Fire Risk Assessment for a Block of Flats
Every block of flats with common parts needs a fire risk assessment, and the duty sits with the responsible person — usually the freeholder, the RMC directors, or the managing agent acting for them. Since the Fire Safety Act 2021 and the Building Safety Act 2022 the assessment must also cover the structure, external walls and flat entrance doors.
Arrange a fire risk assessment
Tell us the address, number of storeys and flats, and when the last FRA was carried out. We'll quote for the assessment and the remedial programme.
Who is legally responsible
Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for the common parts of a block is whoever has control of those parts. In practice that is the freeholder, the RMC or RTM company, or the managing agent under its contract.
The duty cannot be delegated away by appointing an agent. Directors of an RMC remain accountable, which is why the assessment, the action tracker and the evidence of completion matter as much as the report itself.
The four FRA types
| Type | Common parts | Flats | When it is used |
|---|---|---|---|
| Type 1 | Non-destructive | Not inspected | The default for most blocks; the routine assessment |
| Type 2 | Destructive sampling | Not inspected | Where construction or compartmentation is in doubt |
| Type 3 | Non-destructive | Sample of flats, non-destructive | Where flat entrance doors or internal arrangements are a concern |
| Type 4 | Destructive sampling | Sample of flats, destructive | Most thorough; after a serious concern or incident |
Types follow the LGA/NFCC guidance for purpose-built blocks of flats.
How often you need one
There is no single statutory interval — the requirement is that the assessment is kept up to date and reviewed regularly. In practice, the workable standard for a typical purpose-built block is an annual review with a full reassessment every one to three years depending on height, construction and risk.
A reassessment is also triggered by any material change: works to the common parts, a change of use, replacement of flat entrance doors, a fire or near miss, or new guidance affecting the building type.
Higher-risk buildings
Buildings at least 18 metres tall, or with at least seven storeys, and containing two or more residential units are higher-risk buildings under the Building Safety Act 2022. They must be registered with the Building Safety Regulator, need an accountable person, a building safety case and a resident engagement strategy.
For blocks between 11 and 18 metres the regime is lighter but still specific: fire door checks and additional duties under the Fire Safety (England) Regulations 2022 apply, including quarterly checks of communal fire doors and annual checks of flat entrance doors.
The part most blocks get wrong: the actions
An FRA is not compliance. The action plan is. Assessments regularly sit in a folder with significant findings open for years — and after a fire, or on the sale of a flat, that is exactly what gets examined.
- Every finding logged with an owner, a target date and a priority
- Costed and, where qualifying, put through section 20 consultation early
- Evidence of completion retained: invoices, photographs, certificates
- Fire door checks recorded at the statutory frequency
- Fire safety information provided to residents as the 2022 regulations require
- Open actions reported to the RMC board at every meeting, not annually
Frequently asked questions
Is a fire risk assessment a legal requirement for a block of flats?
Yes. Any block with common parts falls under the Regulatory Reform (Fire Safety) Order 2005, and the responsible person must carry out and maintain a suitable and sufficient fire risk assessment. Where five or more people are employed, or the premises are licensed, the significant findings must be recorded — in practice every block should hold a written assessment.
How often should a block of flats have a fire risk assessment?
There is no fixed statutory interval. A common and defensible approach is an annual review with a full reassessment every one to three years, plus an immediate review after any material change to the building, its use or its occupants.
Who pays for the fire risk assessment?
It is normally a service charge cost recoverable from leaseholders, subject to the lease and to reasonableness. Remedial works may require section 20 consultation if any leaseholder's contribution exceeds £250.
What is the difference between a type 1 and a type 4 FRA?
A type 1 is a non-destructive inspection of the common parts only and is the routine assessment for most blocks. A type 4 involves destructive sampling in both the common parts and a sample of flats, and is used where there is serious doubt about compartmentation or construction.
Does the FRA cover the external walls?
Since the Fire Safety Act 2021 clarified the scope of the Fire Safety Order, the assessment must consider the building's structure, external walls (including cladding, balconies and attachments) and flat entrance doors.