Fire risk assessment for residential flats.
Residential flat fire risk assessment types.
Fire risk assessments are broadly categorised into four types based on the scope and methods used. These types are Type 1 (non-destructive, common parts only), Type 2 (destructive, common parts only), Type 3 (non-destructive, common parts and some flats), and Type 4 (destructive, common parts and some flats)
We will generally classify residential flats into two subcategories, which may also encompass a commercial aspect.
Do I need a fire risk assessment for my residential flats?
Yes, a fire risk assessment should be conducted and recorded to comply with the Regulatory Reform (Fire Safety) Order 2005 (FSO).
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The Fire Safety Act 2021 has defined the scope of the Regulatory Reform (Fire Safety) Order 2005. Consequently, it is a legal obligation for any building that houses two or more residential units to conduct a comprehensive and adequate fire risk assessment that aligns with the provisions of the Fire Safety Act 2021.
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​The Fire Safety Act 2021 amends the Fire Safety Order (FSO) to specify that in buildings containing two or more residential units, the FSO pertains to the following elements: first, the structure and external walls of the building, which includes cladding, balconies, and windows; and second, all doors that separate the domestic premises from shared areas, such as the entrance doors of individual flats that lead to communal spaces.
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​Fire risk assessments, commonly referred to as Type One fire risk assessments, are conducted to offer guidance to the responsible person in adhering to the Regulatory Reform (Fire Safety) Order and the Fire Safety Act 2021. These assessments are designed to ensure compliance with the relevant fire safety regulations.
Your fire risk assessment will take into account details such as:
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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.
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.
Shared parts of a building.
If you are responsible for the common areas of a HMO or block of flats, you are also required to comply with the Fire Safety Order alongside the Housing Act.
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It is your responsibility to:
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reduce the likelihood of fire.
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limit the spread of fire.
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ensure people will know about a fire and can escape.
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The Fire Safety Order applies to the common parts of a building that might be shared between different residents.
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Shared areas could include:
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stairs
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corridors
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reception areas or lobbies
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car parks
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shared living areas such as kitchens
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laundry rooms or bin stores
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residents’ community room
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roof spaces and service risers.​
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You are also responsible for the external elements of the building (e.g. cladding, balconies and windows) to prevent external fire spread
What you need to do in shared areas of a property.
If you’re the responsible person for a property – you are the one responsible for keeping your residents as safe as possible from fire.
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To comply with the law you will need to:
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Carry out a fire risk assessment for each property you rent out and review it regularly (we recommend at least once a year)
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Put in place appropriate fire safety measures and maintain them
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Put in place an appropriate evacuation plan
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Ensure those on the premises know what to do in the event of a fire or on hearing an alarm
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Provide fire safety information to residents and fire safety training for staff.​
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)
