High-Rise Residential Fire Risk Assessments.
Do I Need a Fire Risk Assessment for My High-Rise Residential Building?
Yes. If you are the responsible person for a high-rise residential building containing two or more domestic premises, you have a legal duty to ensure a suitable and sufficient fire risk assessment is carried out and kept up to date.
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Under the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022, responsible persons must assess and manage fire risks within the building's common areas and, where applicable, consider the structure, external walls and flat entrance doors.
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Additional requirements apply to buildings over 11 metres in height, including routine inspections of communal fire doors and annual checks of flat entrance doors. Buildings classified as higher-risk under the Building Safety Act 2022 are subject to further duties.
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A high-rise residential fire risk assessment should review:
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Means of escape and evacuation strategy
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Fire detection and alarm systems
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Emergency lighting
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Fire doors and compartmentation
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Smoke control systems and firefighting facilities
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Dry risers and access for the fire and rescue service
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External wall systems where applicable
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Fire safety management arrangements and maintenance records
Regular reviews should be undertaken following significant alterations, changes in occupancy, a fire incident, or where there is reason to believe the existing assessment is no longer valid.
At 225 Fire Solutions, we provide independent, competent fire risk assessments for high-rise residential buildings, helping managing agents, freeholders and resident management companies achieve compliance and protect occupants.
What Is Considered a High-Rise Residential Building?
In England, a residential building is generally considered high-rise if it is 18 metres or more in height, or has at least seven storeys.
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This definition is used under the Building Safety Act 2022 and applies to higher-risk buildings, which are subject to additional regulatory requirements.
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However, important fire safety duties also apply to residential buildings below this threshold:
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Buildings over 11 metres in height are subject to additional requirements under the Fire Safety (England) Regulations 2022, including regular inspections of communal fire doors and annual checks of flat entrance doors.
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Any building containing two or more domestic premises must have a suitable and sufficient fire risk assessment of the common areas under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021.
As a guide:
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Low-rise: Up to 4 storeys
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Mid-rise: 5–6 storeys
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High-rise: 7 storeys or 18 metres and above
If you are unsure whether your building meets the definition of a high-rise or higher-risk building, our team can help you determine your legal responsibilities and the level of fire risk assessment required.
What Additional Fire Safety Requirements Apply to Residential Buildings Over 18 Metres?
In England, residential buildings that are 18 metres or more in height, or have at least seven storeys and contain two or more residential units, are classed as higher-risk buildings under the Building Safety Act 2022.
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These buildings are subject to enhanced fire safety and building management requirements in addition to the duties contained within the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022.
Additional requirements may include:
Registration with the Building Safety Regulator
Occupied higher-risk residential buildings must be registered with the Building Safety Regulator, which sits within the Health and Safety Executive.
Appointment of an Accountable Person
An Accountable Person must be identified and is legally responsible for managing and reducing building safety risks. Where multiple parties have responsibility, a Principal Accountable Person must be appointed.
Safety Case Report
A comprehensive Safety Case Report must be prepared and maintained, demonstrating how building safety risks, including fire spread and structural failure, are being identified, assessed and controlled.
Mandatory Occurrence Reporting
Certain structural and fire safety incidents and near misses must be reported to the Building Safety Regulator.
Resident Engagement Strategy
Building owners and managers must establish clear arrangements for sharing safety information with residents and enabling them to raise concerns.
Golden Thread of Information
Key building information, including design details, fire strategies, maintenance records and safety information, must be created, maintained digitally and kept up to date throughout the building's lifecycle.
Competence Requirements
Those responsible for managing building safety must ensure that individuals undertaking fire risk assessments, inspections and maintenance activities are suitably competent.
Enhanced Fire Door Inspections
In addition to the requirements for buildings over 11 metres, responsible persons must undertake:
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Quarterly inspections of communal fire doors
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Annual inspections of flat entrance doors, where access can be reasonably obtained
Wayfinding Signage
Buildings should have suitable floor and flat identification signage to assist attending fire and rescue services.
Secure Information Boxes
A secure information box containing up-to-date building plans and emergency information should be provided for use by the fire and rescue service.
Firefighting Equipment and Systems
Additional firefighting facilities may be required, depending on the building design, including:
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Dry or wet risers
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Firefighting lifts
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Smoke control systems
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Sprinkler systems
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Evacuation alert systems
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If you are responsible for a residential building approaching or exceeding 18 metres in height, it is essential to understand your legal duties and ensure that suitable fire risk assessments and management arrangements are in place.
Additional Requirements for High-Rise Buildings: Evacuation Plans and PEEPs
What Additional Fire Safety Requirements Apply to Residential Buildings Over 18 Metres?
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Residential Personal Emergency Evacuation Plans (RPEEPs)
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Under the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, responsible persons must take reasonable steps to identify residents who may have difficulty evacuating independently in an emergency.
Where required, responsible persons must:
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Offer a person-centred fire risk assessment (PCFRA)
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Prepare and maintain a Residential Personal Emergency Evacuation Plan (RPEEP)
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Consider and implement reasonable and proportionate evacuation measures
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Prepare and maintain a Building Emergency Evacuation Plan (BEEP)
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Share relevant evacuation information with the local fire and rescue service, subject to resident consent
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Review evacuation arrangements regularly and whenever circumstances change
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At 225 Fire Solutions LTD, we provide comprehensive fire risk assessments for high-rise residential buildings across the South West.
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Our experienced assessors support managing agents, freeholders, housing associations and resident management companies in meeting their legal obligations under the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, the Fire Safety (England) Regulations 2022, the Building Safety Act 2022 and the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025.
As independent fire risk assessment specialists, we deliver practical, proportionate and impartial advice to help protect residents, maintain compliance and provide peace of mind.
Here are the projects we have supported...
The Fire risk assessment process
1.Quotation
2. Site Visit
3.Report Created
4.Handover
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
