When is a Fire Risk Assessment required for flats?

The short answer

A Fire Risk Assessment is required for the common parts of every block of flats in England and Wales — regardless of size, age or number of storeys — under the Regulatory Reform (Fire Safety) Order 2005. The duty sits with the freeholder, managing agent or RTM company.

What "common parts" means

• Entrance lobbies, corridors and staircases
• Lift lobbies and lift shafts
• Refuse stores, plant rooms, meter cupboards
• External walkways and balconies that form part of escape
• Front entrance doors to each flat — these are part of the compartmentation line and are in scope

What FRA Type do you need?

The Local Government Association & Fire Sector Federation guide identifies four Types:

• Type 1 — non-destructive, common parts and front entrance doors. The default for most blocks.
• Type 2 — Type 1 plus destructive inspection of common-parts compartmentation. Used where there is reason to suspect concealed defects.
• Type 3 — Type 1 plus non-destructive inspection of a sample of flats. Used for older or higher-risk buildings.
• Type 4 — Type 2 plus destructive sampling of flats. The most invasive, used after incidents or for major remedial works.

Buildings over 11 m — the 2022 Regulations

The Fire Safety (England) Regulations 2022 added duties for residential buildings over 11 m in height, including:

• Quarterly checks of fire doors in common parts
• Annual checks (on a best-endeavours basis) of front entrance doors to flats
• Monthly checks of common-parts lifts and fire-fighting equipment
• Resident information packs and clear floor / flat number signage

For buildings over 18 m or 7 storeys, the Building Safety Act 2022 brings further duties — including registering as a higher-risk building and producing a safety case report.

Single private houses

A single private dwelling occupied by one household is outside the Fire Safety Order. The moment it becomes a HMO, holiday let, B&B or short-term let with shared services, the Order applies and an FRA is required.