Building & Fire Safety
Details of Building & Fire Safety within a block of flats and your responsibilities as the landlord or resident in occupation.
TPI Advice Note | Fire Safety Management in FlatsFire Evacuation
Please ensure you take the time to read the advice provided and are aware of your Fire Evacuation Procedure, which is displayed within your building.
If you identify as having mobility issues and may require assistance in the event of a fire, please inform Kingston.
As a Landlord, it is important this information is shared with your tenants.
Fire door advice for tenants and how to check they are safe
Fire doors create a barrier from fire and toxic smoke, preventing them from travelling around a building during a fire. This keeps the damage to a small area, allowing for evacuation, stay put and safe access for the emergency services.
In a block of flats, you will find fire and smoke doors on the stairwells, the corridors and on the flat front doors. You will also see them protecting areas where there is a risk of combustion, such as bin storage or mains electricity service cupboard. Sometimes you will find fire doors inside flats, but this depends on the specific design and layout of the individual flat.
Your landlord or building owner will have legal responsibility for the fire doors in the common areas of the building, please refer to the information enclosed.
You should seek fire safety information from your landlord or building owner regarding the specific fire plan for your building to ensure you are prepared in an emergency.
If your front door faces onto a common area in the building, it needs to be a fire door. It is vital that it works properly when a fire breaks out, so it is important that your flat front door is a fire door, is fit for purpose and can be regularly inspected and maintained.
If you are an owner, you should examine the details of your lease contract and consult the landlord. You may find that you have responsibility to ensure that a suitable fire rated door with all its compatible components is fitted.
Never carry out any repairs or work on your fire door without consulting a competent person. This can cause damage and make it less likely to work properly in an emergency.
Do not drill into or cut your fire door in any way.
Do not paint over the seals on a fire door.
Do not replace the handles, hinges or any hardware. Always have repairs carried out by a qualified individual.
If you suspect a fire door is faulty, you must report it to Kingston.
There are five checks you can make:
- New fire doors may have a label or plug on top (or occasionally on the side) of the door. If in doubt, speak to a competent person.
- Check the gaps around the top and sides of the door are consistently less than 4mm when the door is closed. The gap under the door can be slightly larger (up to 8mm), but it does depend on the door. Ideally, you should not see light under the door.
- Look for any seals around the door or frame. Check they are intact with no sign of damage.
- Check all hinges are firmly fixed (three or more of them), with no missing or broken screws.
- Check the door closes firmly onto the latch without sticking on the floor or the frame. A fire door only works when it is closed. A fire door is completely useless if it is wedged open or cannot close fully.
If your door is defective, please report to repairs@kingstonpropertyservices.co.uk
Balcony Safety
- Never use barbecues on your balcony (including disposables)
- Never store flammable or hazardous materials (i.e. gas cyclinders) on balconies
- Keep balconies free of clutter and do not use for storage
- Do not modify your balcony or install screening or netting
- Avoid smoking on your balcony and do not dispose of cigarettes or smoking materials on or over the balcony – use a sturdy ashtray with a small amount of water inside to ensure materials are extinguished
- Never use heaters on your balcony (including freestanding or wall, ceiling and floor attached)
Guidance for E-Scooters and E-Bikes
Although we strongly discourage residents from storing electronic vehicles anywhere within your building, please adhere to the following guidance to help protect yourself and others from the potential dangers of e-bike, e-scooter or lithium-ion fires…
Charging
- Avoid charging e-bikes and e-scooters indoors.
- Never store or charge e-bikes and e-scooters in communal areas as this can block escape routes.
- Do not charge batteries while you are asleep or away from your home.
- Avoid charging near combustible or flammable materials.
- Ensure your smoke alarms are working. If charging or storing e-bikes or e-scooters in a garage or kitchen, ensure you install the correct detection equipment. Heat alarms rather than smoke detectors are recommended for these areas.
- Always use manufacturer approved chargers and follow instructions carefully.
- Unplug chargers that are not in use.
- Check batteries regularly for any signs of damage.
- Do not cover chargers or battery packs while charging as this can cause overheating or a fire.
- Do not overcharge batteries. Check instructions for charge times.
- Do not dispose of damaged or end of life batteries in household waste or normal recycling.
Storage
- Store e-bikes, e-scooters and batteries in a cool place – avoid excessively hot or cold areas.
- Follow manufacturer’s instructions for the storage and maintenance of lithium-ion batteries, especially if they are not used for extended periods of time.
