Fire Safety in Blocks of Flats: A Complete Guide
A comprehensive guide to fire safety obligations for blocks of flats. Learn about the Regulatory Reform (Fire Safety) Order 2005, fire risk assessment requirements, the Building Safety Act 2022, communal hallways regulations, fire doors, and the duties of the responsible person and managing agent. Whether you are a freeholder, director, or leaseholder, this guide explains everything you need to know about keeping your building safe and fully compliant with current fire safety legislation.
Fire Safety Requirements for Blocks of Flats
Fire safety in blocks of flats is primarily governed by the Regulatory Reform (Fire Safety) Order 2005, commonly known as the Fire Safety Order. This legislation applies to the communal parts of all residential buildings, including entrance lobbies, corridors, stairwells, plant rooms, bin stores, car parks, and any other areas that do not form part of an individual dwelling. The Fire Safety Order places a legal duty on the responsible person - typically the freeholder or the managing agent acting on their behalf - to ensure that a suitable and sufficient fire risk assessment is carried out and that appropriate fire safety measures are implemented and maintained.
The responsible person must take such general fire precautions as will ensure, so far as is reasonably practicable, the safety of all relevant persons. This includes reducing the risk of fire, ensuring that means of escape can be used safely and effectively at all times, providing and maintaining fire detection and alarm systems, maintaining fire doors and compartmentation, ensuring adequate emergency lighting, and establishing procedures for evacuation or stay-put strategies appropriate to the building design. The duties under the Fire Safety Order are ongoing and require continuous attention - not simply a one-off assessment.
The frequency of fire risk assessment review is not fixed by statute, but good practice guidance from the National Fire Chiefs Council recommends that assessments for blocks of flats are reviewed at least every one to two years. Higher-risk buildings - including those over 18 metres in height, converted buildings, or blocks with complex fire safety arrangements - should be reviewed annually or more frequently. The assessment must also be reviewed following any significant change to the building, such as refurbishment, alteration, or a change in the fire strategy.
For a full overview of how we manage fire safety compliance across our portfolio, visit our fire safety service page. Our approach to fire safety in blocks of flats is systematic, proactive, and designed to keep your building fully compliant with all applicable legislation.
The Building Safety Act 2022 and Fire Safety
The Building Safety Act 2022 represents the most significant reform of building safety legislation in a generation, introduced in response to the Grenfell Tower tragedy. While the Act has broad scope covering building design, construction, and occupation, its provisions have a direct and substantial impact on fire safety management in blocks of flats, particularly for higher-risk buildings defined as residential buildings at least 18 metres in height or at least seven storeys with at least two residential units.
For higher-risk buildings, the Building Safety Act requires the identification and appointment of a Principal Accountable Person - typically the freeholder or building owner - who bears overall responsibility for the safety of the building. Where multiple entities share responsibility for different parts of a building, additional Accountable Persons must also be appointed. These duty holders must register their building with the Building Safety Regulator (part of the Health and Safety Executive), prepare and maintain a comprehensive building safety case, assess and manage building safety risks on an ongoing basis, and develop a resident engagement strategy that keeps leaseholders and tenants informed about safety matters in their building.
The impact on block management is significant. Managing agents acting on behalf of the Accountable Person must ensure that building safety case documentation is prepared, maintained, and kept up to date. This includes maintaining a golden thread of information about the building - covering its design, construction, and ongoing maintenance - so that safety-critical information is always available. The Building Safety Regulator has powers to inspect buildings, issue compliance notices, and prosecute where safety standards are not met.
For more information about the Act and its implications, visit our Building Safety Act page. If you manage or own a higher-risk building, our high-rise block management service provides specialist support with registration, safety case preparation, and ongoing regulatory compliance.
Fire Regulations for Communal Hallways
Communal hallways, corridors, stairwells, and lobbies in blocks of flats serve as the primary means of escape in the event of a fire and are subject to strict regulatory requirements under the Fire Safety Order and Building Regulations Approved Document B. The responsible person must ensure that these areas are maintained to the highest standard of fire safety at all times.
A strict keep-clear policy must be enforced in all communal hallways and escape routes. No items - including bicycles, pushchairs, furniture, rubbish, or personal belongings - may be stored in communal areas, as they create a fire hazard by increasing fire loading and potentially obstructing escape routes. The managing agent is responsible for communicating this policy to all residents, carrying out regular inspections, and taking prompt action to remove any items left in communal areas. Fire and rescue authorities actively enforce these requirements and can issue enforcement or prohibition notices where communal areas are found to be obstructed.
Fire doors are a critical element of compartmentation in blocks of flats. All flat entrance doors should be FD30S doors providing at least 30 minutes of fire resistance with smoke seals. Doors to protected stairways and corridors must meet FD30 or FD60 standards depending on the building height and configuration. All fire doors must be fitted with self-closing devices and maintained in good working order. Under the Fire Safety (England) Regulations 2022, the responsible person must carry out quarterly checks on all fire doors in communal areas and annual checks on flat entrance doors, recording the results and addressing any deficiencies promptly.
