Fire risk assessment for flats: a landlord’s guide
If you own, manage, or let out a block of flats, fire safety in the communal areas is your responsibility, whether that’s a converted Victorian townhouse split into three flats or a purpose-built block with dozens of units. A fire risk assessment for a residential block works differently to one for a shop or office, it focuses on shared spaces rather than individual flats, and the legal duty sits with whoever controls those common parts.
If you’re assessing a commercial premises instead, our guide to fire risk assessments for businesses and property owners covers that in full. This guide is for landlords, freeholders, and managing agents responsible for residential blocks and HMOs.
What is a fire risk assessment for flats?
In a block of flats, a fire risk assessment looks specifically at the communal areas, corridors, stairwells, entrance halls, and any shared plant rooms or storage, rather than inside individual flats themselves. It identifies fire hazards in those shared spaces, checks that fire doors and escape routes are up to standard, and confirms that fire-resistant construction between flats hasn’t been compromised by things like unsealed pipework or altered partition walls.
Is a fire risk assessment a legal requirement for landlords?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005, whoever is in control of the common parts of a residential building, typically the landlord, freeholder, or managing agent, must carry out and maintain a fire risk assessment covering those shared areas. This applies whether the building has two flats or two hundred.
Who is responsible, the landlord, freeholder, or managing agent?
Responsibility depends on how the building is managed. If a managing agent runs the block day to day, they’ll usually hold the “responsible person” duty on the landlord’s behalf, but legal accountability can still sit with the freeholder if that’s not clearly documented. Where a building is self-managed by a residents’ association, that association typically takes on the role. It’s worth confirming in writing exactly who holds this responsibility, ambiguity here is one of the most common compliance gaps we see.
Do HMOs need a fire risk assessment too?
Yes, and the requirement is arguably even more important. HMOs bring a higher fire risk due to shared kitchens, multiple unrelated occupants, and often older building stock, so licensing conditions and fire safety standards tend to be stricter. Your local council’s HMO licensing team can confirm the specific standard expected for your property, but a fire risk assessment covering escape routes, fire doors, and detection systems is essential regardless of licence type.
What does a fire risk assessment cover in a block of flats?
- Fire doors in communal areas, checked for self-closing and damage
- Escape routes and stairwells, kept clear and adequately lit
- Fire detection and alarm systems in shared spaces
- Fire-resistant separation between flats and floors
- Storage and refuse areas, positioned safely and clear of exits
- Signage and emergency lighting
How often should a landlord review it?
The same general guidance applies as for commercial premises, at least once a year, and sooner after any works, a change of occupancy, or an incident that exposes a gap. Larger or higher-risk buildings are often reviewed more frequently.
How much does a fire risk assessment for flats cost?
Cost depends on the number of units, floors, and the complexity of communal areas. A small converted house with three flats costs considerably less to assess than a large purpose-built block with lifts, plant rooms, and multiple stairwells. Get a tailored quote for an accurate figure.
FAQs
Who pays for a fire risk assessment in a block of flats?
This is usually recovered through the service charge, since it covers the communal areas that benefit all leaseholders, though the exact arrangement depends on the lease.
Do all blocks of flats need a fire risk assessment?
Yes, any building with communal areas shared by two or more households needs one, regardless of size.
What happens if a landlord doesn’t get one?
It’s a criminal offence not to have a valid assessment in place. Fire authorities can issue enforcement or prohibition notices, and insurers can refuse claims if a fire occurs without one.
Can a leaseholder ask to see the fire risk assessment?
Yes, leaseholders have a right to request a copy from the responsible person or managing agent.
Fire risk assessments across London
Property Checks carries out fire risk assessments right across the capital, with local teams covering Central London, North London, South London, East London and West London.
Conclusion
Fire safety in a block of flats protects everyone living there, and it’s not optional. Get in touch today for a fire risk assessment quote for your block or HMO.
