News

As a large fire has broken out across residential flats in West London, it is worth reiterating the importance of fire risk assessment for these types of buildings.

The Importance of Fire Risk Assessments in the Communal Areas of Flats

Communal areas — corridors, stairwells, lobbies, entrance halls, meter cupboards and shared storage spaces — are critical parts of a residential building’s fire-safety strategy. These are the routes residents rely on to escape and the areas firefighters depend on to access the building. A thorough fire risk assessment ensures these spaces remain safe, compliant, and fit for purpose.

Why Fire Risk Assessments Matter

1. They Are a Legal Requirement

Under the Regulatory Reform (Fire Safety) Order 2005, responsible persons must assess and manage fire risks in the common parts of residential buildings. Updated guidance from the Home Office confirms that this includes the building’s structure, external walls, and flat entrance doors.

The Fire Safety (England) Regulations 2022 introduced further duties, especially for buildings over 11m and high-rise blocks, including checks on fire doors, firefighting equipment, signage, and information sharing with fire and rescue services.

Failing to carry out a suitable and sufficient fire risk assessment can lead to enforcement action, prosecution, and significant financial penalties.

2. They Keep Escape Routes Safe

Communal areas must remain clear, protected, and smoke-free for as long as possible during a fire. Government guidance for small blocks of flats emphasises that responsible persons must ensure these areas are assessed and maintained to support safe evacuation.

A proper assessment identifies:

Obstructions in escape routes

Combustible items stored in corridors

Faulty or missing fire doors

Damaged compartmentation

Even small fires in communal areas can spread rapidly, endangering residents and blocking escape routes. London Fire Brigade data shows 281 fires in communal areas in 2022 alone, highlighting the ongoing risk.

3. They Reduce the Risk of Serious Incidents

Fire risk assessments help prevent the most common causes of fires in shared spaces, including:

Charging or storing e-bikes and scooters

Accumulation of rubbish or furniture

Faulty lighting or electrical installations

Arson risks in unsecured areas

The London Fire Brigade warns that even small fires in communal areas can cause major damage, mass displacement, and high financial costs for landlords and insurers.

4. They Protect Residents — Especially the Most Vulnerable

Communal areas are used by everyone, including children, elderly residents, and people with mobility issues. Updated government guidance for purpose-built flats stresses the need for responsible persons to identify risks specific to their building and occupants.

A good fire risk assessment ensures:

Escape routes are accessible

Fire doors close and latch properly

Signage is clear and visible

Lighting supports safe evacuation

5. They Support Firefighters During an Emergency

High-rise and multi-occupied buildings now require:

Floor plans

External wall information

Wayfinding signage

Checks on firefighting lifts and equipment

These measures, introduced through the Fire Safety (England) Regulations 2022, help firefighters navigate the building quickly and safely.

A fire risk assessment ensures these requirements are met and maintained.

6. They Protect Property and Reduce Costs

The economic impact of a communal-area fire can be severe. The average cost of a domestic fire in London was estimated at over £48,000 — and this figure is likely conservative when factoring in inflation, displacement, and repairs.

A proactive assessment reduces the likelihood of:

Major structural damage

Insurance claims and premium increases

Rehousing costs

Legal action from residents

7. They Demonstrate Professionalism and Compliance

For landlords, managing agents, and housing providers, a well-documented fire risk assessment shows:

Compliance with UK fire-safety law

Commitment to resident safety

Proper management of communal areas

A proactive approach to risk reduction

This is essential for reputation, accountability, and long-term building safety.

Conclusion

A fire risk assessment in the communal areas of flats is not just a legal obligation — it is a vital safeguard that protects lives, property, and the integrity of the building. With updated legislation and increasing risks such as e-bike fires, regular assessments are more important than ever.

Reviewing your fire risk assessment every year isn’t just a box-ticking exercise—it’s essential for keeping people safe, staying compliant with the law, and making sure your precautions actually work in real life.

First, things change more than people realise. The layout of a building might be altered, new equipment could be installed, or storage areas might gradually fill up with combustible materials. Even small changes—like rearranging furniture or adding electrical devices—can introduce new fire hazards or block escape routes. An annual review helps catch those risks before they turn into real problems.

