Communal Lighting Guide for Blocks of Flats
A comprehensive guide to communal lighting and emergency lighting in residential blocks of flats. Covering LED upgrade programmes, PIR motion sensors, BS 5266 compliance, emergency lighting testing schedules, landlord electricity supply costs, and the service charge implications of maintaining safe and efficient lighting across corridors, stairwells, car parks, and external areas.
Types of Communal Lighting in Blocks of Flats
Communal lighting in a block of flats encompasses all lighting installed in shared areas that are not part of any individual flat. The design, specification, and maintenance of this lighting is the responsibility of the freeholder or managing agent, and the costs are recovered from leaseholders through the service charge. Understanding the different types of communal lighting helps leaseholders appreciate what their contributions are funding and why adequate lighting is essential for both safety and compliance.
The main categories of communal lighting include internal corridors and hallways, stairwells and landings, entrance lobbies and reception areas, car parks and basement areas, external pathways and landscaped grounds, bin store areas, and any other shared spaces identified in the lease. Each area has different lighting requirements depending on its function, the level of natural light available, and whether it forms part of a designated escape route under the Regulatory Reform (Fire Safety) Order 2005.
Effective communal lighting design balances safety, energy efficiency, resident comfort, and cost. Modern lighting solutions, including LED luminaires and smart lighting controls, offer significant advantages over older fluorescent and incandescent systems. For guidance on the broader electrical safety obligations in blocks of flats, see our dedicated guide.
Emergency Lighting Requirements
Emergency lighting is a critical life safety system in any block of flats with communal areas. The legal framework governing emergency lighting is set out in the Regulatory Reform (Fire Safety) Order 2005 and the technical standard BS 5266. The responsible person, usually the freeholder or managing agent, must ensure that adequate emergency lighting is installed, tested, and maintained.
BS 5266 and the Fire Safety Order
BS 5266 is the British Standard for emergency lighting. It specifies the design, installation, and maintenance requirements for emergency lighting systems in buildings, including residential blocks. The standard requires that emergency lighting provides a minimum illumination level of one lux along the centre line of escape routes. The Fire Safety Order 2005 places a duty on the responsible person to carry out a fire risk assessment and to ensure that escape routes are adequately illuminated in the event of a mains power failure. Non-compliance with these requirements can result in enforcement action by the fire and rescue authority, including prohibition notices and criminal prosecution.
Where Emergency Lighting Must Be Installed
Emergency lighting must be provided at all points along designated escape routes, including corridors, stairwells, landings, and exit doors. Luminaires must also be installed near fire alarm call points, firefighting equipment, changes in floor level, and at every change of direction. In car parks and basement areas with limited or no natural light, emergency lighting is essential to ensure residents can find their way to safety. The fire risk assessment will identify the specific locations where emergency lighting is required, and the system design must comply with BS 5266 to ensure adequate coverage and illumination levels.
Types of Emergency Lighting Systems
There are two main types of emergency lighting systems used in blocks of flats: maintained and non-maintained. Maintained emergency lighting operates continuously, providing illumination at all times and switching to battery power when the mains supply fails. Non-maintained emergency lighting is only activated when the mains supply fails. The choice between the two depends on the building layout, the availability of natural light, and the recommendations of the fire risk assessment. Many modern LED emergency luminaires offer both maintained and non-maintained modes, with longer battery life and lower energy consumption than older fluorescent units.
LED Upgrade Programmes and Energy Savings
Upgrading communal lighting to LED is one of the most effective ways to reduce energy consumption and lower the service charge costs associated with landlord electricity supply. Traditional fluorescent tubes and compact fluorescent lamps are significantly less efficient than modern LED equivalents, and they require more frequent replacement, adding to maintenance costs.
A typical LED upgrade programme involves a survey of existing lighting throughout the communal areas, identification of fittings suitable for direct replacement, specification of appropriate LED luminaires that meet the required illumination levels for safety and comfort, installation by a qualified electrician, and disposal of old lamps in accordance with WEEE regulations. The capital cost of the upgrade is recoverable through the service charge, and where the total cost exceeds the Section 20 consultation threshold, the statutory consultation process under the Landlord and Tenant Act 1985 must be followed.
