Fire Risk Assessments for Blocks of Flats: What Landlords Need to Know
Fire safety in a block of flats requires careful management because a fire can affect residents beyond the flat where it starts. Landlords, freeholders, managing agents and other Responsible Persons need to understand which parts of the building fall within their responsibilities and ensure suitable fire precautions are maintained.
A suitable and sufficient fire risk assessment is a central part of this process.
Does a Block of Flats Need a Fire Risk Assessment?
In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 applies to relevant premises. In blocks containing two or more domestic premises, fire-safety duties can apply to the building’s common parts and, following later legislation, certain parts including the building’s structure, external walls and doors between domestic premises and common parts.
The exact requirements depend on the building and its circumstances, so the assessment should be specific to the premises rather than based on a generic checklist.
Who Is Responsible for Fire Safety in a Block of Flats?
The Responsible Person may be a landlord, freeholder, housing provider, managing agent or another person or organisation with control of the premises. There can be more than one Responsible Person.
Where responsibilities overlap, those involved should cooperate and coordinate their fire-safety arrangements.
What Should a Fire Risk Assessment Consider?
A competent assessment should consider the building, the people who may be at risk and the fire precautions in place. Important areas can include the following.
Communal Escape Routes
Stairs, corridors, landings and exits should be considered to determine whether residents can use them as intended during an emergency. Obstructions, combustible storage and alterations can affect escape arrangements.
Fire Doors
Fire doors can help restrict the spread of fire and smoke and protect escape routes. The assessment should consider relevant doors, including communal fire doors and flat entrance doors where applicable.
Issues may include damaged doors, ineffective self-closing devices, inappropriate alterations, excessive gaps, damaged seals or other defects. SJ Fire Safety Consultants also provides detailed Fire Door Inspections.
Compartmentation
Fire-resisting walls, floors and other construction are intended to restrict the spread of fire and smoke. Service penetrations, refurbishment work and poorly completed alterations can compromise this protection.
Fire Detection and Warning
The appropriate alarm and detection arrangements depend on the design, use and fire strategy of the building. The assessment should consider whether existing arrangements remain suitable.
Emergency Lighting
Where required, emergency lighting should provide appropriate illumination to help occupants use escape routes if the normal lighting supply fails.
Fire Safety Signs and Information
Relevant signs, instructions and information should be appropriate for the building and its occupants. Responsible Persons should also consider applicable requirements for providing fire-safety information to residents.
Flat Entrance Fire Doors
Flat entrance doors can be an important part of the fire-resisting separation between individual flats and common escape routes.
Defects such as damaged closers, unsuitable glazing, alterations, excessive gaps or damage to the door or frame can affect performance. Inspection requirements can vary according to the building and applicable legislation.
Higher-Rise Residential Buildings
Additional duties apply to certain higher-rise residential buildings. For example, the Fire Safety (England) Regulations 2022 introduced specific requirements for some buildings, including checks relating to fire doors in residential buildings above specified heights.
Responsible Persons should ensure they understand which requirements apply to their particular property.
Stay Put or Simultaneous Evacuation?
The appropriate evacuation strategy depends on the building’s design, fire strategy and circumstances. A Responsible Person should not change an established evacuation strategy simply on the basis of generic online advice.
Where there are concerns about compartmentation, fire doors or evacuation arrangements, competent professional advice should be obtained.
Residents Who May Need Assistance
Responsible Persons should consider applicable duties and guidance concerning residents who may require assistance in an emergency. Requirements can depend on the type and height of the building and the circumstances of individual residents.
How Often Should the Fire Risk Assessment Be Reviewed?
A fire risk assessment should be kept under review and updated where necessary. A review may be needed following significant alterations, changes in occupancy or building use, identified fire-safety defects, a fire or significant incident, or where there is reason to believe the existing assessment is no longer valid.
Common Problems Found in Blocks of Flats
- Damaged or poorly closing fire doors
- Items stored in communal escape routes
- Unprotected service penetrations
- Changes to the building that are not reflected in the existing assessment
- Inadequate fire-safety records
- Defective emergency lighting
- Missing or unclear fire-safety information
- Unresolved actions from previous assessments
Fire Risk Assessments for Landlords and Managing Agents
SJ Fire Safety Consultants provides professional Fire Risk Assessments and Fire Door Inspections for blocks of flats, landlords, freeholders, managing agents and property-management companies.
Our assessments provide clear findings and practical recommendations to help Responsible Persons understand the fire risks identified and the actions that may be required.
Telephone: 0330 301 0255
Email: admin@sjfiresafetyconsultants.co.uk
Request a fire risk assessment for a block of flats
Frequently Asked Questions
Does every block of flats need the same fire precautions?
No. The appropriate precautions depend on factors including the building’s construction, layout, height, occupancy, fire strategy and risks identified by the assessment.
Are individual flats included in the Fire Safety Order?
Domestic premises themselves are generally treated differently from common parts, but legislation has clarified the application of the Fire Safety Order to certain building elements, including doors between domestic premises and common parts. The precise legal position should be considered for the particular building.
Who should arrange the fire risk assessment?
The Responsible Person must ensure that a suitable and sufficient assessment is carried out. Where more than one Responsible Person exists, cooperation and coordination may be required.
Should flat entrance doors be inspected?
Flat entrance doors are important to fire separation, and specific inspection duties apply to certain residential buildings in England. The requirements depend on the building.
Can SJ Fire Safety Consultants inspect the fire doors as well?
Yes. SJ Fire Safety Consultants provides both Fire Risk Assessments and Fire Door Inspections, helping landlords and property managers identify issues across related areas of fire safety.