Fire Risk Assessments for Blocks of Flats: Duties by Building Height

Every block of flats with common parts needs a suitable and sufficient fire risk assessment. It is the foundation of fire safety in the building: it identifies the hazards, the people at risk and the precautions needed, and it drives the actions that keep residents safe. This guide explains the legal framework in England and Wales and the additional duties that apply in England as buildings get taller.

The Fire Safety Order

The Regulatory Reform (Fire Safety) Order 2005 (the Fire Safety Order) applies to the common parts of blocks of flats in England and Wales. It places duties on the responsible person, usually the freeholder or a management company such as an RMC or RTM company, or any other person in control of the premises. The managing agent often organises the work on their behalf.

Under article 9 of the Order, the responsible person must:

• Make a suitable and sufficient assessment of the fire risks to relevant persons
• Review it regularly to keep it up to date, and in particular where there is reason to suspect it is out of date or there has been a significant change, such as building works
• Record the assessment and its findings, including the measures taken or to be taken

Since 1 October 2023, changes made by section 156 of the Building Safety Act 2022 require responsible persons in England to record the completed fire risk assessment in full, share fire safety information with residents and cooperate and share information with other responsible persons and Accountable Persons in the building.

What the Fire Safety Act 2021 clarified

For buildings containing two or more sets of domestic premises, the Fire Safety Act 2021 confirmed that the Fire Safety Order covers:

• The structure and external walls of the building, including cladding, balconies and windows
• All doors between the flats and the common parts, including flat entrance doors

Fire risk assessments should therefore consider the external walls and flat entrance doors, alongside the common parts.

Duties by building height in England

The Fire Safety (England) Regulations 2022 came into force on 23 January 2023 and add duties that increase with the height of the building.

All buildings with two or more sets of domestic premises

• Give residents fire safety instructions, including how to report a fire and what to do once a fire has occurred, based on the building's evacuation strategy
• Give residents information about the importance of fire doors to the building's fire safety

Residential buildings over 11 metres

• Check fire doors in the common parts at least every three months
• Use best endeavours to check flat entrance doors at least once a year

High-rise residential buildings (at least 18 metres or seven storeys)

• Provide the local fire and rescue service with up-to-date electronic floor plans and a single-page building plan, with hard copies kept in a secure information box
• Provide information about the design and materials of the external walls, and notify the fire and rescue service of material changes
• Check firefighting and evacuation lifts and other key fire-fighting equipment monthly, report faults that remain unresolved after 24 hours to the fire and rescue service, and share the results with residents
• Install and maintain a secure information box containing the responsible person's contact details and the floor plans
• Install wayfinding signage, visible in low light or smoke, showing flat and floor numbers

Occupied buildings of at least 18 metres or seven storeys with at least two homes are also higher-risk buildings under the Building Safety Act 2022, with separate duties for Accountable Persons. See our guide to managing high-rise buildings under the Building Safety Act.

Wales

The Fire Safety Order applies in Wales too, so Welsh blocks need a suitable and sufficient fire risk assessment, reviewed regularly. The Fire Safety (England) Regulations 2022 apply in England only, and Wales has its own building safety requirements and guidance, so Welsh buildings should be managed against the Welsh rules.

Choosing a fire risk assessor

The responsible person can appoint someone to carry out the assessment, and that person should be competent for the type and complexity of the building. Look for relevant qualifications and experience with residential blocks, membership of a recognised professional body or certification scheme, clear reports with prioritised actions, and professional indemnity insurance.

Acting on the findings

The assessment is only as good as the actions that follow it. A well-managed building keeps an action plan with priorities, owners and target dates, and tracks each item to completion. Typical actions include fire door repairs, compartmentation work in risers and roof spaces, emergency lighting and alarm maintenance, signage, and keeping escape routes clear.

What a good fire risk assessment report contains

• A description of the building, its use, its occupants and its evacuation strategy
• The fire hazards identified and the people at risk, including any residents who may need extra help
• An assessment of the existing precautions: detection and alarm, emergency lighting, fire doors, compartmentation, escape routes and signage
• Consideration of the external walls and flat entrance doors
• A prioritised action plan with clear timescales
• The assessor's name, competence and the date of the next review

Fire risk assessment checklist

• A current, recorded fire risk assessment for the common parts
• Review dates set, plus a review after any significant change or works
• External walls and flat entrance doors considered
• An action plan with priorities and progress tracked to completion
• Fire safety instructions and fire door information given to residents
• Fire door checks scheduled where the building is over 11 metres
• High-rise duties in place where the building is 18 metres or seven storeys and above
• Records kept and shared with other responsible persons where required

At Westbridge, fire safety actions are tracked to completion and reported to the board, and repairs are carried out by competent, certified independent specialists, inspected before payment. See our compliance and building safety service, our guide to fire door checks, or request a free building review.