If you own a home or rent a property, it is essential that you know about gas safety rules when it comes to flues in voids. A void is an area of the building where there is no natural ventilation, such as an attic space. The presence of any type of gas appliance in this kind of space can be hazardous and needs to be managed correctly. In this blog post, we will discuss why gas safety rules are important and how they should be followed when dealing with flues in voids
What Are Gas Safety Rules?
Gas safety rules are regulations set out by the Health and Safety Executive (HSE) that must be adhered to when dealing with any type of gas appliance or system. These rules cover the installation, maintenance and use of all types of gas-powered appliances. It is essential that these guidelines are followed to ensure the safe operation and performance of any type of gas appliance
Why Are Gas Safety Rules Important?
Gas safety rules are important because they help to protect people from potential hazards caused by poorly installed or maintained gas appliances. For example, if a flue in a void isn’t fitted correctly, it can lead to carbon monoxide (CO) leaks which can cause serious health issues for those living in the property. Carbon monoxide poisoning can cause dizziness, nausea and even death if left unchecked – making it essential that landlords and homeowners pay attention to gas safety rules when dealing with flues in voids
How Should Gas Safety Rules Be Followed?
When fitting or maintaining a flue in a void, it is essential that the guidelines laid out by the HSE are strictly adhered to. This includes ensuring that all components have been properly installed according to manufacturer’s instructions, checking for leaks regularly and having any necessary repairs carried out immediately upon discovery. It is also important to make sure that proper ventilation is provided inside the void so that any CO produced by the appliance can safely escape outside without causing any harm inside the property.
A property with a room-sealed, fan-assisted boiler which has a flue concealed behind a wall or ceiling cannot be inspected correctly by a gas engineer.
You may be at risk for carbon monoxide poisoning if your flue is blocked or damaged and inspection hatches to access the flue ought to be installed. If a Gas Safe registered engineer visits and is unable to view the flue, the appliance will be assumed unsafe
I did not have inspection hatches installed. What does this have to do with me?
If your gas engineer is unable to inspect the entire length of the flue they will advise you that it is ‘At Risk,’ advise you not to use it, and request your permission to turn it off. This is assuming that there are no other signs that your boiler is unsafe, regardless of the flue’s unknown condition.
‘At Risk’ is a risk classification used by gas engineers that indicates that your boiler and flue system may become dangerous in the future; in this case, it is used because the engineer cannot inspect the length of the flue to ensure its safety. As a consumer you have the right to refuse permission for it to be turned off however, you will be asked to sign paperwork confirming that you accept responsibility for the system’s defects. In this case, there is a potential for fumes to escape unnoticed from the concealed flue into the property.
If you’ve had your boiler serviced since January 2011, your gas engineer should have informed you of the need for inspection hatches, giving you time to decide what to do.
Owner-occupiers:
The law has remained unchanged. What has changed is the guidance given to gas engineers regarding their ability to inspect the flue. You have no legal obligation to install inspection hatches or other controls. If you do not want them, you should still have your boiler serviced and checked once a year by a Gas Safe registered engineer who will notify you that it is ‘At Risk’
If you do not want to install inspection hatches, industry has developed a safety system that can detect carbon monoxide in the void through which the flue runs. When carbon monoxide is detected, this system will shut down the boiler. Further information on these systems can be obtained from your registered gas engineer. Inspection hatches are still the preferred option, but the safety shut down system provides some protection against an undetected flue failure.
Carbon monoxide alarms are a good second line of defence, but they are no substitute for an engineer inspecting the entire flue.
Landlords:
Every gas appliance you provide, as well as any flue/chimney, must have an annual gas safety check performed by a registered engineer. Landlords are also responsible for keeping gas fittings and flues in good working order. These responsibilities require that the gas engineer be able to inspect the flue to ensure its safety. Repositioning the boiler or the flue is an option, but if this is not possible, inspection hatches are currently the recommended method for an engineer to inspect along the length of a concealed flue.
Are there any alternatives to installing hatches?
Visual inspection checks by engineers through inspection hatches are currently the preferred method recommended by industry guidance that explains how to judge whether a flue is operating safely and effectively. Where inspection hatches are not practical, industry has developed a safety system that can monitor the void for the presence of carbon monoxide and shut down the boiler if it is detected.
The adoption of monitoring and shut-off devices for gas appliances is one of the most recent breakthroughs in carbon monoxide safety. Baxi, for example, has just introduced a new system that can monitor carbon monoxide levels and turn off the boiler if they reach dangerous levels. This is an excellent approach to protect your home against the dangers of carbon monoxide poisoning.
A sensor installed within the void detects CO on a continuous basis. The device adds an extra layer of protection for property owners who do not have inspection hatches installed or agree to have them installed. If the void sensor detects CO, the entire boiler system will be shut down and an audible alarm will sound. The boiler cannot then be reset until a Gas Safe engineer arrives to investigate the source of the CO.
What is the problem with concealed room sealed boiler flues?
Advances in technology allowed boilers to be installed in a wider range of locations, not just on an outside wall, which suited the development of flats and apartments where space was limited. As a result, some room sealed boilers were installed in such a way that the flue could not be examined to ensure it was properly fitted and safe.
Is it required by law for me to install inspection hatches?
