top of page

Fire Risk Assessment for Block of Flats - When is a Fire Risk Assessment Required for Flats?

Fire risk assessment (FRA) for a block of flats is a mandatory process to review fire safety in the building’s communal areas. It identifies potential fire hazards, evaluates the risks, and recommends measures to improve safety – for example, keeping escape routes clear and installing or upgrading fire doors, alarms, and extinguishers. Under UK law, every block of flats with shared areas must have a “suitable and sufficient” fire risk assessment covering all the common parts of the building. The Responsible Person (usually the landlord, freeholder or managing agent) is legally accountable for ensuring an up-to-date FRA is in place and for acting on its findings. The FRA process involves checking all the communal spaces (like entrance halls, corridors, stairwells, landings, plant rooms, underground carparks) for hazards and ensuring proper fire protection measures are implemented. If your building is taller or higher-risk, even more stringent rules apply under recent regulations – for instance, high-rise residential buildings (over 18m tall or 7+ storeys) have additional duties from January 2023, such as providing fire services with building plans and an external wall safety (EWS) report. 

JTA Fire Consultancy provides professional fire risk assessment services tailored for large blocks of flats to comply with UK fire safety law and protect people, property and reputation.

image.png

Legal Requirements and Responsible Person: Fire Risk Assessment for Block of Flats

Is a fire risk assessment a legal requirement for flats?

Yes – fire safety law in the UK makes it obligatory for multi-occupied residential buildings (blocks of flats or houses converted into flats) to have an up-to-date fire risk assessment for the communal areas. The primary legislation is the Regulatory Reform (Fire Safety) Order 2005, which requires that the “responsible person” (e.g. the building owner, landlord, or managing agent) must conduct and maintain a fire risk assessment of all shared parts of the building.

 

This assessment should be “suitable and sufficient,” covering areas like corridors, stairwells, lobbies, and any other common facilities up to the front door of each flat. Individual private dwellings (inside the flats themselves) are generally outside the scope of the communal FRA, but entrance doors to flats and the building’s structure (walls, floors, cladding, balconies, etc.) are included since the Fire Safety Act 2021 came into force. This 2021 Act clarified that fire risk assessments for multi-occupied residential buildings must consider the building’s external fabric and structure and the flat entrance doors that open into common parts, in addition to the traditional communal areas. 

​

The responsible person is accountable for arranging the FRA and implementing its recommendations. In practical terms, this is usually the freeholder or landlord, or a residents’ management company or Right-to-Manage company acting on the freeholder’s behalf. They may hire a professional fire risk assessor to carry out the assessment, especially for complex or large buildings. By law, the FRA should be kept under regular review (typically reviewed annually or whenever significant changes occur) and updated as needed. The responsible person must also act on any significant findings – for example, if the FRA identifies that an escape route is obstructed or a fire door is inadequate, they must take corrective action (keep routes clear, upgrade door). 

​

Failure to comply with these legal duties can lead to serious consequences. Fire authorities can issue enforcement or prohibition notices, and in severe cases, those responsible may face unlimited fines or even up to two years in prison for negligence. In short, maintaining a proper fire risk assessment isn’t just about safety – it’s also about legal compliance and liability. 

Key Components of a Fire Risk Assessment for Flats

When carrying out a fire risk assessment in a block of flats, the assessor will examine all relevant aspects of fire safety in the common areas. According to fire safety experts, an FRA for flats should address at least the following aspects: 

​

  • Communal Escape Routes: stairways, corridors, and exits that residents would use to evacuate must be kept clear of obstructions and combustible items at all times. The assessor checks that these routes are free from clutter (no bikes, prams, furniture, doormats, etc. left in halls) and that the walls and ceilings along escape routes have proper fire resistance. They will also verify that corridors and stairwells are equipped with appropriate emergency lighting and exit signs so people can find their way out even if power fails during a fire. 

​

  • Fire Doors and Compartmentation: the integrity of fire doors is crucial in flats. The entrance door to each flat, as well as doors to stairwells or between floors, should be proper fire-resistant doors with functional self-closing mechanisms to prevent the spread of fire and smoke. The FRA will review whether these doors are of the correct standard (e.g. 30-minute fire resistance rating for flat doors) and that they close fully on their own. It also checks compartmentation in the building – meaning walls, floors, and ceilings are constructed or upgraded to resist fire spread between flats and communal areas. 

