Updated: 27 September 2026. Fire risk assessments for blocks of flats have become an increasingly important compliance issue for landlords, freeholders, managing agents and housing providers. New government guidance published on 14 September 2026 has reinforced what the responsible person needs to consider, including common parts, flat entrance doors and the building’s external walls.
For London property managers, the key point is that a fire risk assessment is not just a generic checklist. It must be suitable and sufficient for the particular building, identify the relevant hazards and people at risk, and be kept under review as the building or its use changes.
Who is responsible for fire safety in a block of flats?
Under the Regulatory Reform (Fire Safety) Order 2005, as amended by the Fire Safety Act 2021, responsibility rests with the responsible person. In a block of flats this is commonly the landlord, freeholder, managing agent or housing provider, depending on who has control of the building’s common parts.
The responsible person must assess and manage fire risk in areas covered by the Fire Safety Order. Current government guidance explains that this includes the building structure, external walls, communal areas and flat entrance doors where they interface with the common parts.
See the latest government guide to fire safety in blocks of flats.
What should a fire risk assessment for flats cover?
- fire hazards and possible ignition sources
- people who may be at risk
- escape routes and common areas
- fire doors, including flat entrance doors where relevant
- communal fire doors
- fire detection and alarm arrangements where applicable
- emergency lighting where required
- the external wall system, including cladding and insulation where relevant
- management arrangements and resident information
- records of identified actions and completed remedial work
The assessment should be proportionate to the building, but it must still be suitable and sufficient. A low-rise converted property and a large purpose-built residential block will not necessarily require the same level of assessment.
Does the fire risk assessment need to include external walls?
Yes. The Fire Safety Act clarified that the Fire Safety Order applies to the building’s structure and external walls, including cladding, balconies and relevant doors or windows within those walls.
Where the external wall system requires more detailed assessment, a Fire Risk Appraisal of External Walls (FRAEW) may be needed. A FRAEW is not the same as the building’s general fire risk assessment: it is a specialist appraisal focused on the external wall system and the risk of fire spread.
Government published a new set of FRAEW guidance on 14 September 2026 for building owners, landlords, managing agents, responsible persons and residents. The guidance explains when an appraisal may be needed, how it should be commissioned and what a good report should contain. See the official FRAEW guidance collection.
What are the fire door checking requirements?
The Fire Safety (England) Regulations 2022 introduced specific fire-door duties for multi-occupied residential buildings.
| Building type | Fire-door requirement |
|---|---|
| All relevant multi-occupied residential buildings | Residents must be given fire-door safety information. |
| Buildings with a storey over 11 metres | Communal fire doors must be checked at least every 3 months. |
| Buildings with a storey over 11 metres | Best endeavours must be used to check flat entrance doors at least every 12 months. |
The checks include confirming that self-closing devices are working. If defects are identified, repairs or replacement should be arranged by a competent contractor as soon as reasonably practicable.
For more detail, see the government’s fire-door guidance.
What extra duties apply to high-rise residential buildings?
For the purposes of the Fire Safety (England) Regulations 2022, a high-rise residential building is generally a multi-occupied residential building at least 18 metres in height or with at least seven storeys.
Responsible persons for these buildings have additional duties, including providing information about external wall systems and plans to the fire and rescue service, maintaining a secure information box, installing suitable wayfinding signage and carrying out routine checks of certain firefighting lifts and equipment.
How often should a fire risk assessment be reviewed?
The Fire Safety Order requires fire risk assessments to be kept up to date. There is no single review interval that automatically fits every block. The assessment should be reviewed regularly and when there is reason to believe it is no longer valid or there has been a significant change.
Examples that may trigger a review include major refurbishment, changes to occupancy, alterations to escape routes, replacement of fire doors, significant changes to the external wall system, changes to fire precautions or a fire or serious incident.
Common fire-safety gaps in blocks of flats
- fire risk assessments that are out of date or do not reflect building changes
- missing records of actions arising from previous assessments
- defective self-closing devices on flat entrance or communal fire doors
- fire doors being wedged open
- obstructions in communal escape routes
- poorly maintained emergency lighting or alarm systems
- unclear responsibility between landlord, freeholder and managing agent
- insufficient resident fire-safety information
- external-wall issues not properly considered where relevant
What should London landlords and managing agents do now?
A practical approach is to treat the fire risk assessment as the central record that connects the building’s hazards, fire precautions, inspections and follow-up actions.
- Confirm who the responsible person is. Responsibility should not be left ambiguous between parties.
- Check the date and scope of the current assessment. Make sure it reflects the building as it exists today.
- Review outstanding actions. An assessment only helps if identified risks are followed through.
- Check fire-door records. Buildings over 11 metres have specific checking requirements.
- Review external-wall considerations. Determine whether the existing FRA covers the external walls sufficiently or whether specialist FRAEW input may be needed.
- Keep resident information current. Fire-safety instructions and fire-door information should be communicated as required.
Fire safety support through Primelinks Solutions
Primelinks Solutions helps landlords, block managers, managing agents and property managers coordinate fire-safety requirements across London.
- See our Fire Risk Assessment service.
- For door-related requirements, see fire risk assessment service.
- For lighting, see fire risk assessment service.
- For alarms, see fire risk assessment service.
- For further guidance, see our fire risk assessment service and Fire Doors & Emergency Lighting Guide.
Frequently asked questions
Does every block of flats need a fire risk assessment?
Where the Fire Safety Order applies, the responsible person must ensure that a suitable and sufficient fire risk assessment is carried out for the areas within scope, including the common parts.
Does a fire risk assessment include flat entrance doors?
Current government guidance states that the assessment should consider flat entrance doors because they form part of the fire-safety arrangements between individual dwellings and the common parts.
Is an FRAEW the same as a fire risk assessment?
No. A FRAEW is a specialist appraisal of the external wall system. It may support the wider fire risk assessment where more detailed external-wall evaluation is needed.
How often must fire doors be checked in blocks over 11 metres?
Communal fire doors must be checked at least every three months, while best endeavours must be used to check flat entrance doors at least every 12 months.
Need a fire risk assessment in London?
If you manage a block of flats, HMO, residential portfolio or other relevant premises in London, use our Get a Quote route and provide the building address, property type, number of storeys, approximate height if known, occupancy details and any existing fire risk assessment.
This article provides general information and should not be treated as legal or fire-engineering advice. The exact duties depend on the building, its use and the applicable legislation.