What This Requirement Covers
Student accommodation ranges from purpose-built blocks managed by universities or private operators to shared houses (HMOs) let to student tenants. Fire safety requirements depend on the building type: purpose-built student accommodation over 18 metres is classified as a higher-risk building under the Building Safety Act 2022, while student HMOs are regulated under the Housing Act 2004 and the Fire Safety Order.
Key Requirements
Purpose-Built Student Accommodation (PBSA)
- Classified as Purpose Group 2b (other residential) under Approved Document B
- Buildings over 18 metres: Classified as higher-risk buildings under the Building Safety Act; subject to BSR regulation
- Each study bedroom must be a separate fire compartment
- Common areas (kitchens, social spaces) must be separated from bedrooms by fire-resisting construction
- Sprinklers are typically required in buildings over 11 metres
- Fire detection: Category L1 (full automatic detection) to BS 5839-1
- Stay-put strategy applies; each bedroom is designed to contain a fire
Student HMOs
- Licensed under the Housing Act 2004 if 5+ occupants from 2+ households
- Fire safety to LACORS guidance: interlinked fire detection, fire doors to all bedrooms, emergency lighting in common parts
- Fire risk assessment required under the Fire Safety Order
Cluster Flat Design
- Groups of 4-8 bedrooms sharing a kitchen and living space (cluster flats) are common in PBSA
- The cluster flat is a single fire compartment; escape from each bedroom must not require passing through the kitchen
- Kitchen areas within cluster flats require heat detection and fire suppression (suppression hood or sprinkler)
Practical Compliance Tips
- Design cluster flat escape routes so bedrooms do not require escape through the kitchen
- Install sprinklers in all PBSA buildings over 11 metres
- For student HMOs, ensure LACORS fire safety standards are met before the start of each academic year
- Test fire alarm systems weekly and record results in the fire log book
- Conduct fire drills within the first two weeks of each academic term
- Provide fire safety induction information to all students at the start of their tenancy
- Keep fire doors maintained; students frequently prop open fire doors in social areas