Ian Ballinger discusses why housing providers should consider the benefits of LD1 alarms with new technology to protect their residents.
The disparities between Approved Document B (ADB)of the Building Regulations volume one, and the recent revision of BS 5839-6: Fire detection and fire alarm systems for buildings. Code of practice for the design, installation, commissioning, and maintenance of fire detection and fire alarm systems in domestic premises presents housing providers with varying guidelines on the minimum requirement forfire safety provisions they should specify.
There are now over 15 million‘smart homes’ throughout the UK1, as people continue to look for solutions designed to make life within their properties easier, safer, and more efficient. With regard to the social housing sector in particular, the advancements in the Internet of Things (IoT) technology are supporting housing providers and the UK’s fire and rescue services in protecting individuals, by specifying preventative rather than reactive fire safety measures that comply with an LD1 category specification.
While some rented housing providers may not initially look to adhere to this specification, as the current legal requirement under ADB for England and Wales is an LD3 category (essentially detectors placed in the escape routes of a property such as hallways and landings), the latest developments in smoke alarm technology are offering greater flexibility with regard to connected and cost-effective fire protection. These technologies are not only compliant with an LD1 category specification – which futureproofs the property against potential regulatory changes – but also offer the ability to be adapted and enhanced at a future date to meet the individual level of risk each tenant presents.
A connected approach
Historically, a collection of smoke, heat, and carbon monoxide alarms will have been tested on installation, then only tested at best once a year. In a worst-case scenario, after the initial installation test, the alarms may never have been tested by tenants. This is where social housing providers can benefit from IoT and connected fire safety technologies using artificial intelligence (AI) to bridge the gap in the interaction between a property and its tenant. Housing providers can benefit from silent network testing automatically conducted every 18 hours for each property.
This helps provide a clear trail of compliance and due diligence (if and when required) and confirms the status and performance of each alarm. In theory, the remote monitoring capabilities that connected technologies offer can help support a significant reduction in overheads over time, as the costs and requirements for physical property visits and subsequent missed appointments are eliminated.
This revolutionary approach to fire safety delivers the highest standards of protection in the most cost-effective way, as providers can use technology to instantly view the performance of each alarm in real time, to understand the trends and levels of risk each property presents. Such adaptable technology also offers individuals responsible for the management and maintenance of housing portfolios the opportunity to use IoT technology to easily upgrade the fire protection systems installed throughout their entire housing stock in the future, subsequently reducing the challenges related to asset management and the associated costs.
One such‘new generation’ of connected fire safety systems is FireAngel’s, which uses smart radio frequency (RF) and AI technology to provide effective remote monitoring of each property through a wireless alarm network. The technology allows housing providers to easily monitor and manage the status of alarms in real time across their entire housing portfolio, highlighting any potential issues as and when they occur.
This upgrade can be achieved by simply adding a smart RF radio module into the alarm, allowing wireless interlinking of up to 50 within one network. RF modules can be retrofitted into compatible alarms already installed or purchased separately, along with compatible alarms from new. This provides the opportunity to create a safety network with access to vital information, including current status, alarm history, replacement dates, and system health, through the activation of a secure cloud-based connected gateway.
By utilising AI through a connected fire safety system, which uses a gateway featuring a unique algorithm and patented technology, it can highlight trends and high-risk patterns of behaviour. By being able to pinpoint tenants who have become vulnerable or high-risk, housing associations are able to target and support those at greatest need, both improving safety and using their resources efficiently.
A quick and easy to install safeguard can be achieved by interlinking alarms with wireless technology, so that if one is triggered, all the other alarms and ancillary devices are activated, alerting a person with impaired hearing to a fire more quickly. This enhanced fire safety system provides the earliest possible warning and is much more effective than a stand-alone alarm.
Ahead of the curve
The 2019 revisions to BS 5839-6 provide landlords with a best practice guide regarding the provision of fire safety for their properties. The update recommends upgrading from category LD3 specification (the previous minimum requirement)to a minimum category LD2 specification for all properties, excluding existing owner-occupied dwellings.
The fire safety provision in new sheltered housing flats has also been increased from a category LD2 to a category LD1, highlighting an area of potentially higher risk. With regard to building regulations that cover new or materially altered single occupancy dwellings, it is clear there is a current disparity between the regulations in England and Wales – which stipulate an LD3 minimum requirement – and the publications in Scotland and Northern Ireland, which recommend a minimum requirement of LD2.
The category LD3 specification requires the installation of a grade D mains powered smoke alarm with battery back up in the circulation areas of each storey of a building, such as landings and hallways, which form part of an escape route. An LD2 category specification also requires the installation of a heat alarm in the kitchen and mains powered smoke alarms (with battery backup) in habitable/high fire risk rooms, such as a living room. In Scotland and Northern Ireland, along with other European countries, this level of specification is the current requirement under local building regulations.
When compared to BS5839-6, which advises a minimum requirement of LD2 in most rented single occupancy situations, it is clear that the building regulations for England and Wales are not as closely aligned as those of its neighbours, resulting in an element of confusion over what level of protection is required.
Within the 2019 revisions to BS5839-6, the recommendation of grade D has been further defined as either grade D1 (sealed or rechargeable backup) or grade D2 (replaceable battery backup). For the private and public rented sectors in particular, a grade D1 specification for maintenance purposes is seen as the most pragmatic solution, removing the obligation to replace batteries during the lifespan of the alarms.
Don't wait around
Following the Department for Levelling Up, Housing and Communities’ response to its consultation on smoke and carbon monoxide alarms, people living in social housing will soon be safer in their homes. Housing providers will be required by law to install smoke alarms in all social housing, and carbon monoxide alarms will have to be fitted in social and private rented properties with fixed appliances such as gas boilers or fires. The regulation changes will also require carbon monoxide alarms to be fitted when new appliances are installed in any home. Additionally, landlords and housing providers in social and private rented sectors will need to repair or replace smoke and carbon monoxide alarms once they are told they are faulty.
However, housing providers should not wait for further guidance changes to reinforce their duty of care – they can demonstrate best practice through the installation of alarms that meet category LD1. They can also futureproof their housing stock from any regulatory changes that may occurat a later date, while appropriately managing the level of risk each individual tenant presents.
An LD1 category specification is designed to offer maximum protection through the installation of alarms in all areas of a property where a fire could potentially start. This includes all circulation spaces that form part of escape routes in addition to smoke alarms in all high fire risk areas, including living rooms, bedrooms, and dining areas. This also includes the installation of a heat alarm in a kitchen.
To offer the highest levels of protection available, multi-sensing or optical alarms should be installed. By following a best practice policy that adheres to an LD1 category specification through the utilisation of IoT and smart RF fire safety technologies, housing providers can not only ensure compliance with current and future regulations, but can successfully identify the level of risk or an increased risk to their tenants and properties.
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Ian Ballinger is Head of Certification at FireAngel.
Reference
'2019 Smart Home Survey', Smart Home Week.