Second, people change. Staff turnover means new employees may not be familiar with fire procedures, evacuation routes, or how to use equipment like extinguishers. A review ensures training is up to date and that everyone knows what to do in an emergency.

There’s also the legal side. In the UK, fire safety is governed by the Regulatory Reform (Fire Safety) Order 2005. This law requires the “responsible person” (like an employer or building owner) to keep the fire risk assessment up to date. While it doesn’t strictly say “every 12 months,” it does require reviews whenever necessary—and an annual review is widely accepted as good practice to demonstrate compliance.

Another key reason is that fire safety measures can degrade over time. Fire alarms, extinguishers, emergency lighting, and signage all need to be checked regularly. An annual review helps confirm everything is still in working order and positioned correctly.

Finally, it’s about being prepared. In an emergency, there’s no time to figure things out. A current, accurate fire risk assessment ensures evacuation plans are realistic, escape routes are clear, and risks have already been considered.

In short, an annual review keeps your fire safety measures aligned with reality—not just what was true a year ago. If you want, I can walk you through what should actually be checked during a review.

Fire safety refers to the measures that are taken to prevent and minimize the risk of fire and to ensure the safety of individuals and property in the event of a fire. Some important aspects of fire safety include fire prevention, early detection, fire suppression, and evacuation planning.

Here are some tips to improve fire safety:

1. Install smoke detectors: Smoke detectors are an important early warning system and should be installed on every level of your home or building. Make sure to test them regularly and replace the batteries at least once a year.
2. Keep flammable materials away from heat sources: Store flammable liquids and materials in a cool, dry place away from heat sources such as stoves and heaters.
3. Have a fire extinguisher: Keep a fire extinguisher in an easily accessible location and make sure everyone in the building knows how to use it.
4. Have an evacuation plan: Develop and practice an evacuation plan with all occupants of the building. Ensure that everyone knows where the emergency exits are and what to do in case of a fire.
5. Keep electrical equipment in good condition: Check electrical equipment regularly to ensure it is in good condition and not frayed or damaged.
6. Avoid smoking inside: Smoking indoors is a leading cause of fires. If you must smoke, do so outside and properly dispose of cigarette butts.
7. Know when to call for help: If a fire breaks out, do not attempt to put it out yourself unless you are trained to do so. Call the fire department immediately and evacuate the building.
8. Remember, fire safety is everyone's responsibility. By following these tips, you can help prevent fires and keep yourself and others safe.

For all fire safety enquiries please visit:

London Fire Risk Assessments (LFRAs) are assessments that evaluate the fire risks of buildings in London, UK. The assessments are carried out by qualified assessors who identify fire hazards and evaluate the likelihood of a fire occurring. The assessors also evaluate the potential consequences of a fire and recommend measures to minimize the risk of a fire and its impact on people and property.

The LFRAs are mandatory under the Regulatory Reform (Fire Safety) Order 2005 and apply to all non-domestic premises, including offices, shops, factories, warehouses, and communal areas of residential buildings. The assessments must be carried out by a competent person, who has the necessary training and experience to carry out the assessment.

The LFRAs typically involve the following steps:

1. Identify fire hazards: The assessor will identify all potential fire hazards in the building, including flammable materials, electrical equipment, and potential sources of ignition.
2. Evaluate fire risks: The assessor will evaluate the likelihood of a fire occurring and the potential consequences of a fire, including the potential for injury or loss of life, damage to property, and disruption to business operations.
3. Recommend measures to minimize risk: The assessor will recommend measures to minimize the risk of a fire, such as installing fire alarms and fire suppression systems, conducting regular fire drills, and training staff on fire safety procedures.
4. Review and update: The assessor will review and update the fire risk assessment regularly to ensure it remains accurate and up-to-date.

If you are a business owner or responsible for the safety of a non-domestic premises in London, it is important to ensure that you have an up-to-date fire risk assessment in place. Failure to comply with the Regulatory Reform (Fire Safety) Order 2005 can result in fines or even imprisonment in serious cases.

For all London Fire Risk Assessment enquiries please visit: