Health & Safety in Block Management: Complete Guide
A comprehensive guide to health and safety obligations in block management, covering fire safety, asbestos, legionella, electrical testing, gas safety, and the Building Safety Act. Ensuring your block remains safe, compliant, and properly managed.
Health and Safety Obligations in Block Management
Managing a block of flats brings a wide range of health and safety obligations that must be met by the freeholder, landlord, or their appointed managing agent. These duties are not optional. They are imposed by statute, regulation, and approved codes of practice, and failure to comply can result in enforcement action, significant fines, and criminal liability.
The responsible person for a block of flats is typically the freeholder or the management company. Where a professional block management company such as BMC is instructed, we take on the day-to-day management of these compliance obligations, acting as the competent person to ensure all statutory requirements are fulfilled.
Key areas of health and safety compliance in block management include fire safety, asbestos management, legionella risk assessment, electrical safety testing, gas safety certification, and compliance with the Building Safety Act 2022. Each of these areas has its own legal framework, required assessments, and ongoing monitoring obligations.
Core Health & Safety Responsibilities
- Fire risk assessments under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021
- Asbestos surveys and management plans under the Control of Asbestos Regulations 2012
- Legionella risk assessments under the HSE Approved Code of Practice L8
- Electrical testing (EICR) at least every five years in communal areas
- Gas safety certificates for communal gas installations and landlord-owned appliances
- Building Safety Act compliance for higher-risk residential buildings
At BMC, our block management service includes full oversight of all health and safety obligations, from commissioning assessments and surveys to managing remedial works and maintaining compliance records. We work with accredited contractors and consultants to ensure every aspect of your block's safety is properly managed.
Fire Safety Compliance
Fire safety is the most critical area of health and safety compliance in block management. The Regulatory Reform (Fire Safety) Order 2005 places a duty on the responsible person to carry out a fire risk assessment for all communal areas of a block of flats. The Fire Safety Act 2021 clarified that this duty extends to the structure, external walls, and flat entrance doors of multi-occupied residential buildings.
A fire risk assessment must be carried out by a competent person and should be reviewed regularly, typically annually or whenever there is a significant change to the building. The assessment identifies fire hazards, evaluates the risk to residents, and recommends measures to reduce or eliminate those risks. Common recommendations include improvements to fire doors, installation of emergency lighting, maintenance of fire alarm systems, and ensuring clear means of escape.
The Fire Safety (England) Regulations 2022 introduced additional requirements for responsible persons, including the duty to share fire safety information with residents, provide wayfinding signage in buildings over 11 metres, and undertake quarterly checks of fire doors in communal areas and annual checks of flat entrance doors in buildings over 11 metres.
Fire Safety Requirements We Manage
- Commissioning fire risk assessments from accredited assessors and managing all remedial actions identified
- Regular inspection and maintenance of fire doors in communal areas and flat entrance doors
- Testing and servicing of fire alarm systems, emergency lighting, and fire extinguishers
- Ensuring clear and unobstructed means of escape throughout the building at all times
- Providing fire safety information to residents as required by the Fire Safety (England) Regulations 2022
For a detailed breakdown of fire safety duties and how BMC manages compliance, read our fire safety guide for blocks of flats. If your block requires a fire risk assessment or you are unsure whether your current arrangements are compliant, call us on 0161 371 7190.
Asbestos Management
Asbestos remains one of the most significant health hazards in older buildings. The Control of Asbestos Regulations 2012 impose a duty to manage asbestos in non-domestic premises, which includes the communal areas of blocks of flats such as hallways, stairwells, plant rooms, and service risers. The duty holder, typically the freeholder or managing agent, must take reasonable steps to determine whether asbestos-containing materials (ACMs) are present and manage the associated risks.
An asbestos management survey is the standard survey type required for blocks of flats. This survey identifies the location, extent, and condition of any asbestos-containing materials within the communal parts of the building. If refurbishment or demolition work is planned, a more intrusive refurbishment and demolition survey may be required in the affected areas.
Once identified, ACMs must be recorded in an asbestos register and an asbestos management plan must be prepared. This plan sets out how the asbestos will be managed, whether it will be left in situ and monitored, encapsulated, or removed. The management plan must be reviewed regularly, and anyone who may disturb the materials, such as contractors and maintenance workers, must be informed of the presence and location of asbestos before starting work.
Our Asbestos Management Process
- Commissioning asbestos management surveys from UKAS-accredited laboratories and consultants
- Maintaining an up-to-date asbestos register and management plan for every managed block
- Regular re-inspection of known ACMs to monitor condition and reassess risk ratings
- Informing all contractors of asbestos locations before any maintenance or refurbishment work begins
- Arranging licensed asbestos removal where required, with full documentation and air clearance testing
For more information about asbestos duties and management in blocks of flats, see our asbestos management guide. BMC ensures all blocks under our management have a current asbestos survey and a robust management plan in place.
Legionella and Water Safety
Legionella is a bacterium that can cause Legionnaires' disease, a potentially fatal form of pneumonia. Landlords and managing agents have a legal duty under the Health and Safety at Work etc. Act 1974 and the HSE Approved Code of Practice L8 to assess and control the risk of legionella in water systems within their buildings.
In blocks of flats, legionella risk assessments should cover all communal water systems, including cold water storage tanks, hot water cylinders, calorifiers, showers in communal facilities, and any water features or cooling systems. The risk assessment should identify potential sources of legionella growth, evaluate the level of risk, and recommend control measures such as temperature management, water treatment, and regular flushing of low-use outlets.
Ongoing monitoring is essential. This typically includes regular temperature checks of hot and cold water systems, periodic water sampling and testing, inspection and cleaning of cold water storage tanks, and ensuring that water temperatures are maintained outside the range of 20 to 45 degrees Celsius where legionella can proliferate. Records of all monitoring activities must be kept and made available for inspection.
Legionella Control Measures We Implement
- Commissioning legionella risk assessments from accredited water hygiene specialists
- Regular temperature monitoring of hot and cold water systems throughout the building
- Periodic cleaning and disinfection of cold water storage tanks to prevent bacterial growth
- Water sampling and laboratory testing to confirm the effectiveness of control measures
- Maintaining detailed log books and compliance records for all water safety activities
Read our full legionella risk assessment guide for blocks of flats for a more detailed explanation of the duties and testing schedules. If you need a legionella risk assessment for your block, contact BMC on 0161 371 7190.
Electrical and Gas Safety
Electrical safety and gas safety are fundamental compliance requirements in block management. Both areas are governed by specific regulations that impose clear duties on landlords, freeholders, and their managing agents. Failure to comply with electrical and gas safety obligations can result in enforcement notices, fines, and in extreme cases, criminal prosecution and imprisonment.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to have the electrical installations in their properties inspected and tested at least every five years by a qualified and competent person. An Electrical Installation Condition Report (EICR) must be obtained, and any Category 1 (C1) or Category 2 (C2) defects identified must be remediated within 28 days or as specified by the inspector. In blocks of flats, this requirement applies to communal electrical installations including lighting, distribution boards, and wiring in hallways, stairwells, and plant rooms.
For gas safety, the Gas Safety (Installation and Use) Regulations 1998 require landlords to ensure that all gas appliances, fittings, and flues in properties they let are maintained in a safe condition. An annual gas safety check must be carried out by a Gas Safe registered engineer, and a Landlord Gas Safety Certificate (CP12) must be provided. In blocks of flats, this applies to communal boilers, communal heating systems, and any gas appliances in landlord-controlled areas.
Electrical & Gas Safety Compliance We Deliver
- Arranging EICR testing every five years for all communal electrical installations
- Managing remedial electrical works for any C1, C2, or FI observations within required timeframes
- Annual gas safety inspections by Gas Safe registered engineers for all communal gas installations
- Maintaining valid Landlord Gas Safety Certificates and ensuring copies are distributed as required
- Ongoing PAT testing of portable electrical appliances in communal areas where applicable
For full details on electrical testing requirements, read our electrical safety guide. For gas safety information, visit our gas safety guide for blocks of flats. BMC manages both electrical and gas safety compliance across all our managed blocks.
The Building Safety Act and Compliance
The Building Safety Act 2022 introduced a new regulatory framework for higher-risk buildings in England, defined as residential buildings at least 18 metres in height or at least seven storeys with at least two residential units. The Act was a direct response to the Grenfell Tower tragedy and creates new roles, duties, and regulatory oversight for the design, construction, and management of these buildings.
