Loft Party Wall Fire Regulations
- Loft party wall fire regulations exists to prevent fire spread from one loft to another.
- The Party Wall Act 1996 is in place to protect properties and neighbours from fire and its devastating consequences like a whole row of terraced houses burning down.
- A fire that spreads due to a non-compliant party wall could lead to serious criminal charges. Additionally, your home insurance may be void if a fire occurs and your loft party wall is not compliant.
- If you plan to work on a party wall, you need to cooperate with your neighbour and make a Party Wall Agreement. For example, you might need to agree on a date for building works as your neighbour might have children or work from home during the day.
- A firebreak might be required between loft party walls if your homebuyer survey reveals that it isn't up to standard. If the survey highlights a defect in your loft party wall, you can ask your seller to reduce the asking price or remedy before the transaction completes.
Do lofts need party walls?
Party walls for lofts act as a barrier between adjoining properties, helping prevent the spread of fire and smoke. They can also provide sound insulation and structural support. In the event of a fire, a party wall can help contain the flames and limit the damage to a single property.
The age of the property
Older properties, especially those built before 1991, often have existing party walls typically constructed to meet the building regulations of the time.
Modern terraced houses will generally comply with loft party wall fire regulations, but older terraced homes are more likely to have issues with their loft party walls, might not have firebreaks up to code, and need to be fixed urgently.
Older, Victorian-style terraced homes might have just had a single-skin brick wall put up in the loft for privacy between neighbours, but with stricter building regulations now, that wall will likely need to be reinforced with fire-resistant materials to comply with fire regulations.
The above issues can be flagged in a home survey as a fire risk.
Construction materials used
The materials used in construction influence the loft party wall's privacy and fire resistance. Older properties might have brick-and-mortar walls with holes for pipes or electrical wiring which originally wasn't considered much of an issue for privacy's sake. On the other hand, modern properties constructed with lightweight, fire-resistant materials will likely meet the stricter regulations of today.
Loft layout
If your loft shares a wall with a neighbouring property, the party wall needs to act as a firebreak to prevent smoke and fire from spreading through multiple properties. You may have a Party Wall Agreement in place to make it fireproof, but if not, it's best to arrange one.
If your loft does not adjoin a neighbour's, you won't have a party wall and therefore will not need to worry about fire spreading through to another property.
Are you concerned about the fire safety of your loft party wall?
Get a party wall survey from an experienced RICS-accredited surveyor. They will provide a comprehensive report on the state and safety of your loft party wall and recommend ways to move forward if a defect is flagged.
SAM can support you through this unique situation to help you avoid losing money later. Property challenges solved.
Do I need a firewall in my loft?
A firewall is a firebreak designed to contain fire spread through walls; it's generally a good safety measure, especially if your loft shares a wall with a neighbouring property.
If a fire regulation issue is flagged in a home survey report, a prospective homebuyer might not be able to get mortgage approval or home insurance so it's important to ensure the loft party wall is up to code.
When a homeowner plans to convert their loft into an additional bedroom or home office, they must make sure all work complies with planning permission and building regulations. A fire door is required between the loft and stairs leading down to the rest of the property; failure to comply with this can lead to an enforcement notice from the local council for remediation, fines, and legal action.
Prevention of fire spread:
A firewall helps control fire and stops it from spreading to neighbouring properties, acting as a barrier and potentially saving lives and the property itself. This can be particularly important in densely populated areas where fires can quickly escalate.Reduced damage:
Even if a fire starts in your loft, a firewall can help to limit the damage to your property. In extreme cases, an uncontrolled fire can lead to a larger disaster, such as a structural collapse. Firewalls aid in mitigating this risk.
What are the different types of firewalls?
- Structural firewalls: These are built into the structure of the building and are typically made of fire-resistant materials like brick or concrete.
- Non-structural firewalls: These are added to existing structures and can be made of various materials, including fire-resistant plasterboard or mineral wool.
- Remember: While a firewall can be an effective fire safety measure, it's essential to combine it with other fire safety precautions, such as smoke detectors, fire extinguishers, and regular inspections.
Buying a house with loft party wall issues
If you purchase a property with a loft party wall which isn't compliant with fire regulations, you could face several issues:
- A non-compliant party wall significantly increases the risk of a fire spreading into the neighbouring property; potentially resulting in property damage, personal injury, or even loss of life.
- Non-compliance with fire safety regulations can lead to legal action, including fines or criminal charges. Once you're registered as the property owner, you are responsible.
- You might struggle to apply for home insurance coverage and, if accepted, the premiums will likely be higher due to the increased risk. Depending on the severity of the safety issue, insurers can refuse to provide cover.
- A non-compliant party wall might negatively impact the property's value, making it difficult to sell as potential buyers might be reluctant to purchase a home with known fire safety issues.
