15-04-2008
Don't watch your investment go up in smoke
The cost to the British economy of residential fires is around £7.03bn in total, with around £2.5bn of that attributable to the consequences of fire.
The average cost to a landlord of a fire in a rental property could be exponential. It may start with the re-building or re-decoration of the property but could end with a large compensation payment to a tenant if the fire was proven to be the landlord’s fault.
Taking out comprehensive landlord insurance is the only way to ensure that a fire in your rental property doesn’t turn into a financial catastrophe. There are covers available that could help you re-build the property (Buildings Insurance), re-furnish the property (Contents Insurance), house your tenants while the property is uninhabitable (Loss of rent), cover any void periods (Tenant Default), cover compensation payouts for injury to tenants or your legal costs if claiming damages from them (Public Liability).
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In short, a good landlord insurance policy will stop your investment going up in smoke. However while being insured is important, taking measures to prevent a fire happening in the first place should be a landlord’s first concern.
There are downloadable guides available from the government, which you and your tenants should read. They will help you be more aware of how fires can start and how they can be prevented:
Fire Safety in the Home
Fire Safety for students in rented properties
Being aware of the main cause of a fire can help you take steps to prevent it. These are the top 6 causes of fire in the home:
1. Accidents while cooking
2. Electrical equipment or wiring
3. Arson
4. Candles
5. Smoking and matches
6. Heating appliances/equipment and domestic fires
Accidents while cooking
The top three causes of fires from cooking are the grill pan catching fire, a pan of fat or oil catching fire and leaving something too close to the hob, which then catches fire.
Obviously you cannot keep an eye on your tenants while they are cooking, so it is important to supply them with the materials to stop a kitchen fire from spreading. You could post up instructions near the stove for putting out different types of fire, and point out the location and instructions for any devices such as a fire blanket or fire extinguisher that you might have installed.
When installing kitchen appliances, you might wish to have an electric hob and oven rather than gas, as it makes it more difficult for an item left near the stove to catch fire.
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Electrical fires
Ensure that any electrical wiring you’ve had done on the property comes with a warranty and have all electrical devices professionally checked annually. You cannot stop tenants from using their own electrical equipment however it may be worth providing enough electrical sockets in the bedrooms and living area so that extension cables don’t become overloaded.
Candles
Many landlords state in the tenancy agreement that use of candles in bedrooms and living areas is forbidden. While it is difficult to check that tenants are adhering to this rule, if there was a fire and it was proven to have been started by a candle you would at least have some case for claiming damages from the tenant.
Smoking
Again, many landlords specify non-smoking tenants when renting out their property and put this in the tenancy agreement, however this doesn’t account for the behaviour of visitors or for the tenant sticking to the rules.
Heating appliances
It is the landlord’s responsibility to check that all heating appliances are electrically sound and that any open fires are regularly chimney-swept and have adequate safety guards. Boilers should be checked annually by a Corgi-registered gas-fitter.
Use of Smoke Alarms and other preventative measures
Just 80% of households had a working smoke alarm in 2004. Landlords would be wise to fit a smoke alarm in every room of a rental property if it is large, and in the main communal area and hallway if small.
Make sure your tenant is with you when you test it, and show them how to test it themselves. Your smoke alarms should be listed on your inventory as in working order and as having new batteries (if battery powered).
Soft furnishings combined with smokers or candles can be a lethal combination. Be aware that all your furniture must be non-flammable or fire resistant and comply with the Fire and Furnishings Regulation 1993 Act.
Many new-build properties these days have windows that don’t open all the way. If the windows in your rental don’t make for easy escape routes in case of fire, ensure that your tenants know the best way to leave the building. If your windows do open all the way and your property is an apartment on the first floor or higher, it may be worth investing in some kind of rope or extendable ladder.
For more guidelines on health and safety measures in rental properties visit: http://www.london-fire.gov.uk/fire_safety/in_your_home/landlords.asp