​

  • Fire Detection and Alarm Systems: the assessor evaluates if there are adequate smoke detectors and alarm systems. In many purpose-built blocks of flats, a common fire alarm in communal areas may not be present (a “stay put” policy often relies on individual flat smoke alarms), but any system that is installed must be tested and functional. In smaller conversions or HMOs, there might be an interconnected fire alarm system throughout the building – the FRA will check its coverage and maintenance records. At minimum, each flat should have working smoke alarms (landlords are legally required to ensure smoke alarms in rented flats). The communal areas might need heat or smoke detectors linked to an alarm panel especially if the building structure is higher risk. 

​

  • Firefighting Equipment: the presence and condition of firefighting tools like extinguishers, fire blankets, or dry risers and hose reels (in taller buildings) will be reviewed. For most small residential blocks, portable fire extinguishers in communal areas are optional and if provided, residents need to know how to use them. However, equipment such as dry riser inlets (for fire brigade use in taller buildings), or sprinkler systems if installed, should be checked. The FRA ensures that whatever fire suppression or firefighting equipment is present is accessible and maintained. 

​

  • Electrical and Heating Safety: potential ignition sources are a key focus. The assessor will look at the state of electrical installations in common areas – is the wiring in good order and inspected periodically (usually recommended every 5 years for fixed wiring)? Are there any overheated light fittings or unsafe use of extension cords? They will also consider any shared heating systems or plant rooms: for instance, a communal boiler or electrical meter room should be free of dust and combustibles and kept secure. All these sources of heat or sparks need to be safely managed to reduce fire risk. 

​

  • Housekeeping and Storage: good housekeeping is essential for fire safety. The FRA will check that combustible materials are not accumulating in places they shouldn’t. For example, are rubbish bins stored a safe distance away from the building and not overflowing? Are storage cupboards (like electrical meter cupboards or understairs closets) kept clear of flammable clutter? Any flammable liquids or gases (paint, BBQ gas bottles, etc.) should not be left in communal areas. The assessor will note issues like wedged-open fire doors (a big no-no), stored personal belongings in halls, or any signs of smoking in areas where it’s banned. Proper signage (like “No Smoking” signs in communal areas, fire action notices, and clear numbering of flats) is also part of the checklist. 

​

  • Emergency Lighting and Signage: in most blocks, especially those with internal corridors, emergency lighting is required to illuminate the escape route if the mains power fails during a fire. The FRA will verify that emergency lights are installed in corridors, stairwells, and above exits, and that they are tested regularly. Exit signs and fire action notices should be posted where needed (for example, a sign indicating the way out of a building or reminding people of the fire assembly point). These signs and lights are important so that residents and visitors can quickly find exits in darkness or smoke. 

​

  • Arson and Security: the risk of arson (deliberate fire-setting) is also considered. The assessor will check whether the building is secure against unauthorized entry – for instance, are entrance doors kept locked or controlled, so that an outsider cannot easily enter and start a fire (a common issue is arson in bins or storage areas by intruders). They will look at bin storage (bins should ideally be in a dedicated area, away from the main building if possible, or in a fire-resistant enclosure) to ensure if a bin fire occurred it won’t spread to the building. Good security lighting and residents being vigilant (not letting strangers follow them in) are often recommended measures to reduce arson risk. 

​

At the end of the assessment, all findings are recorded in a report. This report will highlight any fire safety deficiencies or risks found and typically include an action plan with recommendations to remedy them. For example, it might instruct to install self-closers on certain doors, remove obstructions from stairwells, service the alarm system, or improve signage. The report is an important document: not only is it a legal record of your fire risk assessment, but it guides the building owner/manager on what needs to be fixed and by when. 

