Fire Safety for Blocks of Flats and Communal Areas
Comprehensive fire safety management that protects residents, ensures full regulatory compliance, and keeps your building's communal areas safe and properly maintained.
Fire safety in a block of flats is one of the most critical responsibilities facing freeholders, building owners, and managing agents. The consequences of inadequate fire safety provision can be catastrophic, and the regulatory landscape has tightened significantly following the Grenfell Tower tragedy and the introduction of the Building Safety Act 2022. At Block, we deliver a thorough, proactive approach to fire safety communal areas management that ensures your building meets every legal obligation and that residents can feel safe in their homes.
From fire risk assessments and fire door inspections to emergency lighting installation and fire alarm systems, our fire safety compliance programme covers every aspect of fire regulations for communal hallways and shared spaces. We work closely with accredited fire safety consultants and specialist contractors to ensure your building is fully compliant with the Regulatory Reform (Fire Safety) Order 2005 and all subsequent legislation. As part of our wider block management services and building maintenance programmes, fire safety is fully integrated into our ongoing care of every building we manage.
Fire Risk Assessments: The Foundation of Fire Safety Compliance
A fire risk assessment is the cornerstone of fire safety in a block of flats. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must ensure that a suitable and sufficient fire risk assessment is carried out for all communal areas, and that it is reviewed regularly. For most blocks, an annual review is considered best practice, with a full reassessment every three years or sooner if significant changes occur to the building, its use, or its occupancy. Our fire risk assessment programme includes:
Every fire risk assessment we commission is carried out by a qualified, third-party fire safety assessor. The resulting report and action plan are reviewed by our property managers, and all recommendations are programmed into our maintenance schedule to ensure timely completion. This structured approach to block of flats fire regulations gives freeholders and leaseholders confidence that their building is being managed responsibly and in accordance with the law.
Fire Doors, Compartmentation, and Passive Fire Protection
Fire doors and compartmentation are fundamental to the fire safety strategy in any block of flats. Properly installed and maintained fire doors prevent the spread of fire and smoke between individual flats and into communal hallways, buying critical time for residents to evacuate safely. The Fire Safety (England) Regulations 2022 introduced specific duties for building owners regarding fire doors, requiring quarterly checks of all fire doors in communal areas and annual checks of flat entrance doors in buildings over 11 metres in height.
Compartmentation refers to the division of a building into fire-resistant compartments that contain fire and smoke within the area of origin. Breaches in compartmentation, whether from poorly sealed service penetrations, damaged fire stopping, or removed fire doors, can allow fire and toxic smoke to spread rapidly through a building. Our programme ensures that compartmentation is maintained to the required standard across every building we manage.
As a professional managing agent, we understand that freeholder responsibilities for fire doors extend beyond simply having them installed. Ongoing inspection, maintenance, and prompt replacement of damaged or non-compliant doors is essential to maintaining the fire safety integrity of the building. Our fire door programme is coordinated alongside our electrical safety and gas safety compliance services to provide a complete safety management solution.
Emergency Lighting, Signage, and Fire Alarm Systems
Emergency lighting and adequate fire safety signage are legal requirements in the communal areas of every block of flats. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must ensure that escape routes are illuminated in the event of a mains power failure, and that clear directional signage guides residents to the nearest exit. A properly maintained emergency lighting system compliant with BS 5266 can mean the difference between a safe evacuation and a tragedy.
Fire alarm systems in blocks of flats must be appropriate to the building's evacuation strategy. Buildings operating a simultaneous evacuation policy require a communal alarm system compliant with BS 5839, while those with a stay-put strategy may rely on individual flat detection with communal detection limited to escape routes and plant rooms. Regardless of the strategy, all fire alarm systems must be regularly tested and professionally maintained by competent engineers.
Our property managers maintain detailed records of all emergency lighting and fire alarm testing and maintenance. These records are available for inspection by the fire authority at any time, demonstrating full compliance with fire regulations for communal hallways and shared areas. Where our asbestos management surveys identify asbestos-containing materials near fire safety installations, we coordinate safe working practices to protect both contractors and residents.
The Building Safety Act 2022 and Responsible Person Duties
The Building Safety Act 2022 introduced the most significant changes to building and fire safety regulation in a generation. For high rise blocks and buildings over 18 metres, the Act requires the appointment of an Accountable Person and, in many cases, a Building Safety Manager. Even for buildings below this threshold, the Act has strengthened enforcement powers and introduced new duties relating to information sharing, resident engagement, and the management of building safety risks.
