Johnr12
05-09-2006, 13:14 PM
Hi all,
I am wondering if it will prove neccessary to undertake major building work in my house as a condition of my licence. Although I will get an answer on this from the council in due time, I would like to ask those here who are knowledgeable on such things how they regard the following situation:
As I have mentioned in previous posts, I live in a 3 storey townhouse with my wife and 4 lodgers. There are 3 bedrooms on the top floor and two on the ground floor. the middle floor is taken up by the lounge, kitchen and small office.
The layout is such that for those of us on the top floor who wish to exit the house, we must exit our rooms into the top floor hallway, go down the stairs which lead directly into the lounge, across 3 metres of the lounge, enter the middle floor hallway, down the stairs which lead to the ground floor hallway, and out the front door.
The problem I perceive with this is that there is not a continuous contained stair or exit route protected from fire, as it is neccessary to walk through the lounge on the way.
Is it likely that the council will insist that I build a corridor across one side of the lounge to create a continuous exit route? If so, I don't know if it will be physically possible.
Are HMO's considered on an individual basis with regard to such works? Is there any possibility that they will take into consideration other factors that I made note of in my supporting statement and tell me that the layout is fine as it is? For example, the hallways are kept completely clear at all times, there are no obstructions in the area of the lounge that we walk through between corridors, non-smoking house, resident landlord ensuring cleanliness and clear exit routes, responsible group of adults living here (no students), ample smoke alarms, no open fires or obvious fire risks, etc?
I am guessing that they must treat all HMO's the same, but on the council website, it is noted that there is some consideration made on an individual basis. However, I do not know exactly what they are referring to in this regard, and if it includes such things as the layout of the house.
When I look in the lounge window of the townhouses that are in the same row as mine, they all have the same layout, but some have had fire doors (I presume) installed at the ends of both stairs, so they still need to walk across the lounge to get out. (These are all 5 person+ HMO's as well far as I know).
On a related note, if I were to install a drop down ladder on the rear exterior wall of the house, so that an extra means of escape is created from the top floor in an emergency, would this solve the problem? All the reading I have done on this so far seems to indicate that it will not be a sufficient measure, but I would like to confirm this if possible.
Many thanks, John.
I am wondering if it will prove neccessary to undertake major building work in my house as a condition of my licence. Although I will get an answer on this from the council in due time, I would like to ask those here who are knowledgeable on such things how they regard the following situation:
As I have mentioned in previous posts, I live in a 3 storey townhouse with my wife and 4 lodgers. There are 3 bedrooms on the top floor and two on the ground floor. the middle floor is taken up by the lounge, kitchen and small office.
The layout is such that for those of us on the top floor who wish to exit the house, we must exit our rooms into the top floor hallway, go down the stairs which lead directly into the lounge, across 3 metres of the lounge, enter the middle floor hallway, down the stairs which lead to the ground floor hallway, and out the front door.
The problem I perceive with this is that there is not a continuous contained stair or exit route protected from fire, as it is neccessary to walk through the lounge on the way.
Is it likely that the council will insist that I build a corridor across one side of the lounge to create a continuous exit route? If so, I don't know if it will be physically possible.
Are HMO's considered on an individual basis with regard to such works? Is there any possibility that they will take into consideration other factors that I made note of in my supporting statement and tell me that the layout is fine as it is? For example, the hallways are kept completely clear at all times, there are no obstructions in the area of the lounge that we walk through between corridors, non-smoking house, resident landlord ensuring cleanliness and clear exit routes, responsible group of adults living here (no students), ample smoke alarms, no open fires or obvious fire risks, etc?
I am guessing that they must treat all HMO's the same, but on the council website, it is noted that there is some consideration made on an individual basis. However, I do not know exactly what they are referring to in this regard, and if it includes such things as the layout of the house.
When I look in the lounge window of the townhouses that are in the same row as mine, they all have the same layout, but some have had fire doors (I presume) installed at the ends of both stairs, so they still need to walk across the lounge to get out. (These are all 5 person+ HMO's as well far as I know).
On a related note, if I were to install a drop down ladder on the rear exterior wall of the house, so that an extra means of escape is created from the top floor in an emergency, would this solve the problem? All the reading I have done on this so far seems to indicate that it will not be a sufficient measure, but I would like to confirm this if possible.
Many thanks, John.