UK Landlord Forum / Life

Hi all,

I have an HMO rental property with a large cellar/basement.  Both the electric and gas meters are located in the cellar.  The property has a grade A alarm system installed, with detectors in the cellar.  The local Housing Standard authority has inspected the property and told me to ensure 30 minutes of fire protection between the cellar and the ground floor, just in case a fire breaks out in the cellar.

They informed me that the most common way of doing this is to install a ceiling in the cellar comprised of fire-rated plasterboard.  Currently there is no ceiling there, only joists on top of which the ground floor floorboards are supported.

My issue with this is that boarding under the joists in the cellar will lead to damp/rot issues in the future, something which they have acknowledged.  I suggested an alternative method of painting over the joists with intumescent paint.  They won't give me a straight answer as to whether this would be acceptable.  It leaves me a little stuck - I don't mind getting the boarding done.  However, it doesn't solve the problem of condensation/rot issues.  After all, even though there is limited ventilation in the cellar, the temperature changes there will still lead to condensation etc.  Trapping this in the space above the fireboards will mess up the joists, I fear.

Just wonder if anyone else has had similar experience, or a better solution?

Many thanks in advance for any suggestions.

putting up fire-rated plasterboard might tick the boxes for safety, but I totally get your concern about damp. Have you thought about boosting ventilation in the cellar? A vapor barrier could also help with moisture. Honestly, chatting with a fire safety expert might give you some good ideas

Quote from: havens on September 24, 2024, 08:19:56 AMputting up fire-rated plasterboard might tick the boxes for safety, but I totally get your concern about damp. Have you thought about boosting ventilation in the cellar? A vapor barrier could also help with moisture. Honestly, chatting with a fire safety expert might give you some good ideas

Thanks Havens, interesting idea re: vapor barrier.  And yes, am looking to get some time with a fire safety expert.

Cheers,
CH.