The responsible person under the Regulatory Reform (Fire Safety) Order 2005 remains central to fire safety in a block of flats. Their duties include commissioning and regularly reviewing the fire risk assessment, implementing its recommendations, maintaining fire safety systems, ensuring escape routes are kept clear, and providing fire safety information to residents. Where the responsible person is a managing agent, they must demonstrate competence and maintain comprehensive records of all fire safety management activities.
At Block, we take responsible person duties seriously. Our fire safety compliance programme ensures that every obligation under both the Fire Safety Order and the Building Safety Act is met consistently and on time. We provide regular fire safety updates to leaseholders and resident management companies, and we maintain a complete audit trail of all fire safety works, inspections, and assessments. Freeholder responsibilities for fire safety are managed transparently, with all costs clearly reported through the service charge.
To discuss your building's fire safety obligations or to request a review of your current arrangements, please contact us or call 0161 371 7190.
Frequently Asked Questions About Fire Safety in Blocks of Flats
Who is legally responsible for fire safety in a block of flats?
The Regulatory Reform (Fire Safety) Order 2005 places fire safety responsibility on the "responsible person", which in a block of flats is typically the freeholder, building owner, or their appointed managing agent. The responsible person must carry out a fire risk assessment of all communal areas, implement appropriate fire safety measures, and keep the assessment under regular review. Under the Building Safety Act 2022, additional duties apply to higher-risk buildings, including the appointment of an Accountable Person and a Building Safety Manager. Leaseholders are generally responsible for fire safety within their own demise, but the responsible person must ensure that communal areas, escape routes, fire doors, emergency lighting, and fire alarm systems are properly maintained at all times.
Do blocks of flats have to have fire alarms?
Whether a block of flats requires a communal fire alarm system depends on the fire risk assessment and the design of the building. Many purpose-built blocks of flats rely on a "stay put" strategy where individual flat compartmentation is the primary means of fire protection, and a communal alarm may not be required. However, converted buildings, houses in multiple occupation (HMOs), and buildings where the stay put strategy has been reviewed and a simultaneous evacuation strategy adopted will typically require a communal fire alarm system compliant with BS 5839. The fire risk assessment determines the appropriate grade and category of alarm system for each building. A professional managing agent will ensure the correct fire detection and alarm provision is in place based on the specific characteristics of the building.
Is emergency lighting a legal requirement in a block of flats?
Yes, emergency lighting is a legal requirement in the communal areas of blocks of flats. The Regulatory Reform (Fire Safety) Order 2005 requires that escape routes are adequately illuminated in the event of a mains power failure. Emergency lighting must be installed in all communal hallways, stairwells, lobbies, and exits to ensure residents can safely navigate escape routes during an emergency. The system must comply with BS 5266 and be tested and maintained regularly, typically monthly function tests and an annual full-duration discharge test. The responsible person, usually the freeholder or managing agent, is legally obliged to ensure emergency lighting is installed, operational, and properly maintained.
What is the 11 metre rule for flats?
The 11 metre rule refers to the threshold introduced following the Grenfell Tower inquiry and subsequent changes to building safety regulations. Buildings with a top storey above 11 metres (approximately four storeys) are subject to enhanced fire safety requirements, including restrictions on the use of combustible materials in external wall systems. The Building Safety Act 2022 introduced a more stringent regulatory regime for higher-risk buildings over 18 metres (seven storeys), but the 11 metre threshold triggers additional obligations including the requirement for external wall assessments, an EWS1 form for mortgage and sale purposes, and enhanced scrutiny of cladding and insulation materials. Managing agents responsible for buildings at or above this threshold must ensure full compliance with the latest fire safety regulations and maintain comprehensive records of external wall construction.
What are the legal requirements for emergency lighting?
The legal requirements for emergency lighting in blocks of flats are set out in the Regulatory Reform (Fire Safety) Order 2005, supported by BS 5266 (the British Standard for emergency lighting). Emergency lighting must provide sufficient illumination along all escape routes, at changes of direction, at stairways, near fire-fighting equipment and call points, at exits, and on exit signage. Systems must be designed to provide a minimum of one hour of illumination in most residential buildings, and three hours where sleeping risk is present. Testing must include monthly short-duration function tests, six-monthly intermediate inspections, and a full annual duration test. All test results must be recorded in a log book. The responsible person must ensure the system is properly maintained by a competent contractor and that any defects are rectified promptly.
Need Expert Fire Safety Management for Your Block?
Get in touch for a professional review of your building's fire safety arrangements. Our team will assess your current compliance, identify any gaps, and implement a comprehensive fire safety programme tailored to your building.