Fire Risk Assessments for Residential Flats & Apartment Blocks in the South West.
Independent Fire Risk Assessments for Residential Flats.
225 Fire Solutions are independent specialists in Fire Risk Assessments for residential flats, apartment buildings and purpose-built blocks throughout Devon, Cornwall, Somerset, Dorset, Bristol, Gloucestershire and Wiltshire.
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We undertake comprehensive Type 1 Fire Risk Assessments in accordance with PAS 79, BS9792:2025 and current Government guidance, helping freeholders, managing agents, resident management companies, housing associations and Right to Manage companies meet their legal duties under the Regulatory Reform (Fire Safety) Order 2005.
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Our independent approach means we do not carry out remedial works, ensuring every recommendation is impartial, proportionate and focused solely on protecting residents and achieving compliance. We assess the common parts, fire doors, means of escape, compartmentation (where visible), emergency lighting, fire alarm systems, housekeeping, external walls and management arrangements in line with current legislation and best practice.
Choosing the Right Fire Risk Assessment for Your Building.
Do I need a fire risk assessment for my residential flats?
Yes. If a building contains two or more domestic dwellings with shared or communal areas, the Responsible Person has a legal duty to ensure that a suitable and sufficient fire risk assessment is carried out and kept under review in accordance with the Regulatory Reform (Fire Safety) Order 2005.
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The Fire Safety Act 2021 clarified the scope of the Fire Safety Order for multi-occupied residential buildings. This means that fire risk assessments must now consider not only the communal areas and means of escape, but also the building's structure, external walls (including cladding, balconies and windows) where relevant, and flat entrance doors that open onto the common parts.
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A Type 1 Fire Risk Assessment is the most common assessment for purpose-built and converted blocks of flats. It provides a systematic inspection of the communal areas, together with a visual assessment of fire safety measures, including means of escape, emergency lighting, fire detection and alarm systems, fire doors, firefighting equipment, signage, housekeeping and the management of fire safety. Where appropriate, the assessment also considers the responsibilities introduced by the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022.
At 225 Fire Solutions, we provide independent fire risk assessments for residential blocks across Devon, Cornwall, Somerset, Dorset, Bristol, Gloucestershire and Wiltshire. Our reports are completed in accordance with PAS 79 methodology and provide practical, proportionate recommendations to help Responsible Persons, managing agents, freeholders, resident management companies (RMCs), Right to Manage (RTM) companies and housing associations meet their legal fire safety obligations.
What Does a Residential Flat Fire Risk Assessment Include?
​Our comprehensive Type 1 Fire Risk Assessments for residential flats and apartment blocks assess a wide range of fire safety measures to help ensure compliance with the Regulatory Reform (Fire Safety) Order 2005 and current fire safety legislation. Your assessment will typically include:
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Type 1 (non-destructive) risk assessment.
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The line between your responsibilities and those of your tenants.
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Current fire hazards and how to eliminate or reduce them.
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Legal requirements for fire detection and warning, and additional measures that are reasonably practicable.
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Firefighting equipment suitable for your premises.
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Service schedules for fire safety provisions.
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Periods and triggers for review of the fire risk assessment and control measures.
Fire Safety Guidance for Residential Flats and Apartment Blocks.
Numerous documents have been published to offer responsible persons essential fire safety guidance for residential flats. Two key documents are particularly relevant, depending on the type of premises and the intended purpose of construction. Therefore, it is crucial to determine whether your residential block is purpose-built or a converted structure prior to considering building regulations.
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For purpose-built residential blocks, we recommend two key documents. For smaller residential blocks, typically three stories or fewer, the Home Office guide titled "A Guide to Making Your Small Block of Flats Safe from Fire" is essential. For larger and more complex purpose-built blocks of flats, the guide titled "Fire Safety in Purpose-Built Blocks of Flats," published in 2011, should be consulted.
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For buildings that have been converted into self-contained residential flats, particularly those established prior to the implementation of building regulations and the associated approved documents, it is important to refer to a key resource known as the 'LACORS Housing Fire Safety Guide.'
Landlords, letting agents and property managers.
If you rent out a property or are responsible for managing rented properties on a landlord's behalf, you have a legal responsibility to ensure the accommodation is fit for purpose and safe.