The energy savings from LED lighting are substantial. Most blocks of flats that switch from fluorescent to LED communal lighting see a reduction of sixty to eighty per cent in electricity consumption for lighting. Combined with PIR motion sensors and smart controls, the savings can be even greater. For information on how energy efficiency improvements affect the building's energy rating, see our energy performance guide.
PIR Motion Sensors and Smart Lighting Controls
PIR motion sensors and smart lighting controls represent a significant opportunity to reduce energy waste in communal areas. In many blocks of flats, corridor and stairwell lighting operates continuously, even during periods when no residents are present. By installing occupancy-based controls, the lighting operates only when needed, delivering substantial energy savings without compromising safety.
PIR Motion Sensors
PIR (passive infrared) motion sensors detect body heat and movement, triggering the lights to switch on when a person enters the detection zone. The lights remain on for a pre-set hold time before switching off automatically. PIR sensors are widely used in corridors, stairwells, car parks, and external areas of blocks of flats. When combined with LED lighting, PIR sensors can reduce communal lighting energy consumption by up to ninety per cent compared with permanently lit fluorescent systems. It is essential that PIR-controlled lighting does not compromise emergency lighting provision, and the system design must ensure that escape routes remain safely illuminated at all times.
Smart Lighting Controls
Beyond simple PIR activation, smart lighting controls offer additional features such as daylight harvesting, dimming profiles, scheduling, and remote monitoring. Daylight sensors adjust artificial light levels based on the amount of natural light available, ensuring consistent illumination while minimising energy use. Dimming profiles can reduce light output during overnight hours when full brightness is not required but a minimum safe level must be maintained. Remote monitoring systems allow the managing agent to track energy consumption, identify lamp failures, and schedule maintenance proactively. These technologies are particularly beneficial in larger blocks where manual monitoring of every communal area is impractical.
Integration with Emergency Lighting
Any smart lighting control system must be designed to work alongside the emergency lighting installation. Emergency luminaires must not be affected by PIR sensors, dimming controls, or scheduling systems, as they are required to activate automatically upon mains failure regardless of any other control input. A competent lighting designer or electrical contractor will ensure that the standard and emergency lighting circuits are configured so that safety is never compromised by energy-saving controls. The managing agent should verify this as part of the commissioning process and through ongoing maintenance inspections.
Emergency Lighting Testing and Maintenance Schedules
Regular testing and maintenance of emergency lighting is a legal requirement under the Fire Safety Order 2005 and a key recommendation of BS 5266. The managing agent or responsible person must ensure that a documented testing regime is in place and that records are kept for inspection by the fire and rescue authority.
- Monthly functional test: activate each emergency luminaire briefly to confirm lamp operation and charging indicator status
- Annual full duration test: run the system for its full rated duration (typically three hours) to verify battery capacity
- Record all test results in a dedicated log book with date, tester name, and outcome for each luminaire
- Rectify any defects identified during testing promptly and record the remedial action taken
- Replace batteries and lamps in accordance with manufacturer recommendations and before end-of-life failure
- Commission a periodic inspection and test of the emergency lighting installation by a competent electrician
- Review emergency lighting provision whenever the fire risk assessment is updated or the building layout changes
- Ensure test records are available for inspection during fire risk assessments and local authority audits
At Block, we ensure that every block under our management has a compliant emergency lighting testing schedule in place. Our planned maintenance programmes include both monthly and annual tests, with all results recorded and made available to directors and the fire risk assessor. For further information on fire safety obligations, see our fire safety guide.
Service Charge Implications of Communal Lighting
The costs of providing, maintaining, and powering communal lighting are recovered from leaseholders through the service charge. These costs can represent a significant proportion of the total service charge budget, particularly in buildings with extensive communal areas, underground car parks, or older, less efficient lighting installations.
Landlord Electricity Supply
The landlord electricity supply is the metered supply that powers communal lighting, lifts, door entry systems, and other shared services. The cost of this supply is passed to leaseholders through the service charge. Managing agents should regularly review the electricity tariff to ensure the building is on the most competitive rate available. Switching to a more favourable tariff or negotiating bulk supply contracts can deliver meaningful savings. For a detailed look at how utility costs are managed in blocks of flats, see our utility management guide.
