Keeping Residents Safe at Home
Blocks of flats, conversions and HMOs
Residential buildings carry a sleeping risk, a wide mix of residents and, in many cases, an evacuation strategy that relies on the building's fire separation doing its job. Getting fire safety right means understanding how the building was built, how it has changed over time and how it is managed today.
The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of any building with two or more sets of domestic premises. Since the Fire Safety Act 2021, the responsible person must also consider the structure, external walls (including windows and balconies) and the entrance doors to individual flats. In England, the Fire Safety (England) Regulations 2022 add further duties that depend on the height of the building.
HMOs are also regulated by the local housing authority under the Housing Act 2004. We assess them with both regimes in mind, so you are not caught between the fire and rescue service and the council.
Your Duties Depend on Height
In England, the duties on a responsible person build up as a residential building gets taller.
Two or more flats
A recorded fire risk assessment of the common parts, external walls and flat entrance doors, plus fire safety instructions and fire door information for residents.
Over 11 metres
Checks of communal fire doors at least every three months, and best endeavours to check flat entrance doors every twelve months.
18 metres or seven storeys
A secure information box, wayfinding signage, plans and external wall information for the fire service, and monthly checks of firefighting lifts and equipment.
Higher-risk buildings
Buildings of 18 metres or seven storeys with at least two residential units must also be registered with the Building Safety Regulator and have a safety case report.
Since April 2026, buildings of 18 metres or seven storeys, and buildings over 11 metres with a simultaneous evacuation strategy, must also have arrangements for residents who may need help to evacuate. Find out more about evacuation plans.
Common Issues We Find
- Flat entrance doors replaced with non fire-rated doors, or self-closers removed
- Storage, mobility scooters and e-bikes in escape routes
- Gaps in fire separation where services pass through walls and floors
- Missing or out-of-date fire safety information for residents
- An evacuation strategy that no longer suits the building
- Several responsible persons in one building who are not co-ordinating
Who We Work With
We work with freeholders, managing agents, right-to-manage and residents' management companies, private landlords and housing providers.
Residential reports can easily become a list of everything that could be better. We set out clearly what must be done now to protect life, and what can be planned in over time.
Services for Residential Buildings
Frequently Asked Questions
Who is the responsible person in a block of flats?
Usually the freeholder, landlord or the company that manages the building, such as a managing agent or residents' management company. In some buildings there is more than one responsible person, and the law requires them to co-operate and share information.
Does a small converted building with two flats need a fire risk assessment?
Yes. The Fire Safety Order applies to the common parts of any building containing two or more sets of domestic premises, however small. The assessment should be proportionate to the size and risk of the building.
Do you assess HMOs?
Yes. We assess HMOs against the Fire Safety Order and the housing guidance local authorities use, so the recommendations work for both the fire and rescue service and the council.
Responsible for a residential building?
Tell us about the building and we will recommend the right type of assessment.
Talk to Us About Residential Fire Safety
Tell us a little about your building and what you need. A consultant will come back to you with a clear scope and quote.