Fire Risk Assessments for Blocks of Flats

Fire Risk Assessments for Blocks of Flats are a legal requirement in England and Wales, designed to ensure that residents, visitors, and contractors are protected from the risk of fire. For freeholders, managing agents, and resident management companies, understanding these duties is essential to both legal compliance and safety.

This guide explains what a Fire Risk Assessment (FRA) involves, why it is required, the legal framework, and the steps you need to take to remain compliant. We also outline how Anstey Horne can help you meet your obligations.

What is a Fire Risk Assessment for a Block of Flats?

A Fire Risk Assessment is a systematic review of a building to identify fire hazards, evaluate the risk to people, and determine the measures needed to minimise or remove those risks.

In the context of a block of flats, the assessment typically covers common parts of the building, such as:

Entrance lobbies and hallways

Stairwells and landings

Lift lobbies

Communal plant rooms and bin stores

Car parks connected to the building

It does not normally cover the inside of individual flats unless there are areas under the control of the landlord or management company.

The Legal Framework

Regulatory Reform (Fire Safety) Order 2005 (RRFSO)

The RRFSO places a legal duty on the “responsible person” — often the freeholder, managing agent, or resident management company — to:

Carry out a suitable and sufficient FRA of the premises.

Identify general fire precautions needed to ensure the safety of relevant persons.

Record significant findings if five or more people are employed or if the premises are licensed.

Implement preventive and protective measures.

Keep the assessment under review and update it where necessary.

The FRA must consider:

The building’s construction, layout, and use.

Fire hazards such as ignition sources, fuel sources, and oxygen supply.

People at risk, including residents with disabilities.

Existing fire safety measures (alarms, extinguishers, emergency lighting, signage, compartmentation).

Evacuation procedures.

Fire Safety (England) Regulations 2022

These regulations, in force since January 2023, introduce additional obligations for multi-occupied residential buildings:

High-rise residential buildings (18m+ or 7+ storeys) must have:

A secure information box accessible to the fire and rescue service containing building plans, contact details, and firefighting equipment locations.
Records of the design and materials of external walls, including any fire risks and mitigation measures.
Floor plans and a single-page building plan showing firefighting facilities.
Monthly checks of firefighting lifts and essential fire safety equipment.
Wayfinding signage visible in low light.

A secure information box accessible to the fire and rescue service containing building plans, contact details, and firefighting equipment locations.Records of the design and materials of external walls, including any fire risks and mitigation measures.Floor plans and a single-page building plan showing firefighting facilities.Monthly checks of firefighting lifts and essential fire safety equipment.Wayfinding signage visible in low light.

All buildings with common parts must:

Provide fire safety instructions to residents annually and when updated.
Provide residents with information about fire doors and check flat entrance fire doors annually (for buildings over 11m).
Inspect communal fire doors at least every three months.

Provide fire safety instructions to residents annually and when updated.Provide residents with information about fire doors and check flat entrance fire doors annually (for buildings over 11m).Inspect communal fire doors at least every three months.

These requirements work alongside the RRFSO and apply even where a “stay put” policy is in place.

Who is the “Responsible Person”?

In a block of flats, the responsible person could be:

The freeholder of the building.

A resident management company (RMC) or Right to Manage company (RTM).

A managing agent appointed by the freeholder or RMC.

In some cases, a local authority or housing association.

The responsible person can appoint a competent fire risk assessor to carry out the FRA, but they remain legally accountable for ensuring it is done and acted upon.

How to Conduct a Fire Risk Assessment for a Block of Flats

A competent FRA will follow five key steps:

1. Identify Fire Hazards

Look for potential ignition sources (electrical faults, smoking, hot works), fuel sources (furniture, waste, flammable materials), and oxygen supplies (openings, ventilation).

2. Identify People at Risk

Consider residents, visitors, contractors, and those needing assistance (e.g., disabled residents).

3. Evaluate, Remove, or Reduce Risks

Assess the likelihood and potential consequences of a fire, and take measures to reduce risks. Examples include:

Ensuring compartmentation is intact.

Removing combustible storage from escape routes.

Installing or upgrading fire detection systems.

4. Record, Plan, and Train

Document significant findings, prepare an emergency plan, and ensure staff or contractors are trained.

5. Review and Update

The FRA must be reviewed regularly - at least annually - or sooner if there are material changes to the building or occupancy.

Common Compliance Issues in Blocks of Flats

Inadequate or outdated FRAs.

Blocked escape routes.

Damaged or wedged-open fire doors.

Poor signage or missing emergency lighting.

Failure to maintain firefighting equipment.

No documented procedures for residents.

Penalties for Non-Compliance

Failing to comply with FRA requirements can result in:

Enforcement notices from the fire authority.

Prohibition notices restricting the use of the building.

Unlimited fines.

Criminal prosecution for serious breaches, including potential imprisonment.

Best Practice for Responsible Persons

Use a qualified, competent fire risk assessor with residential building experience.

Keep all documentation organised and accessible — particularly for the secure information box in high-rise buildings.

Engage residents in fire safety awareness.

Integrate FRA reviews into maintenance schedules.

How Anstey Horne Can Help

At Anstey Horne, we provide comprehensive Fire Risk Assessments for Blocks of Flats that meet legal requirements and best practice standards. Our team:

Conducts on-site inspections of all common parts.

Reviews construction, fire safety systems, and management procedures.

Provides clear, actionable reports with prioritised recommendations.

Offers ongoing support to ensure compliance with the RRFSO and Fire Safety (England) Regulations 2022.

With expertise across residential property management, we help freeholders, managing agents, and RMCs stay compliant while protecting residents.

FAQs: Fire Risk Assessments for Blocks of Flats

1. How often should a Fire Risk Assessment be carried out for a block of flats?
At least annually, or sooner if there are significant changes to the building or occupancy.

2. Do individual flats need to be included in the FRA?
Normally, only the common parts are included. However, flat entrance doors are part of the FRA if they open onto escape routes.

3. Who can carry out a Fire Risk Assessment?
A competent person with the necessary training, knowledge, and experience. Many responsible persons appoint professional fire risk assessors.

4. Is a written record always required?
Yes, if five or more people are employed, or the premises are licensed. In practice, it is best to always keep a written record.

5. What happens if I fail to comply?
You could face enforcement action, fines, or prosecution, and more importantly, residents could be at serious risk in a fire.

Conclusion - Fire Risk Assessments for Blocks of Flats

Fire Risk Assessments for Blocks of Flats are not just a legal requirement — they are a critical tool in protecting lives and property. By understanding your responsibilities, acting on assessment findings, and keeping your FRA up to date, you can ensure compliance and safeguard residents.

Need help with your fire risk assessment?

Anstey Horne’s expert team of fire safety professionals are here to assist with legally compliant fire risk assessments, retrospective fire strategies, and FRAEW appraisals for residential buildings across the UK. Whether you manage a single block or a national portfolio, we can help you stay safe—and compliant.

Get in touch with us today to arrange a no-obligation consultation - please call 020 4534 3130.

For further information on Fire Risk Assessments please fill in our contact form and we will be in touch.

For further information on all aspects of this service see the collection of articles in our blog.

To commission a Fire Risk Assessment please call 020 4534 3130.

For further information on Fire Risk Assessment, Retrospective Fire Strategies, FRAEWs or advice in respect of your obligations as a building owner, developer or manager, please contact :