Health and Safety Compliance for Blocks of Flats
Complete health and safety block of flats management covering fire safety, electrical testing, gas compliance, asbestos, legionella, and water hygiene - all from a single, experienced managing agent.
Understanding Health and Safety Compliance Duties in Blocks of Flats
Health and safety block of flats obligations are extensive, legally binding, and carry serious consequences for non-compliance. Freeholders, building owners, and their appointed managing agents must ensure that the communal areas and shared building services of every residential block meet the requirements of multiple overlapping regulations. At Block, we manage all six key areas of building compliance through a single, coordinated programme that ensures nothing is missed and every obligation is met on time.
The legal framework governing health and safety in residential blocks includes the Regulatory Reform (Fire Safety) Order 2005, the Building Safety Act 2022, the Electricity at Work Regulations 1989, the Gas Safety (Installation and Use) Regulations 1998, the Control of Asbestos Regulations 2012, and the Health and Safety at Work Act 1974 alongside HSE Approved Code of Practice L8 for legionella control. Each regulation places specific duties on the responsible person or duty holder, and failure to comply can result in enforcement notices, unlimited fines, and criminal prosecution.
Our compliance management service is fully integrated with our block management services and building maintenance programmes, ensuring that safety obligations are addressed alongside day-to-day property management rather than treated as an afterthought.
Fire Safety in Blocks of Flats: The Fire Safety Order and Building Safety Act
Fire safety block of flats obligations are among the most critical responsibilities facing any freeholder or managing agent. The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to carry out a fire risk assessment of all communal areas, implement its recommendations, and keep the assessment under regular review. The Building Safety Act 2022 introduced additional duties for higher-risk buildings, including the appointment of an Accountable Person and enhanced requirements for resident engagement and information sharing.
Our fire safety programme covers fire risk assessments, fire door inspections, compartmentation surveys, fire alarm system testing, and emergency evacuation planning. We commission all assessments through accredited fire safety consultants, review the resulting action plans, and programme all recommended works into our maintenance schedule to ensure timely completion.
Electrical Safety in Blocks of Flats: EICR Testing and Emergency Lighting
Electrical safety block of flats compliance centres on ensuring that all communal electrical installations are maintained in a safe condition and tested at regular intervals. The Electricity at Work Regulations 1989 require that electrical systems are maintained to prevent danger, and the standard method of demonstrating compliance is through an Electrical Installation Condition Report (EICR). BS 7671 recommends that communal electrical installations in residential buildings are tested at intervals not exceeding five years.
Emergency lighting in the communal areas of a block of flats is a legal requirement under the Fire Safety Order. Our electrical safety programme ensures that all lighting circuits, distribution boards, and emergency systems are tested, certified, and maintained to current standards. Where defects are identified, we instruct approved electrical contractors and supervise remedial works through to completion.
Gas Safety in Communal Areas: Boilers, CP12 Certificates, and Gas Safe Compliance
Gas safety communal areas management is a legal requirement under the Gas Safety (Installation and Use) Regulations 1998. The freeholder or their appointed managing agent must ensure that all communal gas appliances, pipework, and flues are inspected annually by a Gas Safe registered engineer and that a valid CP12 gas safety certificate is held for every installation. This obligation extends to communal boilers, shared heating systems, gas risers, and any gas appliances serving the common parts of the building.
Our gas safety programme ensures that every communal gas installation is inspected on schedule, that certificates never lapse, and that any remedial works identified during inspections are completed promptly by approved Gas Safe registered engineers. We also coordinate carbon monoxide detector installation, boiler room ventilation assessments, and emergency gas isolation valve checks as part of our comprehensive compliance service.
Asbestos Management in Blocks of Flats: CAR 2012 Compliance
Asbestos management block of flats is a critical legal obligation under the Control of Asbestos Regulations 2012 (CAR 2012). Any block of flats built or refurbished before the year 2000 may contain asbestos-containing materials in its communal areas, structure, or building services. The duty holder, typically the freeholder or managing agent, must arrange a management survey by a UKAS-accredited surveyor, maintain an asbestos register, and implement a written management plan that is reviewed regularly.
Our asbestos management programme ensures that every building in our portfolio has a current survey, a live register, and a management plan that is actively implemented. We coordinate re-inspections, brief contractors before any building works, and arrange licensed removal where materials are damaged or at risk of disturbance. Asbestos compliance is integrated into all building maintenance planning so that no work proceeds without first consulting the register.