Emergency lighting must be installed in all communal escape routes to BS 5266-1, providing a minimum of three hours of illumination in the event of mains power failure. Fire detection and alarm systems must be installed to BS 5839-1 and be appropriate to the building type and fire strategy. Fire safety signage - including escape route signs, fire exit signs, and fire action notices - must be displayed throughout communal hallways in accordance with the Health and Safety (Safety Signs and Signals) Regulations 1996. Storage restrictions in communal areas must be strictly enforced, with no combustible materials, waste, or personal items permitted in any escape route.
Our block management service includes regular communal area inspections and a robust enforcement framework for keeping communal hallways clear, safe, and compliant. For more detail on how we plan and coordinate maintenance in communal areas, see our planned maintenance guide.
Fire Risk Assessments: What They Cover
A fire risk assessment is the cornerstone of fire safety management in blocks of flats. Under the Fire Safety Order, the responsible person must ensure that a suitable and sufficient fire risk assessment is carried out by a competent person. The assessment evaluates fire hazards, identifies people at risk, and recommends measures to reduce the risk of fire and protect residents in the event of a fire.
Fire risk assessments are classified into four types. A Type 1 assessment is a non-destructive assessment of the common parts only - the most common type for standard blocks of flats. A Type 2 assessment is a non-destructive assessment of the common parts and a sample of individual flats. A Type 3 assessment is a destructive assessment of the common parts, involving opening up construction to inspect hidden elements such as compartment walls, fire stopping, and cavity barriers. A Type 4 assessment is a destructive assessment of both the common parts and individual flats. The type of assessment required depends on the building age, construction type, height, and any concerns identified in previous assessments.
The fire risk assessment should be carried out by a competent fire risk assessor - ideally holding a recognised qualification such as those accredited by the Institution of Fire Engineers (IFE) or registered with a third-party certification scheme. The report will typically cover the building description and construction type, means of escape and escape route conditions, fire detection and alarm systems, emergency lighting, fire doors and compartmentation, signage, housekeeping in communal hallways, management arrangements, and any specific hazards identified. Each finding is assigned a risk rating and a recommended remediation action, with timescales for completion.
The managing agent's role is to commission the fire risk assessment, review the findings with the freeholder or directors, prioritise and instruct remedial works, and maintain a record of all actions taken. All fire risk assessment reports and remediation records should be retained and made available to the fire and rescue authority on request. For more about the managing agent's broader compliance responsibilities, see our electrical safety guide for a comparable overview of how we manage statutory testing and remediation programmes.
The Managing Agent's Role in Fire Safety
A professional managing agent plays a central role in ensuring that fire safety obligations in blocks of flats are met consistently and without gaps. Fire safety compliance is not a one-off task; it requires a systematic approach to assessment, remediation, equipment maintenance, communication, and record keeping. At Block, our approach to fire safety management is built on the following commitments.
- Coordinating fire risk assessments - commissioning competent fire risk assessors, scheduling initial and review assessments on time, and ensuring the correct type of assessment is carried out for the building
- Implementing recommendations - reviewing all fire risk assessment findings, prioritising remedial actions by risk rating, instructing works through qualified contractors, and verifying completion within required timescales
- Maintaining fire safety equipment - managing the testing, servicing, and maintenance of fire doors, emergency lighting, fire detection and alarm systems, dry risers, fire extinguishers, and all other fire safety installations in the building
- Resident communication - informing residents about the building's fire strategy (stay-put or simultaneous evacuation), enforcing keep-clear policies in communal hallways, issuing fire safety notices, and responding to resident queries about fire safety in their building
- Comprehensive record keeping - maintaining a complete fire safety log book including all fire risk assessment reports, remediation records, fire door inspection logs, emergency lighting test certificates, fire alarm test records, and correspondence with the fire and rescue authority
- Cost recovery through the service charge - budgeting for all fire safety compliance costs transparently and recovering them through the service charge, so leaseholders understand exactly what is being spent and why
Fire safety compliance sits within our broader block management framework, which covers all statutory obligations for blocks of flats including electrical safety, gas safety, asbestos management, and legionella risk assessments. By managing all compliance disciplines through a single coordinated system, we eliminate the risk of gaps or overlaps and provide freeholders with a clear, auditable record of their building's compliance status.
Where major fire safety remediation works are required - such as fire door replacement programmes, compartmentation upgrades, or fire alarm installations - we manage the process from specification through to completion. Our planned maintenance guide explains our approach to planning and delivering major works programmes, and our electrical safety guide covers the related obligations for emergency lighting and electrical installations that form part of the building's overall fire safety strategy.
Frequently Asked Questions About Fire Safety in Blocks of Flats
Who is legally responsible for fire safety in a block of flats?
Under the Regulatory Reform (Fire Safety) Order 2005, the "responsible person" is legally accountable for fire safety in the communal parts of a block of flats. In most cases, this is the freeholder or the managing agent acting on their behalf. The responsible person must carry out a fire risk assessment covering all common areas, implement fire safety measures such as fire doors, emergency lighting, fire detection systems, and clear escape routes, and keep all fire safety installations in good working order. Individual leaseholders are responsible for fire safety within their own flat, but the freeholder retains responsibility for the structure and common parts. For higher-risk buildings of 18 metres or more, the Building Safety Act 2022 introduces additional duties and the appointment of an Accountable Person.
How often should a fire risk assessment be carried out in a block of flats?
There is no single statutory interval for fire risk assessments in blocks of flats, but widely accepted good practice - endorsed by the National Fire Chiefs Council and the LGA - is to review the fire risk assessment at least every one to two years for most residential blocks. Higher-risk buildings, including those over 18 metres, converted buildings, or blocks with known fire safety deficiencies, should be reviewed annually or more frequently. The fire risk assessment must also be reviewed whenever there is a significant change to the building, such as refurbishment works, a change of use, or following a fire-related incident. The responsible person or managing agent should maintain a schedule to ensure reviews are carried out on time and that all recommendations are acted upon.
What are the fire door requirements for blocks of flats?
Fire doors in blocks of flats must comply with Building Regulations Approved Document B and the Regulatory Reform (Fire Safety) Order 2005. Flat entrance doors in purpose-built blocks should be FD30S doors - providing at least 30 minutes of fire resistance with smoke seals. Doors to protected stairways and corridors must also meet FD30 or FD60 standards depending on the building height and design. All fire doors must be fitted with self-closing devices and maintained in good working order. Under the Fire Safety (England) Regulations 2022, the responsible person for buildings containing two or more sets of domestic premises must carry out quarterly checks on all fire doors in communal areas and annual checks on flat entrance doors. Any fire door found to be damaged, ill-fitting, or missing components such as intumescent strips, smoke seals, or self-closers must be repaired or replaced promptly.
What does the Building Safety Act 2022 require for blocks of flats?
The Building Safety Act 2022 introduced a new regulatory framework for higher-risk buildings - defined as residential buildings at least 18 metres in height or at least seven storeys with at least two residential units. For these buildings, the Act requires the appointment of a Principal Accountable Person and, where applicable, additional Accountable Persons. These duty holders must register the building with the Building Safety Regulator, prepare and maintain a building safety case, assess and manage building safety risks on an ongoing basis, and engage with residents through a mandatory resident engagement strategy. The Act also established the Building Safety Regulator within the Health and Safety Executive, which has powers to inspect buildings, issue compliance notices, and prosecute where safety standards are not met. While many provisions apply specifically to higher-risk buildings, the Act also strengthens fire safety obligations for all residential buildings.
Can residents store items in communal hallways of a block of flats?
No. Under the Regulatory Reform (Fire Safety) Order 2005, communal hallways, corridors, stairwells, and lobbies in blocks of flats must be kept clear of all obstructions at all times. This includes bicycles, pushchairs, furniture, boxes, rubbish, and any other items that could impede escape in the event of a fire or contribute to fire loading in escape routes. The responsible person - typically the freeholder or managing agent - has a legal duty to enforce a strict keep-clear policy in all communal areas. Fire and rescue authorities actively enforce this requirement and can issue enforcement notices or prosecution where communal areas are found to be obstructed. Managing agents should communicate the policy clearly to all residents, carry out regular inspections, and take prompt action to remove any items left in communal areas.
What fire safety equipment is required in the communal areas of a block of flats?
The fire safety equipment required in the communal areas of a block of flats is determined by the fire risk assessment and must comply with Building Regulations Approved Document B, the Regulatory Reform (Fire Safety) Order 2005, and relevant British Standards. As a minimum, most blocks of flats require emergency lighting to BS 5266-1 in all escape routes, stairwells, and corridors; a fire detection and alarm system to BS 5839-1 appropriate to the building type and fire strategy; fire doors to BS 476 or BS EN 1634 at all flat entrances and on protected escape routes; fire safety signage indicating escape routes, fire exits, and fire action notices; dry or wet risers in taller buildings as specified in Approved Document B; and fire extinguishers or other firefighting equipment where recommended by the fire risk assessment. All fire safety equipment must be regularly tested, serviced, and maintained, with records kept by the responsible person or managing agent.
Expert Fire Safety Compliance for Your Block
Whether you need help with fire safety compliance in your blocks of flats, require a fire risk assessment for your building, or are looking for a managing agent that takes fire safety seriously, Block is here to help. We manage fire safety for blocks of all sizes across England and Wales, ensuring full compliance with the Regulatory Reform (Fire Safety) Order 2005, the Building Safety Act 2022, and all associated high-rise block management obligations.