1. Planning for the future
Priority based programmes of work
Presented By Karen Daykin-Woodberry
Date 23rd November 2010

2. Introduction
Karen Daykin-Woodberry
− Peabody Building Services Manager
− Incorporating the building services team, asbestos team and fire safety team.
− Management of over 1400 buildings (blocks) owned or managed by Peabody incl:
− Sheltered housing schemes and premises
− Agency managed schemes and premises
− Caretaking staff offices and facilities
− Residential flats
− Leaseholder accommodation
− Community centres and facilities
− Commercial premises and facilities
Presented By Karen Daykin-Woodberry
Date: 23 November 2010

3. Agenda
• Introduction
• What does the Legislation say?
• Managing the significant findings or action points
− Requirements
− Budgets
− Infrastructure of organisation
− IT systems
− Consultation
− Pitfalls
• How Peabody does this
• Summary

4. The Regulatory Reform (Fire Safety) Order 2005
Legislates what needs to be considered to provide adequate levels of fire safety within the communal areas
of buildings.
It does not and cannot stipulate with any detail how each housing provider can ensure that it considers and
achieves all areas of fire safety.
There are guidance documents however with some areas it leaves the decision to your personal
judgement. Are you competent to make that decision?
It allows you to mitigate or off set some risks as far as is reasonably practicable.
You can also source good practice advice and guidance from colleagues such as Peabody to assist you in
managing your fire safety commitment.

5. Managing significant findings – what may be seen in your risk
assessment?
Remedial work
Major work
Installing emergency lighting to communal
areas
Installing smoke detectors to communal
areas
Upgrading or renewing flat front entrance
doors
Upgrading the compartmentation of void
areas
Redecoration of communal areas
Minor work
Installing signage to communal areas
Making good holes to walls or ceilings
Management Issues
Long Term issues
Managing combustible materials and communal
areas,
Managing and maintaining fire strategies
Servicing and testing regimes for building
service components
Short term issues
Clearance of combustible materials
Communication of fire strategies and fire action
plans to residents

6. Managing the requirements
What type of organisation are you?
− Just want to get basic stuff done to pass inspection?
Or
− Committed to improving fire safety within its homes and properties?
From your significant findings you now have to create your list of essential needs, ideal solutions and a
wish list, and a timescale for achieving these within.
You will need to consider your individual building types, designs, construction and management processes.
Can you define your buildings into similar architypes?
Prioritise this list into realistic long, medium and short term goals, achievements or programmes
Quick hit fixes are not always long term solutions
Remember you cannot do it all in a year, and LFB know this.

7. Budget
The RR (FS) O 2005 was not implemented to cause financial hardship or difficulties for housing providers.
However it does have financial implications which must be considered when planning for the future.
Must have an organisations clear commitment to improving fire safety standards whether to achieve
minimum requirements or to make a difference.
Must make a long term decision and have the capability to fund improvements to the buildings.
Remember what you install now you have to maintain forever, and may cause an additional revenue
budget requirement for servicing and testing regimes.

8. Infrastructure of organisation
How do you manage your repairs and communal areas?
− Dedicated or specialist team
− Responsive repairs team
− Major works team
− Neighbourhood / Housing Management team
All officers should have relevant, suitable and appropriate levels of training and knowledge about fire
safety management, building construction and housing management.
All members of the organisation should have a strong awareness, and support of your organisations fire
safety policy.

9. IT systems
The system should include management of the FRA’s and their significant findings.
− Daily management of the reports and findings
− Reviews and amendments
− Accessibility of information
They should include the provision of information about Fire Risk Assessments to the public.
− Web based reports
− Hard copies
− Electronic copies
− Distribution to others

10. Consultation
May be needed for many areas to manage fire safety incl:
− Tendering and awarding of contracts
− Where leaseholders are present within a building
− With your own residents associations
− Conservation officers
− Planning or Building consents
− Freeholders of buildings (where not owned by your organisation)
Good practice consultations may incl:
− All other residents of a block
− Local fire brigade
− Local communities (not directly related to your organisation)

11. Pitfalls
You can’t just manage the significant findings and consider the job done.
This is not a one off requirement – do not be shortsighted
Quick hit fixes will not lead to a strong fire safety management commitment
You must communicate your organisation’s goals, aims and objectives clearly to all direct and indirect
stakeholders.
Remember that some-ones life may rest upon your decisions and actions

12. What Peabody is doing – short term gains
Peabody has a clear fire safety policy, with supporting procedures and protocols, and in-house training for
all staff to manage fire safety
Peabody has a dedicated fire safety team – all of whom are fully trained by either London Fire Brigade or
Colin Todd Associates to undertake in-house fire risk assessments, and a majority of the responsive
repairs surveyors are also trained for fire safety management and fire risk assessments
Peabody has a dedicated fire safety works contractor to undertake identified remedial action as part of both
planned remedial works and also urgent ad-hoc works
Peabody links directly with the London Fire Brigade, and meets regularly to discuss fire incidences, home
fire safety programmes on our estates, and how we can improve our levels of fire safety.
Peabody has a web-based portal to house the FRA’s, which makes them available, not only to staff and
contractors, but also to the London Fire Brigade directly

13. Long Term commitment
Peabody has a 30 year investment programme for its stock which includes separate allocation of funds for
fire safety improvement work
Peabody ensures that all new developments or refurbishment projects include consultation with the Fire
Safety Team to incorporate all possible fire safety implications
Peabody in 2010 has committed over £5M towards fire safety improvements, including installation of
emergency lighting, communal smoke detection, individual smoke detection, upgrading of front
entrance doors and the redecoration of communal areas.

14. Summary.
Decide upon your organisations fire safety philosophy
Identify the type, nature and scale of work needed.
Confirm what funding can you commit to these works – now and in the future
Decide your priorities for the work and programmes
Consult with stakeholders
Be prepared to change your plans

15. Thank you for your attention