Maintenance and Replacement Costs
Beyond electricity, the service charge covers the cost of routine maintenance, lamp replacements, cleaning of light fittings, repair of vandal damage, and periodic upgrades. Older lighting systems with short lamp life and frequent failures can generate disproportionately high maintenance costs. A proactive approach to planned replacement and LED upgrades can significantly reduce these ongoing costs and improve the reliability of the communal lighting installation. All expenditure must be reasonably incurred under Section 19 of the Landlord and Tenant Act 1985.
Capital Works and Section 20 Consultation
Where a major lighting upgrade or replacement programme exceeds the statutory consultation threshold of two hundred and fifty pounds per leaseholder, the managing agent must follow the Section 20 consultation process before committing to the works. This involves issuing a notice of intention, considering leaseholder observations, obtaining at least two estimates, and issuing a notice of estimates before entering into a contract. Failure to follow the consultation process limits the amount recoverable from each leaseholder to two hundred and fifty pounds unless a dispensation is obtained from the First-tier Tribunal.
External Lighting Design and Dark Sky Compliance
External lighting at blocks of flats serves multiple purposes, including safety, security, and wayfinding. However, poorly designed external lighting can cause light pollution, nuisance to neighbours, and unnecessary energy consumption. Dark sky compliance principles encourage the use of lighting that minimises upward light spill and reduces the impact on the night sky environment.
Designing Effective External Lighting
Good external lighting design directs light only where it is needed, using luminaires with appropriate optical control to prevent light trespass into neighbouring properties and upward light waste. LED luminaires with directional optics, warm white colour temperatures of around 3000 Kelvin, and shielded housings are recommended for external areas. Bollard lighting, wall-mounted downlighters, and recessed ground lights can be used to illuminate pathways and entrances without creating glare or excessive brightness. The design should consider the needs of residents, visitors, and delivery personnel while respecting the amenity of surrounding properties.
Vandal-Resistant Lighting
In some blocks of flats, particularly those with ground-level communal areas or publicly accessible car parks, vandal-resistant lighting is essential to avoid repeated damage and the associated replacement costs. Vandal-resistant luminaires are constructed with impact-resistant polycarbonate diffusers, tamper-proof fixings, and robust housings rated to IK10 impact resistance. These fittings are more expensive to purchase initially but deliver significant savings over time by reducing the frequency of replacements and the call-out costs for emergency repairs. The specification of vandal-resistant fittings should be considered as part of any lighting upgrade programme.
Security Lighting Considerations
External security lighting can deter antisocial behaviour and improve the safety of residents returning home after dark. PIR-activated floodlights and dusk-to-dawn luminaires are common solutions for car parks, entrance areas, and perimeter boundaries. However, security lighting must be proportionate and not cause a statutory nuisance to neighbouring properties. Managing agents should consult with residents and consider the guidance issued by the Institution of Lighting Professionals when specifying external security lighting for blocks of flats. For guidance on rules governing shared external spaces, see our communal area rules guide.
Frequently Asked Questions About Communal Lighting
What are the emergency lighting requirements for blocks of flats?
All blocks of flats with communal areas are required to have emergency lighting that complies with BS 5266 and the Regulatory Reform (Fire Safety) Order 2005. Emergency lighting must illuminate escape routes, stairwells, corridors, and exits to allow residents to evacuate safely in the event of a mains power failure. The system must provide a minimum of one lux along the centre line of escape routes and 0.5 lux across the full width. Emergency luminaires must be installed at every change of direction, at each exit door, near fire alarm call points, near firefighting equipment, and at any changes in floor level. The responsible person for fire safety, typically the freeholder or managing agent, must ensure the emergency lighting system is properly designed, installed by a competent electrician, and maintained in full working order at all times. Failure to comply with these requirements is a criminal offence under the Fire Safety Order and can result in enforcement notices or prosecution by the local fire and rescue authority.
How often should emergency lighting be tested in blocks of flats?