The 5-Step Fire Risk Assessment Process for Black of Flats

 

Conducting a fire risk assessment is often described as following five key steps. A competent fire risk assessor will go through these stages methodically:

Identify Fire Hazards

Walk through the building’s communal areas and identify anything that could start a fire (sources of ignition) and anything that could burn (fuel sources). In a block of flats, typical ignition sources include electrical equipment and wiring, heaters and boilers, cooking appliances in any shared kitchen areas, smoking materials, or even contractor tools (if works are being done). Potential fuel sources include things like cardboard boxes or rubbish in hallways, furniture or decorations in common areas, curtains or carpets, wooden or plastic materials, etc. Essentially, the assessor asks: What could cause a fire here, and what would burn if it did? They also consider sources of oxygen (usually just the air, but also ventilation systems) that might feed a fire. 

image.png

Identify People at Risk

Determine who could be at risk if a fire starts. This includes all residents of the flats, but the assessment especially notes those who might be more vulnerable or less able to escape quickly – for instance, older adults, young children, people with disabilities or mobility issues who live in the building. It also includes anyone who may be in the building regularly, such as cleaning staff, contractors, or visitors. The assessor considers where people are likely to be located and at what times (e.g. at night most residents will be in their flats, which might affect detection and alarm strategy). By identifying people at risk, the FRA can ensure measures are in place to warn them and help them escape in time (for example, extra alarms for a hearing-impaired person, or an evacuation plan for a wheelchair user if applicable). 

image.png

Evaluate, Remove, and Reduce Risks

this step is about evaluating how likely it is that a fire could start at each hazard identified, and how severe the consequences could be, then taking action to eliminate or minimize those risks. The assessor will ask: Given the hazards, what is the risk to people here? and What can we do about it? For each hazard, they will decide on preventative measures or controls. For example, if they identified that rubbish is accumulating in a storeroom (fuel + ignition risk), the action might be to implement regular cleaning and secure the storeroom. If smoking was observed, the action could be putting up no-smoking signs and reminders. They also evaluate existing fire precautions: Are there enough exits for everyone to escape quickly? Do we need fire alarms or emergency lighting here? Are the fire doors in good condition? If any risk is too high, the assessor will recommend stronger measures (e.g. installing automatic fire detection, improving ventilation, or even restricting certain activities). Essentially, in this step the FRA turns findings into an actionable plan: remove hazards where possible (like clearing out flammable clutter), and add protections to mitigate any remaining risk (like ensuring fire doors are fitted to slow a fire’s spread).

image.png

Record, Plan, and Train

after evaluating and deciding on measures, the findings are recorded in a written fire risk assessment document. Recording is a legal requirement if you have 5 or more occupants or employees (which virtually every block of flats will meet). The assessor will document all significant hazards found and the actions needed to address them. Along with the record, the responsible person should also create an emergency plan for the building – basically, a plan of what everyone should do if a fire breaks out. In residential blocks of flats, the plan might be as simple as a “stay put” policy (if the building is designed to contain fire in the flat of origin) with evacuation for those directly affected, or it could require full evacuation of the building in a high-risk scenario. The plan will cover how to warn residents (e.g. the sound of the alarm or a knocking method if no alarm system), where the assembly point is, and any special arrangements for vulnerable residents. Additionally, the responsible person should ensure training or at least information is provided to residents or staff: for instance, instructing residents not to prop open fire doors, informing them of escape routes, and maybe conducting periodic fire drills in larger complexes. In smaller buildings, “training” might just be communicating fire safety instructions to tenants. 

image.png

Review and Update

A fire risk assessment is not a one-time task – it needs to be reviewed regularly and kept up to date. The law doesn’t specify an exact interval, but as a rule of thumb many experts recommend reviewing the FRA at least annually for a block of flats, and certainly if anything significant changes in the building. Changes that should trigger an immediate review include: building works or alterations (e.g. new extension, new doors, changes to internal layout), a significant increase in the number of residents, installing new equipment (like a new heating system), or after any fire incident (even a small one). During a review, the responsible person should go through the previous FRA, check if all recommended actions were completed, and assess if any new hazards have arisen. All reviews should be noted down (document the date and any updates made). Regular reviews ensure that the fire safety measures remain effective and that the building continues to comply with the latest regulations. 

image.png

Final Thoughts: FRA for Block of Flats

Following these five steps helps create a thorough fire risk assessment that will keep the building and its occupants safer. In practice, a professional fire risk assessor will handle these technical details – but it’s useful for landlords and residents to understand the process and why each step is important. 

image.png

Why Fire Risk Assessments Matter for Block of Flats?