- It's crucial to get a RICS home survey before buying a property, regardless of its state. You could potentially save yourself thousands of pounds in repair costs if a survey report flags damage to the house.
16% of homeowners discover defects
In our recent survey, 16% of homeowners found defects; including 2% who were able to pull out of a bad purchase, 7% who were able to negotiate a better price, and sadly, 7% of homeowners who did not get a survey and discovered defects after the purchase.
12 of the 39 who remembered how much these defects cost to remedy spent over £5,000
Don't burn your money, book a survey.
Party wall fire safety in timber frame construction
While timber frame buildings are generally considered safe and energy-efficient, they must comply with all fire safety regulations, including those related to party walls.
Party walls in timber frame construction consist of two independent wall frames placed parallel to one another with a fire barrier gap, providing a protective barrier against the spread of sound and fire between dwellings.
How party walls prevent fire from spreading
Fire rating:
Party walls in timber frame construction must meet the required fire rating, typically 1 hour (the amount of time it takes for fire to burn through a material). This is achieved by using fire-resistant materials and ensuring proper installation.Cavity barriers:
Cavity barriers must be installed between the two wall frames to prevent the spread of fire through the cavity.Fire stops:
Fire stops should be used to seal any gaps or openings in the party wall to prevent the passage of flames.Services:
No services, such as electrical wiring or plumbing, should be allowed to pass through the party wall cavity.Regular inspections:
Have the party wall inspected regularly to ensure it remains in good condition and complies with fire safety regulations.
Who is responsible for the firebreak in the loft?
The responsibility for the firebreak in a loft typically lies with the property owner. However, this can vary depending on the circumstances. For a loft party wall, the responsibility is shared between both property owners unless specifically stated in the Party Wall Agreement (if one already exists) or the title deeds.
Individual property owners:
If you own a detached property or a property that is part of a small development, you are likely responsible for the firebreak in your loft. This means you ensure the firebreak is installed correctly, maintained in good condition, and complies with all relevant fire safety regulations.Management companies:
For properties within larger developments, such as a block of flats or housing associations, the management company may be responsible for fire safety measures, including firebreaks. They will be responsible for inspections, maintenance, and repairs to firebreaks in the building.Leasehold properties:
If you live in a leasehold property, the lease agreement should specify who is responsible for fire safety in the loft. This could be the leaseholder (you), the landlord, or a combination of both.
How much does a loft firewall cost?
You can expect the cost of a loft firewall to range from several hundred to several thousand pounds.
- Larger lofts will require more materials and labour, increasing the overall cost. A small loft might require a few sheets of plasterboard and a few hours of labour, while a large loft could need several times that amount.
- A structural firewall can involve removing existing insulation, wiring, or modifying the loft's structural components, while a non-structural firewall is usually installed over existing materials.
- A firewall made with thicker, more fire-resistant plasterboard might cost more than one made with thinner or less fire-resistant materials.
- A loft firewall installation in a major city with a high cost of living might be more expensive than one in a smaller town or rural area.
Case study: Semi-detached house fire in Manchester
A recent house fire in Manchester serves as a reminder of the devastating consequences in neglecting loft fire safety. A cannabis farm was discovered in the loft of a semi-detached property after the building went up in flames. Firefighters spent over five hours battling the blaze, which ultimately resulted in a collapsed roof, blown-out windows, and an arrest.
While the exact cause of the fire was the cannabis farm, the incident also highlights the role of loft party walls in preventing the spread of fire. The fire did not spread to the neighbouring property, likely thanks to a compliant party wall with fire regulations.
This case study underscores the importance of:
Compliance with Regulations
- Familiarise yourself with local building regulations so your loft complies with all fire safety requirements.
- If your loft shares a wall with a neighbouring property, it should be a fire-compliant wall with the latest fire safety regulations.
- Consult with a qualified professional, such as a building surveyor or architect, for guidance on fire safety measures.
Regular Inspections
- Conduct annual inspections of your loft to identify potential fire hazards.
- Check for signs of damage to wiring, insulation, or other materials that could contribute to a fire.
- Regularly check and maintain heating appliances, such as space heaters or wood-burning stoves.
- Regularly inspect your property for signs of pests and take immediate action to address any infestations. This can help prevent fires caused by pests gnawing on electrical wires or nesting materials.
Proper Maintenance
- Ensure that smoke detectors are installed in your loft and tested regularly.
- Keep fire extinguishers readily accessible and properly maintained.
- Make sure all electrical wiring is inspected regularly for safety and that it's up to code.
If you're planning to start renovation work involving a Party Wall, you will need to get a Party Wall Agreement in place with your neighbour.
Our RICS-accredited surveyors can prepare a Party Wall Notice compliant with the Party Wall Act 1996 for you to then serve to your neighbour.
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