Fire safety duties for blocks of flats

Who is the responsible person?

For the common parts of a block, the responsible person is usually the company that controls them: your freehold, RMC or RTM company. Using a contractor or agent does not pass the legal duty on.

The core duties

• Fire risk assessment: suitable and sufficient, recorded in writing, and reviewed regularly and after any significant change. It now covers the structure, external walls and flat entrance doors as well as the common parts.
• Act on the findings: prioritise the actions in the assessment and record when each is done.
• Maintain fire safety measures: fire doors and closers, alarms and detection where present, emergency lighting, signs and escape routes kept clear.
• Inform residents: fire safety instructions and information about fire doors.

Extra duties by height (England)

• Over 11 metres: check fire doors in the common parts every three months, and use best endeavours to check flat entrance doors every year.
• 18 metres or 7 storeys and above: share building plans and external wall information with the fire service, install a secure information box and wayfinding signs, check lifts and firefighting equipment monthly, and register the building with the Building Safety Regulator.

Choosing an assessor

Use a competent assessor, ideally on a recognised register, with experience of residential blocks.

Records

Keep every assessment, certificate and check. If something goes wrong, records are the best evidence that the company took its duties seriously.