A key requirement of the Act is the appointment of an Accountable Person for each higher-risk building. The Accountable Person is typically the freeholder or management company that holds the legal estate in the building. Where there are multiple Accountable Persons, a Principal Accountable Person must be identified. The Principal Accountable Person is responsible for registering the building with the Building Safety Regulator, which sits within the Health and Safety Executive (HSE).
Accountable Persons must assess and manage building safety risks, focusing on the risk of fire spread and structural failure. They must prepare a safety case report demonstrating how building safety risks are being managed, establish a mandatory reporting system for safety-related occurrences, and engage with residents through a residents' engagement strategy. The Act also gives residents new rights to access safety information about their building.
Building Safety Act Compliance Support
- Supporting building registration with the Building Safety Regulator for higher-risk buildings
- Assisting Accountable Persons with the preparation of safety case reports and building assessments
- Implementing mandatory occurrence reporting systems for safety-related incidents
- Developing and managing residents' engagement strategies as required by the Act
- Maintaining golden thread of building information throughout the lifecycle of the building
For more information on the Building Safety Act and its impact on block management, read our guides on high-rise building safety and the Building Safety Act explained. If you manage a higher-risk building and need support with compliance, call BMC on 0161 371 7190.
Frequently Asked Questions About Health & Safety in Block Management
Who is responsible for health and safety in a block of flats?
The freeholder, landlord, or their appointed managing agent is typically the responsible person for health and safety in a block of flats. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must carry out fire risk assessments and implement appropriate safety measures. Where a managing agent such as BMC is appointed, we take on the day-to-day management of compliance obligations on behalf of the freeholder, ensuring all statutory duties are met across fire safety, asbestos, legionella, electrical testing, and gas safety.
Is a fire risk assessment legally required?
Yes, a fire risk assessment is a legal requirement for all blocks of flats with communal areas. Under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021, the responsible person must ensure a suitable and sufficient fire risk assessment is carried out and regularly reviewed. Failure to comply can result in enforcement action from the fire service, unlimited fines, and in serious cases, criminal prosecution. BMC arranges fire risk assessments through accredited assessors and manages all follow-up remedial actions.
Does a block of flats need an asbestos survey?
Under the Control of Asbestos Regulations 2012, the duty holder for non-domestic premises, which includes the communal areas of blocks of flats, must manage the risk from asbestos. This requires an asbestos survey to identify whether asbestos-containing materials are present, followed by an asbestos management plan. A management survey is the standard survey type for blocks of flats, identifying the location and condition of any asbestos-containing materials so they can be monitored or safely removed.
How often should electrical testing be done in communal areas?
Electrical Installation Condition Reports (EICRs) should be carried out at least every five years in communal areas of blocks of flats. This is a legal requirement for landlords under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. EICRs identify any deterioration, defects, or non-compliance with current safety standards in the electrical installation. BMC ensures all communal electrical installations are tested on schedule and any remedial works are completed promptly by qualified electricians.
Do landlords have to do a legionella risk assessment?
Yes, landlords and managing agents have a legal duty to assess and control the risk of legionella in water systems under the Health and Safety at Work etc. Act 1974 and the HSE Approved Code of Practice L8. This applies to communal water systems in blocks of flats, including cold water storage tanks, hot water cylinders, and any systems where water may stagnate. Risk assessments should be reviewed regularly, and ongoing monitoring such as temperature checks and water sampling should be carried out as recommended.
What is an Accountable Person under the Building Safety Act?
The Accountable Person is a role created by the Building Safety Act 2022 for higher-risk buildings, which are residential buildings at least 18 metres in height or at least seven storeys with at least two residential units. The Accountable Person is typically the freeholder or management company with a legal estate in the building. They are responsible for assessing and managing building safety risks, including structural safety and fire spread, and must register their building with the Building Safety Regulator. A Principal Accountable Person must also prepare a safety case report for the building.
Need Help With Health & Safety Compliance in Your Block?
BMC provides comprehensive health and safety management for blocks of flats across England. From fire risk assessments and asbestos surveys to legionella testing and Building Safety Act compliance, we ensure your block meets every statutory obligation. Contact us today for a free consultation.