In short
For most blocks the core duties are: a suitable and regularly reviewed fire risk assessment of the common parts, fire safety information for residents, checks on fire doors, an asbestos survey and management plan for buildings built before 2000, a water hygiene risk assessment, and periodic testing of communal electrics, fire alarms, emergency lighting and any lifts. Taller buildings carry extra duties.
Fire safety
The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of blocks of flats. It requires a "responsible person", usually the freeholder, RMC or RTM company, to carry out a fire risk assessment and act on it. The Fire Safety Act 2021 confirmed that this covers the building's structure, external walls (including balconies and windows) and the entrance doors to individual flats.
We arrange a fire risk assessment by a competent, independent assessor, turn its findings into an action plan with owners and dates, and review it at least annually or after significant changes to the building.
What changes with building height
The Fire Safety (England) Regulations 2022 added specific duties that depend on height:
| All blocks with two or more flats | Fire safety instructions for residents and information on the importance of fire doors. |
|---|---|
| Over 11 metres | All of the above, plus quarterly checks of communal fire doors and best-endeavours annual checks of flat entrance doors. |
| 18 metres or 7 storeys and above | Additional duties including secure information boxes, wayfinding signage, building plans and external wall information for the fire service, and monthly checks of lifts for firefighters and key fire safety equipment. These buildings are also "higher-risk buildings" under the Building Safety Act 2022 and must be registered with the Building Safety Regulator. |
Separate regulations on residential evacuation plans came into force in April 2026 for certain taller buildings and those with a simultaneous evacuation strategy. Many small and medium blocks are below these thresholds, but we confirm each building's position at the start of an appointment.
Other safety checks
| Asbestos | For buildings constructed before 2000, a survey of the common parts and an asbestos register and management plan, with re-inspections of any asbestos left in place. |
|---|---|
| Water hygiene (legionella) | A risk assessment where there are communal water systems such as tanks, with any monitoring it recommends. |
| Communal electrics | An electrical installation condition report (EICR) for the landlord's supply, commonly every five years, with remedial works tracked to completion. |
| Fire alarm and emergency lighting | Servicing and testing to the relevant British Standards where these systems are installed. |
| Lifts | Regular maintenance and periodic thorough examination by a competent person, usually arranged through the insurer's engineering inspection. |
| Communal gas | Annual safety check for any communal boilers or gas appliances. |
| General health and safety | A risk assessment of the common parts covering trip hazards, roof access, lighting and contractor working. |
The compliance register
Every building we manage has a compliance register listing each requirement, the last check, the next due date, the status and a link to the certificate. It sits in the building's folder, so directors can see it live without asking. When something is due, it is booked; when something fails, the remedial action goes on the action tracker with an owner and a date.
Frequently asked questions
How often should a block's fire risk assessment be reviewed?
The law requires it to be kept under regular review. Annual review is widely treated as good practice, and it should also be reviewed after any significant change such as works to the common parts.
Who is responsible for my flat's front door?
The Fire Safety Act 2021 brought flat entrance doors within the scope of the fire risk assessment. Who pays to repair or replace them depends on the lease. We check the lease before advising.
Is my building a higher-risk building?
Under the Building Safety Act 2022, a building is higher-risk if it is at least 18 metres high or has at least 7 storeys and contains at least two residential units. Most converted houses and low-rise blocks are not.
Last reviewed 2026-09-23 against the sources listed. This page is general information about England and is not legal advice; the lease for your building always comes first.
Sources: Regulatory Reform (Fire Safety) Order 2005; Fire Safety (England) Regulations 2022; Building Safety Act 2022.