Conducting a fire risk assessment – and acting on it – is critical for several reasons: 

​

  • Protecting Lives: first and foremost, a proper FRA helps prevent fires and save lives. By identifying fire hazards and fixing them (for example, removing ignition sources or improving fire protection), you reduce the chance of a fire starting and spreading. And if a fire does occur, having clear escape routes, alarms, and containment measures means residents can evacuate safely and firefighters can do their job more effectively. This is literally a life-saving process. 

​

  • Legal Compliance: as discussed, an FRA is a legal requirement. Failing to have one (or not following its recommendations) can lead to severe penalties – authorities can issue fines, and in serious breaches individuals responsible could even face imprisonment. Aside from avoiding punishment, complying with the law protects you from liability. In the event of a fire, if you didn’t have a valid FRA or ignored obvious hazards, you could be found negligent. Insurance companies may also reject claims if you’ve neglected fire safety obligations. In short, staying compliant by doing an FRA and following up on it protects you legally and financially. 

​

  • Preventing Property Damage: fires can cause catastrophic damage to buildings. A fire risk assessment helps prevent small issues from turning into big fires – for example, it might catch that old wiring or overloaded extension cord before it ignites, or ensure a minor fire in one flat doesn’t spread due to a failed fire door. By reducing the likelihood and severity of fires, FRAs protect the property and can save thousands of pounds in potential damage. They also minimize disruption – a serious fire could make a block of flats uninhabitable for months; good fire safety practices aim to avoid such scenarios. 

​

  • Peace of Mind for Residents and Landlords: knowing that your building has been professionally assessed and is meeting fire safety standards gives peace of mind. Residents will feel safer knowing there are working alarms, clear escape routes, and a plan in case of emergency. Landlords or managing agents also can rest easier (and sleep at night) knowing they’ve taken responsible steps to keep their tenants safe and their investment secure. It’s part of being a responsible landlord or manager to prioritize safety. 

​

  • Enhanced Reputation and Value: this is more of a bonus, but properties that are well-maintained for fire safety can be more attractive to buyers and tenants. It demonstrates professionalism and care. Conversely, a building known for poor safety (or worse, one that had a fire due to negligence) can quickly lose value and reputation. So from a business perspective, staying on top of fire risk assessments is a wise decision. 

​

In summary, fire risk assessments matter not just because “the law says so,” but because they actively make buildings safer and prevent tragedy. They are a cornerstone of responsible property management in residential flats. 

Professional Fire Risk Assessment Services for Flats

Fire safety can be complex, especially in larger or older buildings, but you don’t have to navigate it alone. Engaging a professional fire risk assessment service can add tremendous value. Experts will have the knowledge and experience to spot issues you might miss and to suggest cost-effective solutions. 

​

Our team of fire safety professionals can risk assess your building from top to bottom – examining everything from the means of escape and compartmentation, to flat entrance doors and communal fire doors, and checking all fire safety systems like alarms, smoke ventilation, emergency lighting, and hydrants or dry risers. We record all findings in a clear report, complete with an action plan to remedy any problems. We will also guide you on best practices (for example, proper signage, storage rules, evacuation plans) tailored to your specific block of flats. By using our service, you ensure your building meets all required standards and that you, as the responsible person, are fully compliant with fire safety legislation. 

​

Book a consultation with us today to schedule a fire risk assessment for your block of flats. Not only will you be fulfilling your legal duties, but you’ll also be investing in the safety and peace of mind of everyone who lives in the property. Fire safety is one area where you can’t afford to cut corners – and we’re here to help you get it right, with expert advice and value-driven service. 

image.png

Fire Risk Assessment Consultancy for Block of Flats You Can Trust: This is JTA Fire.

What Happens During Your Fire Risk Assessment Consultation for Block of Flats

  1. Site Visit & Inspection
    Our consultant visits your premises to walk every relevant area and assess fire risks. 

  2. Risk Identification
    We identify hazards, ignition sources, escape routes and potential risk factors. 

  3. Report with Recommendations
    You’ll receive a concise, compliant report outlining findings and clear, practical steps to reduce risk and meet legal duties. 

  4. Follow-Up Support
    We explain priorities and help you plan improvements that protect people and strengthen safety.

Fire Risk Assessment for Block of Flats: FAQs

Does a block of flats need a fire risk assessment? 

