Fire Risk Assessment for Blocks of Flats & Apartment Buildings
Specialist fire safety reviews for residential blocks – from low-rise conversions to high-rise towers. Get matched with accredited assessors who understand stay-put policies, compartmentation, and the Building Safety Act.
Get my flat block quote →Why blocks of flats need a tailored fire risk assessment
Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person (freeholder, managing agent, or RTM company) must ensure a suitable and sufficient fire risk assessment for all communal areas of a block of flats. Unlike single dwellings, flats rely on robust compartmentation, fire-resisting doors, and a clear evacuation strategy (often “stay put”).
FireRiskQuote connects property managers, landlords, and resident management companies with fire risk assessors who specialise in residential blocks. They know how to inspect fire doors, assess fire stopping, evaluate common escape routes, and determine whether the building supports a stay-put policy or requires simultaneous evacuation.
5 critical fire risks in apartment buildings (and how assessors address them)
| Risk area | Why it's critical in a flat block | What a specialist assessor checks |
|---|---|---|
| Compartmentation (fire stopping) | Gaps around pipes, cables or ducts can allow fire to spread between flats or into escape routes. | Inspection of service penetrations, cavity barriers, and fire-resistant walls/floors – often using smoke testing or borescopes. |
| Flat entrance fire doors | If a flat door fails, smoke and fire can enter communal corridors, undermining the stay-put strategy. | FD30s rating, self-closing devices, intumescent strips, smoke seals, and no unauthorised modifications. |
| Communal escape routes | Corridors and stairwells must be sterile (no storage) and adequately lit to allow safe evacuation. | Travel distances, emergency lighting, fire exit signage, and freedom from obstructions or combustible materials. |
| External wall systems (cladding) | Combustible cladding can cause rapid vertical fire spread, as seen at Grenfell. | Review of EWS1 form or external wall survey, insulation materials, cavity barriers, and balconies. |
| Refuse storage & bin chutes | Bins or chutes can become fuel sources; chutes may lack fire dampers. | Location of bin stores, fire resistance of chute enclosures, self-closing lids, and regular cleaning. |
Understanding evacuation strategies: stay put vs simultaneous evacuation
Most purpose-built blocks of flats are designed for a stay-put policy: if a fire starts in one flat, residents in other flats are safe to remain inside because of effective compartmentation. However, if the building has poor fire doors, missing fire stopping, or is a converted house, the assessor may recommend simultaneous evacuation (all residents leave when the alarm sounds). Your fire risk assessment will confirm which strategy applies and what residents must be told.
What the law requires for residential blocks (Fire Safety Order + Building Safety Act)
As the responsible person, you must:
- Carry out a fire risk assessment for all communal areas (and the building structure affecting fire spread).
- Ensure flat entrance doors are fire-resisting (FD30s) and self-closing.
- Maintain compartmentation – seal any breaches around pipes, cables, or ducts.
- Provide emergency lighting on escape routes where natural light is insufficient.
- Display fire action notices in communal areas (not inside individual flats).
- Give residents fire safety information – the evacuation strategy and not to prop open doors.
- For buildings over 18 metres (7+ storeys), register with the Building Safety Regulator, appoint a Building Safety Manager, and keep a golden thread of information.
Types of residential blocks we cover
Our assessors have experience with all kinds of flat buildings, including:
- Purpose-built low-rise blocks (up to 4 storeys) – typical 1960s–2000s construction.
- High-rise residential towers (18m+) – additional requirements under the Building Safety Act.
- Converted houses into flats – often have poor compartmentation and require careful assessment.
- Mansion blocks – large period conversions with complex escape routes.
- Mixed-use buildings (flats above shops or commercial) – different risk profiles for commercial vs residential.
- Retirement living / sheltered housing – may have communal kitchens and residents with mobility needs.
- Student accommodation blocks – often require simultaneous evacuation and additional fire detection.
How our quote process works (for blocks of flats)
- Tell us about your building – number of flats, storeys, construction year, and any known issues (e.g., cladding, fire door problems).
- We match you with 1-3 specialist assessors who have experience with residential blocks in your region.
- Receive fixed, no-obligation quotes – each assessor provides a price and a clear scope of inspection (including compartmentation checks).
- Choose and book directly – you pay the assessor only when you're satisfied.
Costs & frequency – what flat owners and managers ask most
Typical price range: Small block (2-6 flats, low complexity) £250–£400. Medium block (7-20 flats, purpose-built) £400–£700. High-rise (21+ flats or over 18m) £700–£1,500+, depending on number of floors and communal areas. Quotes are free and fixed – no hidden hourly fees.
Review frequency: A full fire risk assessment should be reviewed at least every 12 months, and a new assessment is required every 3-5 years – or sooner if you make structural changes, replace fire doors, or after a fire incident. For high-rise buildings, the Building Safety Regulator may require more frequent reviews.
Ready to ensure your block of flats is fire safe and compliant?
Get free, no-obligation quotes from UK fire risk assessors who specialise in residential blocks. Most managing agents receive their first quote within 24 hours.
Request flat block quotes now →Frequently asked questions – blocks of flats edition
Do I need a fire risk assessment if my building has only 2 flats?
Yes. Under the Fire Safety Order, any building containing two or more domestic flats must have a fire risk assessment for the communal areas (hallway, stairs, external escape routes). This applies even to converted houses.
Who is the “responsible person” for a block of flats?
Usually the freeholder, the managing agent, or the Right to Manage company. If residents own the freehold collectively, they must appoint someone to manage fire safety.
What is an EWS1 form and do I need one?
An EWS1 form (External Wall System) confirms whether cladding on a building is fire safe. Many lenders require it for mortgages on flats in buildings over 18m. Your fire risk assessment may reference the EWS1, but a separate specialist inspection is often needed.
Can residents use the lift during a fire?
Generally no. Lifts are not safe for evacuation unless they are specifically designed (evacuation lifts) and firefighter lifts. Residents should use stairs. Your fire risk assessment will clarify.
What should I do if I find gaps around pipes in the communal corridor?
Gaps (penetrations) must be sealed with fire-stopping materials (e.g., intumescent mastic, collars). Your assessor will identify such breaches as actions. Do not use expanding foam unless it is specifically fire-rated.
Do I need to provide fire extinguishers in common areas?
In most purpose-built blocks with a stay-put policy, extinguishers are not required in corridors because they may be misused or delay evacuation. However, in converted blocks or where there are communal kitchens or plant rooms, extinguishers may be needed. Your risk assessment will advise.
How do I inform residents about fire safety?
You must give all residents fire safety information in writing – typically a leaflet explaining the stay-put strategy, the importance of keeping fire doors closed, and what to do if they discover a fire. This should be updated when the risk assessment changes.