Emergency lighting in blocks of flats must be tested in accordance with BS 5266-1, which sets out a schedule of routine inspections and functional tests. A brief functional test must be carried out monthly, during which each luminaire is activated for a short period to confirm that the lamp operates and the charging indicator is functioning correctly. A full rated duration test must be carried out annually, during which the emergency lighting system is run for its full rated duration, typically three hours, to verify that the batteries can sustain illumination for the required period. All tests must be recorded in a log book that is kept on site or held by the managing agent. The log must record the date of each test, the person who carried out the test, and the result. Any defects identified during testing must be rectified promptly. Many managing agents appoint specialist fire safety contractors to carry out these tests as part of a planned maintenance programme, ensuring compliance and providing an auditable record for fire risk assessments.
Who pays for communal lighting in a block of flats?
The cost of communal lighting in a block of flats is typically recovered from leaseholders through the service charge. This includes the cost of electricity for the landlord supply that powers communal lighting, the cost of replacing lamps and luminaires, routine maintenance and cleaning of light fittings, emergency lighting testing and certification, and any upgrade works such as LED conversion programmes. The lease will specify how the costs of maintaining and lighting the communal areas are to be apportioned between leaseholders, usually as a fixed percentage or a share based on the number of flats. Some leases distinguish between internal and external communal areas, which can affect how lighting costs are divided. Leaseholders are entitled to request a summary of service charge costs under Section 21 of the Landlord and Tenant Act 1985, and can inspect invoices and receipts to verify that communal lighting expenditure has been reasonably incurred.
Can LED lighting upgrades reduce service charges?
Yes, LED lighting upgrades can deliver significant reductions in the electricity element of the service charge. Traditional fluorescent and incandescent lamps consume considerably more energy than modern LED equivalents, and LED lamps have a much longer operational life, which reduces replacement frequency and maintenance costs. A well-planned LED upgrade programme in a typical block of flats can reduce communal lighting electricity consumption by sixty to eighty per cent. The initial capital cost of the upgrade is recovered through the service charge, but the ongoing savings in energy and maintenance costs usually mean that leaseholders see a net reduction in their service charge within one to two years. Managing agents should obtain multiple quotations for LED conversion works and present a cost-benefit analysis to leaseholders or the directors of the residents management company before proceeding. Where the total cost exceeds the Section 20 consultation threshold, the statutory consultation process must be followed.
What lighting is required in communal stairwells?
Communal stairwells in blocks of flats require both standard lighting and emergency lighting to ensure the safety of residents. Standard lighting must provide adequate illumination for residents to navigate stairs safely at all times, with particular attention to treads, risers, landings, and any changes of direction. Building regulations and BS 5266 require that stairwells forming part of an escape route are fitted with emergency lighting capable of providing a minimum of one lux at floor level along the centre line. Light fittings in stairwells should be positioned to avoid glare that could disorientate residents on stairs, and must be robust enough to withstand the communal environment. Where stairwells have no natural light, the standard lighting must be available at all times, either through permanent operation or activated by PIR motion sensors. Timer switches may also be used but must provide sufficient duration for residents to traverse the full stairwell without the lights extinguishing mid-journey.
Do blocks of flats need external security lighting?
There is no blanket legal requirement for external security lighting at blocks of flats, but there are strong practical and regulatory reasons for providing it. The Regulatory Reform (Fire Safety) Order 2005 requires that escape routes are adequately illuminated, and where these routes extend to external paths, car parks, or assembly points, external emergency lighting may be necessary. Beyond fire safety, external lighting deters antisocial behaviour, reduces the risk of trips and falls, and improves the perceived safety and desirability of the building. When designing or upgrading external lighting, managing agents should consider dark sky compliance to minimise light pollution and nuisance to neighbouring properties. LED luminaires with directional optics, warm colour temperatures, and PIR activation are generally preferred for external areas. Any costs associated with installing and maintaining external security lighting are recoverable through the service charge, subject to the terms of the lease and the requirement that costs are reasonably incurred.
Need Help With Communal Lighting?
Whether you need advice on emergency lighting compliance, want to explore an LED upgrade programme for your block, or need help managing communal lighting costs through the service charge, Block is here to help. Our experienced team manages communal lighting installations, emergency lighting testing, and energy efficiency programmes across hundreds of buildings nationwide.