Type 1 vs Type 3 Fire Risk Assessments for Flats
Blocks of flats and apartment buildings can require different types of fire risk assessment depending on the building, its layout and the level of risk.
Two common terms used for residential buildings are Type 1 fire risk assessment and Type 3 fire risk assessment.
Both can apply to flats, but they are not the same. Understanding the difference can help landlords, freeholders, managing agents and resident management companies arrange the right level of assessment.
What Is a Type 1 Fire Risk Assessment?
A Type 1 fire risk assessment is usually a non-destructive assessment of the common parts of a block of flats.
This means the assessor reviews the shared areas of the building without opening up walls, ceilings or hidden parts of the structure.
A Type 1 assessment may consider:
- Communal corridors
- Stairways
- Shared entrances
- Lobbies
- Escape routes
- Fire doors in common areas
- Emergency lighting
- Fire safety signs
- Fire alarm arrangements where present
- Service cupboards
- Bin stores
- Plant rooms
- Fire safety management procedures
For many blocks of flats, a Type 1 assessment is the standard starting point.
What Is a Type 3 Fire Risk Assessment?
A Type 3 fire risk assessment goes further than a Type 1 assessment.
It still considers the common parts, but it also includes a non-destructive assessment inside flats or individual dwellings. This can help identify issues that may affect the wider fire safety strategy of the building.
A Type 3 assessment may be considered where there are concerns about:
- Flat entrance doors
- Fire detection inside flats
- Compartmentation
- The relationship between flats and common escape routes
- Conversion quality
- Previous alterations
- Higher-risk building layouts
It does not usually involve destructive inspection, but it does provide a broader view of the building than a Type 1 assessment.
Why the Difference Matters
Choosing the wrong assessment type can mean important risks are missed.
For example, a Type 1 assessment may identify issues in communal corridors or stairways. However, it may not fully consider risks inside individual flats that could affect the building’s overall fire safety.
A Type 3 assessment may be more appropriate where the responsible person needs a wider understanding of the building, particularly in converted properties or buildings where there are concerns about compartmentation.
Flat Entrance Doors and Fire Safety
Flat entrance doors are a key consideration in blocks of flats because they sit between individual homes and the common escape routes.
The Fire Safety Act 2021 clarified that the Fire Safety Order applies to individual flat entrance doors between domestic premises and common parts in multi-occupied residential buildings.
This makes it important for responsible persons to understand whether flat entrance doors are suitable and properly maintained.
Fire Safety Regulations and Taller Residential Buildings
The Fire Safety (England) Regulations 2022 created additional duties for responsible persons in multi-occupied residential buildings. The requirements vary depending on the height and type of building.
For buildings over 11 metres, annual checks of flat entrance doors and quarterly checks of fire doors in common parts are required. Higher-rise buildings have further requirements, including providing information to the local fire and rescue service.
Which Type of Fire Risk Assessment Do You Need?
The right assessment depends on the building.
A Type 1 assessment may be suitable where the common parts are straightforward and there are no obvious concerns that require access into individual flats.
A Type 3 assessment may be more suitable where there are concerns about compartmentation, flat entrance doors, converted layouts or the relationship between flats and shared escape routes.
The responsible person should make sure the assessment type is suitable for the building and its risks.
Support With Fire Risk Assessments for Flats
JBR Fire Compliance provides professional fire risk assessments for blocks of flats, apartment buildings and multi-occupied residential premises.
We can help responsible persons understand the right assessment approach and provide clear recommendations where action is required.