For block managers, freeholders, and managing agents in the UK, carrying out regular Fire Risk Assessments (FRAs) is not only a legal duty—it’s essential to protecting lives and property. Whether you manage a purpose-built block, a converted house, or a mixed-use development, compliance with the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, and the Building Safety Act 2022 is critical.
What Is a Fire Risk Assessment?
An FRA is a structured review of a building to:
- Identify fire hazards (ignition sources, combustible materials)
- Assess risks to occupants
- Decide on measures to remove or reduce those risks
It evaluates:
- Fire hazards: sources of ignition, fuel loads, housekeeping
- Fire protection measures: alarms, detectors, fire doors, signage
- Occupant risk levels: vulnerable residents, mobility needs
- Emergency procedures: evacuation plans, firefighting access
Who Is Responsible?
The legal duty for communal areas sits with the Responsible Person, typically:
- The freeholder
- A property/block management company
- A Residents’ Management Company (RMC)
- A Right to Manage (RTM) company
They must ensure a suitable and sufficient FRA is carried out and kept under review.
Key UK Legal Duties (At a Glance)
- Regulatory Reform (Fire Safety) Order 2005:
Requires risk assessment and risk management in all non-domestic parts of residential buildings (communal areas). - Fire Safety Act 2021:
Confirms FRAs must consider external walls (including cladding, balconies, windows) and flat entrance doors opening onto common parts. - Building Safety Act 2022:
Increases accountability and information management, especially for higher-risk buildings (e.g., high-rise).
Non-compliance can lead to:
Enforcement by the fire authority, criminal prosecution, unlimited fines, and civil liability after incidents.
What Should a Fire Risk Assessment Include?
A competent fire risk assessor will review:
- Communal Escape Routes
- Kept clear and free of obstructions
- Fire doors in good condition, correctly rated, and self-closing
- Fire Detection & Alarm Systems
- Present where required (per building design/strategy)
- Regularly tested and maintained; faults addressed promptly
- Compartmentation & Fire-Stopping
- Integrity of walls, floors, ceilings, service risers
- Identification and remediation of breaches/penetrations
- Electrical & Heating Systems
- Condition of installations; avoidance of overloaded circuits
- Planned inspection/testing schedules (e.g., EICR, maintenance)
- Emergency Lighting & Signage
- Correctly located, functional, and ready for power loss
- Legible, consistent fire safety signage and escape route signs
- Residents at Higher Risk
- Identification of vulnerable or mobility-impaired occupants
- Plans that align with the building’s evacuation strategy
- Cladding & External Materials
- Presence of combustible materials or unsafe systems
- Inclusion of external walls and flat doors in the assessment scope
How Often Should You Do an FRA?
- At least every 12 months: Review the existing FRA
- Every 3–5 years: Commission a new full FRA
- Immediately: After significant changes (refurbishments, new layouts/uses, fire incidents) or where risks change
Tip: Frequency should be risk-based—higher-risk buildings may require more frequent reviews.
Best Practices for Block Managers
- Test routinely: Fire alarms, emergency lighting, firefighting equipment (extinguishers/hoses)
- Maintain records: Keep clear logbooks of inspections, tests, defects, and remedial actions
- Inform residents: Share the building’s fire strategy (e.g., stay-put vs simultaneous evacuation) and practical do’s/don’ts
- Protect fire doors: Label appropriately; never wedge open; repair/replace damaged doors/closers
- Use competence: Appoint a qualified assessor with residential block experience; verify accreditations/competence
- Close the loop: Prioritise and track remedial actions to completion; evidence with dated photos/invoices
- Coordinate works: Ensure contractors follow hot-works permits, fire-stopping standards, and housekeeping rules
- Keep documents accessible: FRA, action plan, maintenance certificates, as-built info, O&Ms, and evacuation procedures
SEO Summary: Target Keywords
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Don’t Wait Until It’s Too Late
An FRA isn’t a tick-box exercise—it’s about saving lives and protecting property. With evolving regulations and heightened scrutiny, now is the time to ensure your block is fully compliant and well-maintained.
Need a Fire Risk Assessment for Your Block?
We provide professional Fire Risk Assessments across the UK, tailored for block management. All assessments are delivered by qualified, experienced fire safety consultants.
👉 Contact us today to schedule an FRA or to review your current fire safety strategy.