Yes – any block with multiple flats does need a fire risk assessment of its communal areas. In England and Wales, fire safety law (the Regulatory Reform Fire Safety Order 2005) requires that all buildings with two or more domestic dwellings and shared common parts must have a current fire risk assessment. This applies even to very small blocks – for example, a house converted into two flats still counts and needs an FRA if there are shared hallways or an entrance lobby. The assessment covers the common parts (not the inside of individual flats) and must be kept up to date (reviewed regularly). If a building is a single-family house or a single flat with no communal areas, then a formal fire risk assessment under this law is not required for those private areas. But any block of flats with shared corridors, staircases, or entrances must have one. It’s both a legal requirement and a crucial safety measure to protect residents. 

How much is a fire risk assessment for a flat? 

The cost of a fire risk assessment for a block of flats can vary depending on the size and complexity of the property. For a small residential building (like a simple two- or three-flat conversion), a professional FRA might typically cost in the range of £150 to £500. Larger or high-rise blocks, which take more time to inspect and may involve more detailed reporting, will cost more – often a few hundred pounds for medium blocks and upwards of £1000 for very large or complex buildings. Prices also depend on your location and the provider’s rates. It’s best to get a quote tailored to your building. Remember that cost can also reflect quality; you should ensure you hire a competent, accredited fire risk assessor. Considering the importance of fire safety, this is a worthwhile investment. Also, having a proper FRA (and avoiding potential fines) will save money in the long run. If you’re unsure, contact us for a no-obligation quote – we offer competitive pricing and expert service. 

When is a fire risk assessment not required for flats? 

By law a fire risk assessment is not required for purely private, residential areas with no shared access – in other words, for individual dwellings. If you have a building that is a single-family home or a single flat and no communal corridors or stairs, then the fire safety order doesn’t mandate a fire risk assessment of that property’s interior.

 

The regulations specifically apply to common parts of multi-occupied buildings. So a flat within a block doesn’t need a separate FRA for its internal space, and a standalone house does not need one either (this is covered by domestic fire safety guidance, like having smoke alarms, but not a formal FRA). 

​

However, be careful: many small buildings do have shared areas without one realizing. For example, a house subdivided into two flats often has a shared front door or hallway – that is a communal area, and thus an FRA is required for that area. Essentially, any scenario where two or more separate households share an entrance or corridor will need a fire risk assessment. The only time you wouldn’t need one is if there are no common areas at all. 

​

In summary, if you own or manage a block of flats (no matter how small), assume you need a fire risk assessment unless you truly have zero shared spaces. When in doubt, it’s best to do one – for safety’s sake and to ensure compliance. If you’re just a single private homeowner in a single dwelling, you’re not legally required to do a formal FRA of your home (the fire laws don’t extend inside individual domestic premises). But all other multi-unit buildings with communal parts are covered by the legislation and do require regular fire risk assessments. 

Is it a legal requirement to do a fire risk assessment for flats? 

Yes, it is a legal requirement. The law in the UK (specifically in England and Wales) mandates that the “responsible person” for any residential building with multiple flats must ensure a fire risk assessment is carried out and kept up to date. This falls under the Regulatory Reform (Fire Safety) Order 2005, which is the current fire safety legislation. In practical terms, this means landlords or managing agents of blocks of flats are legally obliged to have an FRA for the communal areas. Failing to comply is taken very seriously by authorities. Not doing a required fire risk assessment, or ignoring its findings, can lead to enforcement action such as fines, and in extreme cases prosecution. In fact, not having a suitable FRA could result in an unlimited fine and/or up to 2 years in prison for the responsible person. So, yes – doing a fire risk assessment isn’t optional; it’s a strict legal duty if you own or manage flats with shared areas. Beyond the law, it’s also part of your moral duty to keep residents safe. 

(Note: In Scotland and Northern Ireland, the specific regulations differ but similarly require fire risk assessments for communal areas of flats. Always check the local regulations for your region.) 

What are the fire safety rules for flats in the UK?

  • Fire safety rules for flats in the UK come from both laws and good practice guidelines. Here are some of the key rules and expectations: 

  • Fire Risk Assessment: every block of flats with common areas is required to have a fire risk assessment (and to act on its recommendations) as per the fire safety legislation. This is the foundation rule – it identifies what specifically your building needs to do to be safe and compliant. 

