When Is a Fire Risk Assessment Required for Blocks of Flats?
A fire risk assessment is usually required for the common parts of a block of flats. This includes areas such as communal corridors, stairways, lobbies, shared entrances, plant rooms and escape routes.
The exact responsibilities depend on the building, how it is managed and who has control of the common areas. In many cases, the responsible person may be a freeholder, landlord, managing agent, resident management company or right-to-manage company.
The responsible person must make sure a suitable fire risk assessment is carried out and regularly reviewed.
Why Blocks of Flats Need Fire Risk Assessments
Blocks of flats present different risks from single private homes because several households share parts of the same building.
A fire in one flat, communal area or escape route can potentially affect other residents. Therefore, the fire risk assessment needs to consider whether the building has suitable precautions in place to protect people and support the evacuation strategy.
The assessment may look at:
- Communal corridors
- Stairways
- Shared entrances and exits
- Fire doors
- Flat entrance doors
- Emergency lighting
- Fire safety signs
- Smoke control where present
- Service risers and cupboards
- Bin stores
- Plant rooms
- Resident information
- Management and maintenance arrangements
Who Is Responsible?
Responsibility usually sits with the person or organisation that has control of the common parts.
This may include:
- Freeholders
- Landlords
- Managing agents
- Resident management companies
- Right-to-manage companies
- Property managers
In some buildings, more than one person or organisation may have fire safety duties. Where responsibilities overlap, those involved should cooperate and make sure important information is shared.
What Changed Under the Fire Safety Act?
The Fire Safety Act 2021 clarified that the Fire Safety Order applies to the structure, external walls, balconies and individual flat entrance doors between domestic premises and the common parts of a multi-occupied residential building.
This is important because fire risk assessments for blocks of flats should not only focus on corridors and stairways. Depending on the building and the type of assessment required, flat entrance doors, external walls and other parts of the building may also need consideration.
Fire Safety Regulations for Flats
The Fire Safety (England) Regulations 2022 introduced additional duties for responsible persons in multi-occupied residential buildings. These include requirements around resident information, fire doors and, for taller buildings, additional information and safety measures.
For buildings over 11 metres, responsible persons are required to undertake annual checks of flat entrance doors and quarterly checks of fire doors in the common parts.
Type 1 Fire Risk Assessments
A Type 1 fire risk assessment is usually a non-destructive assessment of the common parts of a block of flats.
This may include communal corridors, stairways, escape routes, fire doors, emergency lighting, fire safety signs and management procedures.
For many blocks of flats, a Type 1 assessment is the starting point.
Type 3 Fire Risk Assessments
A Type 3 fire risk assessment includes the common parts but also looks inside individual flats on a non-destructive basis.
This may be needed where there are concerns about fire detection, compartmentation, flat entrance doors or the relationship between individual dwellings and the wider building.
The correct assessment type depends on the building and its risk profile.
How Often Should the Assessment Be Reviewed?
A fire risk assessment should be reviewed regularly and whenever something changes that could affect fire safety.
This may include:
- Refurbishment works
- Changes to the building layout
- Fire door replacements
- New cladding or external wall concerns
- Changes to occupancy
- Fire safety defects
- Resident complaints
- A fire or near miss
- Enforcement action
A review helps make sure the assessment remains suitable and up to date.
Arrange a Fire Risk Assessment for a Block of Flats
JBR Fire Compliance provides professional fire risk assessments for blocks of flats, supporting landlords, freeholders, managing agents and property managers.
We can help identify significant findings, provide practical recommendations and support wider fire safety compliance.