms present in all high risk rooms.
    HMO
    3 stories or higher
    An appropriate fire alarm system with a central panel.
    Special HMO guides apply.
    CO Alarms present in all high risk rooms.
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    Thanks, I just posted before I saw the

    replies.


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    You should really check with the local council as suitable fire protection is necessary for the HMO licence. Finally some councils may differ from others but I go by what my council requirements are.

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