Legionella Risk Assessment and Water Hygiene Management
A legionella risk assessment flats is a legal requirement under the Health and Safety at Work Act 1974 and HSE Approved Code of Practice L8. Communal water systems in blocks of flats, including cold water storage tanks, hot water cylinders, calorifiers, and shared plumbing infrastructure, must be assessed for the risk of Legionella bacteria growth. The assessment must be carried out by a competent person and reviewed at least every two years, or sooner if changes are made to the water system.
Our legionella risk assessment and water hygiene programme covers the full scope of compliance. We commission assessments through accredited water hygiene specialists, implement temperature monitoring regimes, arrange regular flushing of low-usage outlets, and coordinate remedial works such as dead leg removal and tank replacement. Ongoing water hygiene monitoring ensures that Legionella risks remain controlled between formal reassessments, protecting residents from Legionnaires' disease and other waterborne infections.
Our Compliance Management Service: One Agent, Six Disciplines
Managing health and safety compliance across multiple disciplines requires a structured, proactive approach. At Block, we maintain a comprehensive compliance calendar for every building, tracking inspection dates, certificate expiry dates, and remedial work deadlines across all six key areas: fire safety, electrical safety, gas safety, asbestos management, legionella control, and water hygiene. This ensures that no obligation is overlooked and that your building remains fully compliant at all times.
Our property managers coordinate all compliance activities through a network of trusted, accredited specialists and approved contractors. Every inspection report and action plan is reviewed by our team, and all recommended works are programmed into the building maintenance schedule with clear timescales and priorities. We provide regular compliance updates to freeholders, leaseholders, and resident management companies, ensuring full transparency in how safety obligations are being managed and how costs are apportioned through the service charge.
Whether you are a freeholder, a Right to Manage company, or a residents' management company, our compliance management service gives you confidence that every health and safety block of flats obligation is being met by a competent, experienced managing agent. To discuss your building's compliance needs, please contact us or call 0161 371 7190.
Frequently Asked Questions About Health and Safety in Blocks of Flats
What health and safety checks are required in a block of flats?
A block of flats requires a comprehensive range of health and safety checks to comply with current legislation. These include a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005, an Electrical Installation Condition Report (EICR) for all communal electrical systems, annual gas safety inspections with CP12 certification for communal gas installations, an asbestos management survey and register under the Control of Asbestos Regulations 2012, a legionella risk assessment for communal water systems under HSE L8 guidelines, and regular testing of emergency lighting and fire alarm systems. The freeholder or their appointed managing agent is responsible for ensuring all checks are carried out on schedule and that any remedial actions identified are completed promptly. Failure to maintain any of these compliance areas can result in enforcement action, fines, and criminal prosecution.
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. Leaseholders are generally responsible for fire safety within their own demise, but the responsible person must ensure that communal hallways, escape routes, fire doors, emergency lighting, and fire alarm systems are properly maintained at all times.
Is emergency lighting a legal requirement in blocks 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 with 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.
How often does a block of flats need a fire risk assessment?
There is no single fixed interval mandated by law, but best practice and fire authority guidance recommend that a fire risk assessment for a block of flats is reviewed annually and fully reassessed every three years. A review should also be carried out whenever there are significant changes to the building, its use, or its occupancy, or following a fire-related incident. The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to keep the assessment under regular review. For higher-risk buildings subject to the Building Safety Act 2022, more frequent review may be required. All reviews and reassessments should be documented and the resulting action plans implemented without delay.
What is the managing agent's role in building compliance?
The managing agent acts on behalf of the freeholder to ensure the block of flats meets all health and safety obligations. This includes commissioning and reviewing fire risk assessments, arranging annual gas safety inspections and electrical testing, maintaining the asbestos register and management plan, coordinating legionella risk assessments and water hygiene monitoring, and ensuring emergency lighting and fire alarm systems are tested and maintained. The managing agent must maintain comprehensive records of all compliance activities, instruct competent contractors, supervise remedial works, and report to the freeholder and leaseholders on the building's compliance status. A professional managing agent provides the structured approach needed to ensure no obligation is overlooked across the six key areas of health and safety compliance.
Need Expert Health and Safety Compliance Management?
Get in touch for a professional review of your building's compliance across all six key areas. Our team will assess your current position, identify any gaps, and implement a comprehensive health and safety programme tailored to your block.