No. The consumer is under no legal obligation to have inspection hatches installed. However, gas engineers have a long-standing legal obligation to inspect the flue to ensure its safety whenever they work on your boiler. In most cases, this will only be possible with the installation of inspection hatches. If gas engineers are unable to inspect the flue along its entire length, they will notify you that the installation is “At Risk” and will request your permission to turn it off.
This should not deter you from having your boilers serviced or maintained, as this will at least confirm that the boiler is currently safe, even if the flue cannot be confirmed to be safe.
Why didn’t my gas engineer bring this up the last time they came?
If your flue could not be examined, your gas engineer should have informed you on a previous visit that your system was ‘Not to Current Standards’, unless there was evidence of an additional safety issue that would have required your boiler system to be declared ‘Immediately Dangerous’.
Following a number of cases in which faults in flue systems were discovered after inspection hatches were installed, technical instructions for gas engineers were changed in January 2011. There have also been several reports of CO from a faulty boiler entering properties through faulty concealed flues. In light of this evidence, industry organisations have decided that gas engineers should classify installations with concealed flues as ‘At Risk’ for occupant safety.
Who should I contact to install inspection hatches?
The inspection hatches should be installed by a qualified builder or building services company, but ideally a gas engineer that is aware of the flue location and changes of direction.
Is it necessary to have fire-rated inspection hatches?
The original plasterboard ceiling may have been designed to provide fire protection; it may also have provided acoustic/noise protection. The hatches installed must provide the same level of fire/noise protection as the ceiling they are replacing. Fire-rated hatches cost more than non-fire-rated budget hatches. When retrofitting inspection hatches, it is recommended that hatches with a minimum fire resistance of one hour be specified. Non-fire rated hatches should be installed only if professional advice confirms their suitability; such advice may be obtained from the original builder or a suitably qualified surveyor.
Note: If advice from the original builder is not freely available, it may be cheaper to instal 1-hour fire-rated hatches than to pay for professional advice to determine whether or not they are required.
In most cases, inspection hatches installed to provide access to an existing chimney system in a void should have at least one hour fire resistance for residential buildings with floors no higher than 18m above ground level.
The following bullet points may be useful in determining the type of inspection hatches you require:
Two-story homes, as well as those with fire escape stairs, necessitate strong fire-resistant floors and escape routes, which typically rely on internal linings to maintain integrity for the required length of time. In these cases, a fire-resistant hatch of some kind is usually required.
In apartments with concrete or wood floors, the plasterboard ceiling below may provide fire resistance to either the structural elements or the protected escape routes. The suspended plasterboard ceiling will have been an integral part of the assessed acoustic performance in most cases, and any hatches within it must maintain satisfactory acoustic performance. A denser fire rated hatch should perform better in terms of acoustics than a non-rated hatch. As a result, in most apartment building situations, a rated hatch is either required or beneficial.
The above would normally cover the majority of installations, but there may be other situations where non-rated hatches can be used. This will necessitate an evaluation by someone who is appropriately qualified and understands the technical aspects of the building.
The inspection hatch manufacturer will be able to confirm the fire resistance and provide a fire test certificate in all cases. The building control body will be able to advise on the suitability of inspection hatches in new construction situations.
Will the engineer need to enter neighbouring property to inspect the flue?
Where the flue also runs through a neighbouring property, the engineer should take all reasonable precautions to ensure overall flue integrity. This will entail making inquiries with the occupants of the adjacent property. In these cases, and assuming that the boiler and the chimney/flue system in the property containing the boiler have all been checked and found to be satisfactory, reasonable steps must be taken to gain access to adjacent property to check overall chimney/flue system integrity.
Gaining access to adjacent property will usually necessitate the full assistance and cooperation of others, such as Housing Associations, Social Landlords, and neighbours, among others. Reasonable steps can be demonstrated by, at a minimum, taking the following actions:
contacting the occupants of the other adjacent properties in order to gain access.
writing to the occupier explaining the situation and requesting access within a reasonable timeframe.
arranging for appropriate access to be provided within a reasonable timeframe.
Despite taking reasonable precautions, access to the flue in the neighbouring property may be impossible in some cases (e.g. hatches not fitted within neighbouring property or a lack of response from occupier). When the engineer checks the flue in the property where the appliance is located and finds no cause for concern, the engineer’s risk assessment can be concluded after taking reasonable steps to access the adjoining property (but failing) (with the appliance remaining operational). However, if the engineer suspects flue problems, the entire length of the flue (including adjoining property) must be checked, and the appliance must not be used unless and until this is done.
What if I refuse to allow the gas engineer to turn off my boiler?
The purpose of this guidance is to make consumers aware of critical safety issues related to concealed room sealed flue systems and carbon monoxide, as well as to specify what steps should be taken to protect those who live in or visit the property. As a customer, you have the right to refuse the gas engineer’s request to turn off your boiler. In these cases, you will be asked to sign paperwork confirming that you accept responsibility for the system defects that could result in a serious incident.
Final Thoughts
In conclusion, the safety of flues in voids is a critical aspect of gas safety in homes and rental properties. The installation of inspection hatches allows for thorough checks and maintenance of these systems, ensuring that they are operating safely and efficiently. It is essential that homeowners and landlords understand their responsibilities in this regard, and take the necessary steps to comply with gas safety regulations. While the installation of inspection hatches or safety shut-off devices may seem like an inconvenience or additional expense, the safety and peace of mind they provide are invaluable. Remember, when it comes to gas safety, it’s always better to be safe than sorry.