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There are three main pieces of legislation that cover fire safety in rental properties:
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The Housing Act 2004
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Smoke and Carbon Monoxide Alarm (England) Regulations 2015
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The Fire Safety Order
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The Housing Act 2004:
This sets out the requirements for fire safety in residential properties, including:
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flats
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shared houses
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houses in multiple occupation (HMO)
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a house rented to an individual or single family
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the common parts of blocks of flats and HMOs.
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As a landlord, you may need to obtain a licence to let your property.
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Smoke and Carbon Monoxide Alarm (England) Regulations 2015:
This sets out the requirement to fit and test smoke alarms and carbon monoxide alarms within the residential accommodation.
as a HMO.
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The Fire Safety Order:
This applies to the common parts of a HMO or blocks of flats. The areas shared with other tenants and/or leaseholders. It also applies to any areas within the building used as a workplace. For example, a room used by a caretaker or concierge.
The Fire Safety Order still applies if you're in building without a landlord and where the leaseholders are responsible for the communal areas.
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More information:
We have been acknowledged by the South West Landlords Association.
Communal Areas Covered by a Fire Risk Assessment.
If you are the Responsible Person for the common parts of a House in Multiple Occupation (HMO), purpose-built block of flats or converted residential building, you have legal duties under the Regulatory Reform (Fire Safety) Order 2005. In many cases, these responsibilities sit alongside those required under the Housing Act 2004.
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Your responsibilities include:
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Reducing the likelihood of a fire occurring.
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Limiting the spread of fire and smoke throughout the building.
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Providing suitable fire safety measures to protect residents and visitors.
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Ensuring occupants can be alerted to a fire and safely evacuate the building.
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Maintaining fire safety systems and implementing appropriate fire safety management procedures.
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The Fire Safety Order applies to the common parts of multi-occupied residential buildings. These are the shared areas that residents, visitors and contractors may use to access or move around the building.
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Examples of common parts include:
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Entrance halls and reception areas
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Communal corridors and stairwells
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Lift lobbies
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Shared kitchens and living areas
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Laundry rooms
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Bin stores and refuse areas
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Plant rooms and electrical intake rooms
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Roof spaces and service risers
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Basements and storage areas
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Residents' community rooms
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Car parks, garages and other communal external areas
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Following the introduction of the Fire Safety Act 2021, the scope of the Fire Safety Order was clarified to include, where applicable, the building's structure, external walls, cladding systems, balconies, windows, and flat entrance doors that open onto the communal areas. These elements should therefore be considered as part of a suitable and sufficient fire risk assessment where they fall within the Responsible Person's duties.
What you need to do in shared areas of a property.
If you are the Responsible Person for a residential property, you have a legal duty to take reasonable steps to protect residents, visitors and anyone else who may be affected by a fire. Your responsibilities are set out in the Regulatory Reform (Fire Safety) Order 2005 and apply to the common parts of multi-occupied residential buildings.
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To comply with your legal obligations, you should:
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Carry out a suitable and sufficient Fire Risk Assessment for each property and review it regularly, particularly following significant changes or after a fire. As best practice, an annual review is recommended.
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Implement appropriate fire safety measures identified by the fire risk assessment and ensure they are properly maintained.
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Maintain safe and unobstructed means of escape from the building at all times.
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Establish appropriate emergency and evacuation procedures for the property.
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Provide residents with clear fire safety information, including what to do in the event of a fire and how to raise the alarm.
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Ensure employees, caretakers, building managers and any other relevant staff receive suitable fire safety training where required.
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Maintain records of fire safety inspections, testing, maintenance and any remedial actions undertaken.
By proactively managing fire safety, Responsible Persons can help protect lives, meet their legal obligations and reduce the risk of fire within residential buildings.
The Fire risk assessment process.
1.Quotation
2. Site Visit
3.Report Created
4.Handover
This short guide is intended to
assist those with duties under the Fire Safety (England) Regulations to comply with Regulation 10, which makes requirements about fire doors in all buildings that contain two or more domestic premises and that contain common parts, through which residents would need to evacuate in a fire.
This short guide is intended to assist ‘persons’ with duties under fire safety legislation in England
to comply with the legislation.
Its purpose is to explain the duties in simple, non-legal language.
As such, it is not a guide to completing a fire risk assessment
Competent Fire Risk Assessors Register (CFRAR)
The Fire Risk Assessment Competency Council (FRACC) has published a set of criteria against which the competency of those undertaking fire risk assessments can be judged. Our team are all accredited via the Institute of Fire Safety Managers. Listed within the Competent Fire Risk Assessors Register (CFRAR)
