In a residential block, the duty for a fire risk assessment (FRA) usually rests with the freeholder or building owner. It may also be handled by a residents’ management company, a Right to Manage company, or delegated to a managing agent.
These landlord fire duties cover communal areas such as stairwells, corridors, and lobbies. In Houses in Multiple Occupation (HMOs), the landlord or property manager has the same responsibility to ensure that a suitable fire risk assessment is carried out for the entire building. Tenants are not required to arrange the FRA but must cooperate with the safety measures in place.
Because multi-occupancy buildings often involve several parties, the management company FRA plays a key role in keeping responsibilities clear and ensuring compliance with fire safety law. In this guide by Fire Safety Specialists Ltd, we explain how these duties apply to different types of properties, including converted and small blocks of flats, and why every building must have a suitable fire risk assessment in place.
A fire risk assessment (FRA) is a systematic inspection carried out to identify potential fire hazards and check whether enough fire safety measures are in place. It looks at risks inside communal areas, the building’s structure, and sometimes individual flats.
The purpose is simple:
Without an FRA, property owners not only put residents at risk but also face prosecution and heavy fines.
Yes. Any building converted into two or more flats is legally required to have a fire risk assessment. Even the smallest block must comply, as fire safety legislation applies to shared areas like hallways, staircases, and entrances.
Converted house safety is often a greater concern than purpose-built flats, especially if the work was not completed to current standards. Weak compartmentation between units can allow smoke and flames to spread rapidly.
A well-documented FRA ensures that fire safety provisions are inspected and that adequate measures to prevent fire are in place. This protects residents and keeps landlords compliant with the law.
Knowing when a fire risk assessment is required is essential for landlords, property managers, and residents to stay compliant and maintain safety in every block of flats.
A fire risk assessment must be carried out:
The law states you must carry out a fire risk assessment whenever significant changes occur. This ensures that all fire precautions remain suitable, effective, and fully up to date.
For more information, please read: When Is A Fire Risk Assessment Required For Flats?
Yes. A three-flat building is legally required to have a fire risk assessment. Under the Fire Safety Order 2005, any property with two flats per floor or more must comply, even if the block appears small.
Many landlords mistakenly believe that tiny buildings are exempt. In truth, all converted houses used as flats must follow the same requirements for fire risk assessments as larger blocks to ensure resident safety and legal compliance.
An FRA for a three-flat building will typically review escape routes, fire doors, and shared services such as electrics or staircases. Regular reviews make sure that fire safety measures remain effective, keeping both tenants and the property protected.
Yes. A basement flat changes the fire safety profile of a building and often raises its overall risk of fire. A cellar can increase the property’s official “storey count,” which affects the required level of fire resistance and safety planning under fire safety legislation.
For example, a two-storey property with a basement may be classed as a three-storey block. This brings stricter rules for escape routes, fire exit signs, and at least 30 minutes of fire resistance. These upgrades help contain the spread of fire and smoke and ensure residents can leave safely in the event of a fire.
Because basements carry added hazards such as poor ventilation and difficult access, it is best to have a professional fire risk assessor review the property. They can confirm the correct classification and recommend improvements to keep the building compliant and residents protected.
Yes, small block requirements become stricter once a building reaches three storeys. Extra checks may include:
In HMOs or multi-storey flats, a communal HMO fire alarm is often required. These provide early warning of a fire so residents can evacuate safely.
You may also read: Fire Risk Assessment for HMO
A thorough fire risk assessment for flats ensures that both residents and properties are fully protected under fire safety law.
Every FRA must be detailed. At a minimum, it should include:
An FRA is not a one-time job. It must be updated regularly to reflect building changes and ensure compliance with fire safety legislation.
Fire doors and protected escape routes are essential parts of any fire risk assessment for flats. Without them, smoke and flames can spread rapidly, putting the safety of residents at risk.
Flat entrance doors must provide at least 30 minutes of fire resistance and be fitted with self-closing devices, smoke seals, and intumescent strips. These features slow the spread of fire and smoke between units and give residents time to evacuate.
Escape routes must also remain clear and supported by proper fire escape signs. If pathways are blocked or poorly maintained, the building’s entire fire protection strategy can fail, leaving occupants exposed in the event of a fire.
Basic fire safety measures can mean the difference between safety and tragedy. Key measures include:
These safety measures to keep residents safe from fire must be tested regularly. Landlords and managing agents should also educate tenants on what to do during emergencies.
The law allows a fire risk assessment to be carried out by a “competent person,” meaning someone with the right skills and understanding of fire safety legislation.
While some landlords attempt it themselves, this often leaves gaps in compliance. A qualified fire risk assessor has the expertise in structural fire protection and safety standards to ensure the FRA is valid and reliable.
Hiring a professional gives landlords peace of mind that the assessment is thorough, compliant, and capable of protecting residents in the event of a fire.
You may also read: Who Can Perform a Fire Risk Assessment - Landlord or Professional?
A fire safety risk assessment is not a one-time task. It should be reviewed at least once a year and whenever significant changes take place within the building.
The law is clear: a risk assessment must be reviewed after alterations, changes in tenancy, or following any event of a fire. Reviews may also be needed if new hazards are identified or if fire safety legislation is updated.
Regular reviews keep residents protected, ensure compliance with fire safety regulations, and confirm that all fire precautions remain effective and up to date.
Under the Fire Safety Order 2005, owners and managers are classed as “responsible persons.” Their duties include:
Failure to comply can lead to prosecution, fines, or imprisonment. More importantly, it can put the safety of residents at serious risk. For more information, please read: Fire Safety Regulations for Landlords
Every block of flats, no matter how small, requires a proper fire risk assessment. This applies to converted houses, basement flats, and even three-flat buildings.
By ensuring every fire risk assessment is thorough and regularly updated, landlords and managers comply with the law and, more importantly, protect lives. Working with a professional fire risk assessor is the most reliable way to stay compliant and keep residents safe from fire.
Every block of flats, whether a converted house or a small block, must have a proper fire risk assessment. This applies to two or more flats, including basements and three-storey buildings. An FRA checks fire doors, escape routes, fire alarms, and other fire safety measures to keep landlords compliant with the Order 2005. Regular reviews by a qualified fire risk assessor ensure risks are managed and residents stay safe in the event of a fire.
You may also read: Buying a Flat After a “Substantial” or “Intolerable” Fire Risk Rating
Yes. Any property converted into two or more flats, including small blocks of flats or purpose-built block of flats, must have a documented fire risk assessment under the Order 2005.
They range from Type 1 (basic checks in communal areas and flat entrance doors) to Type 4 (destructive inspections of individual flats and shared spaces to assess fire protection). For more information, please read: Types of Fire Risk Assessment
Yes. Tenants should keep escape routes clear, report damaged fire doors, test fire alarms when required, and follow all building fire safety measures.
A risk assessment must be reviewed at least annually, or sooner if changes occur, to ensure the safety of residents and reduce fire risks.
Yes. When you conduct a fire risk assessment, the fire risk assessor will check fire exit signs, escape routes, and flat entrance doors to confirm they provide proper fire protection in the event of a fire.
