Fire doors in a bungalow with a loft conversion?

[steviejasp]

I can't seem to find a definitive answer to this.
It seems that they aren't needed as long as first floor windows open wide enough to escape.
We were told that we would need them as there is a full width conservatory on the back which wouldn't allow escape in the event of a fire.
Anybody know for sure?

[roofer]

You are correct, you also do not need to enclose the staircase, on the proviso you have windows at the front.

[Little Lofty]

Fire doors and protected routes only really come into play when you add a third story. A bungalow with a loft only needs to meet the same regs as a standard 2 story house.

[steviejasp]

Thanks chaps. So even with the conservatory, we don't need fire doors?

[roofer]

Windows at the front ?

[Stevie P]

steviejasp said:

Thanks chaps. So even with the conservatory, we don't need fire doors?

If the conservatory prevents escape by ladder from the rear windows then they cannot be classed as egress windows. I presume the rooms in question do not have other suitable windows so a protected stair is the correct solution.

[Equus]

steviejasp said:

Thanks chaps. So even with the conservatory, we don't need fire doors?

Incorrect!

Approved Document B said:

2.8 Any window provided for emergency egress purposes and any external door provided for escape should comply with the following
conditions:
a. the window should have an unobstructed openable area that is at least 0.33m2 and at least 450mm high and 450mm wide (the route through the window may be at an angle rather than straight through). The bottom of the openable area should be not more than
1100mm above the floor; and
b. the window or door should enable the person escaping to reach a place free from danger from fire. This is a matter for judgement in
each case....

Clearly an escape window positioned above a conservatory does not enable the person escaping to reach a place free from danger from fire, and most BCO's will not permit it as a solution for that reason.

[Little Lofty]

Can an escape window not be fitted to the front or gable?

[roofer]

Little Lofty said:

Can an escape window not be fitted to the front or gable?

Front.

[Little Lofty]

roofer said:

Little Lofty said:

Can an escape window not be fitted to the front or gable?

Front.

Yeah sorry I didn't explain that well, I aimed that at the op to ask why the escape window was at the back, if he could fit one at the front or gable then it wouldn't be over the conservatory.

[roofer]

Little Lofty said:

Yeah sorry I didn't explain that well, I aimed that at the op to ask why the escape window was at the back, if he could fit one at the front or gable then it wouldn't be over the conservatory.

Went through latest regs doing mine, as you know, a minefield that different BCO's interpret their own way

[Little Lofty]

roofer said:

Went through latest regs doing mine, as you know, a minefield that different BCO's interpret their own way

Absolutely, it was a nightmare when the protected route regs came in as every authority/BCO had a different take on things, and still do to an extent. Some would let you keep existing doors if the were upgraded with intumescent paints, some made you replace doors and frames, some wanted lath and plaster walls upgraded and some were happy with a few extra smoke detectors. I'm pleased I don't do them now

[C Lee Farquar]

Our BCO wants a door on the kitchen (not a fire door) then we don't need to fit fire doors to the bedrooms.

[steviejasp]

There is a dorma on the front as well with escapable windows. Would that be enough to satisfy BC?

[Little Lofty]

steviejasp said:

There is a dorma on the front as well with escapable windows. Would that be enough to satisfy BC?

How many rooms will there be?

[steviejasp]

two bedrooms and a bathroom upstairs

[Little Lofty]

If BC will only accept escape windows to the front then you could ask if they would be happy with a interconnected door so both bedrooms share the escape window. At the end of the day it's not a massive job if you do need fire doors fitted on an escape route, but it does seem a bit overkill on a bungalow.

[steviejasp]

Thanks everybody for the input, I'll let you know how it pans out..