  • Keep Communal Areas Clear: it’s a general rule (often stated in leases or building regulations) that communal hallways, staircases and exits must be kept free of obstructions and combustible items. Residents should not store personal belongings like prams, bicycles, shoes, furniture, or flammable materials in any shared corridor or stairwell. Items left in these areas can block escape routes and also add fuel to a fire, which is extremely dangerous. Landlords or building managers usually enforce a strict “clear common areas” policy for this reason. 

  • Proper Fire Doors: flats and communal areas should have proper fire doors where required. This means flat entrance doors and doors on stairwells or between different sections of the building should be fire-resistant (commonly 30 minutes resistance) and fitted with self-closing devices. Residents must not tamper with these doors (e.g. no removing the self-closer, no wedging doors open). Fire doors play a crucial role in containing a fire and protecting escape routes, so the rule is: they must be maintained in good condition and always closed (except when passing through). 

  • Smoke Alarms and Detection: inside individual flats, it’s required (by separate housing regulations) that at least one smoke alarm is installed on each level of a dwelling. In England, landlords must ensure working smoke alarms in rented flats. In communal areas of flats, a full fire alarm system may or may not be required depending on the building type – many purpose-built blocks use a “stay put” strategy without a communal alarm, whereas converted houses or smaller blocks often need an interconnected alarm system. The general rule is adequate fire detection should be present to warn all occupants in time. This could include smoke detectors in hallways, heat detectors in kitchens, etc., as determined by the fire risk assessment. All alarms should be tested regularly. 

  • No Smoking in Communal Areas: it is against the law to smoke in any enclosed common area of flats (as these are considered workplaces or public areas under the smoking ban laws). Beyond that, for fire safety, even in open communal areas or balconies, residents should be very careful. Smoking materials can easily start fires if not disposed of properly. Many blocks have signs reminding “No Smoking” in halls. If people do smoke on balconies, they should use proper ashtrays; and never should fuel containers, BBQs, or gas cylinders be stored on balconies as these can greatly worsen a fire. 

  • Emergency Lighting and Signs: in most blocks of flats (especially those with internal corridors), emergency lighting is required to illuminate escape routes if mains power fails. Also, fire exit signs should indicate the way out if it’s not obvious. The responsible person must ensure these are installed where needed and maintained (bulbs replaced, etc.). During an inspection or risk assessment, a fire officer can ask to see testing records for emergency lights. 

  • Firefighting Equipment: if the building has firefighting equipment like extinguishers in communal areas, they must be checked annually. However, not all blocks of flats have communal extinguishers (sometimes the strategy is for residents to just evacuate). If the building has dry risers, sprinkler systems, smoke ventilation systems, or other fire safety systems, there are rules to maintain those as well (for example, dry risers should be tested, smoke vents serviced). 

  • Information to Residents: building management should provide fire safety instructions to all residents – usually a fire action notice in the lobby or notes in the tenant handbook. This typically tells residents what to do if there’s a fire (e.g. “stay put” versus evacuate immediately) and any building-specific rules. For instance, if the building has a common fire alarm, residents should know the sound and evacuation procedure. If it’s stay-put, they should know to keep their door closed and call 999 unless fire is affecting them. 

  • Routine Maintenance: all fire safety measures (doors, alarms, lights, etc.) should be regularly maintained. Landlords should carry out periodic inspections of communal areas to enforce the no-obstruction rule, check that exit routes are accessible, test emergency systems, and so on. The fire risk assessment will usually specify if something needs weekly/monthly checks (like maybe the fire alarm panel) or annual servicing (like alarms, extinguishers). 

In essence, the rules boil down to maintaining a safe environment that will allow people to escape quickly if a fire starts, while containing the fire as much as possible. The Regulatory Reform (Fire Safety) Order 2005 is the key law that underpins these requirements in England and Wales, and it’s enforced by local fire authorities. Following the guidance in official documents (like the government’s fire safety guides for purpose-built flats) is recommended to meet all the rules. If you’re a resident, always cooperate with fire safety rules – they truly can be lifesavers. If you’re a landlord or manager, ensure you are up to date with the latest regulations (such as the new high-rise safety rules from 2023) and always rectify any issues noted in your fire risk assessments. 

bottom of page