In London’s densely populated residential blocks, fire safety is not optional—it is a legal obligation. Whether you manage a converted Victorian terrace or a modern multi-storey development, conducting a fire risk assessment is essential to safeguard residents, comply with legal requirements, and avoid penalties.
This guide explains the legal duties surrounding fire risk assessments for flats in London, outlines what they involve, and shows how Fraser Bond supports landlords, RTM companies, and freeholders in meeting their responsibilities efficiently and professionally.
A fire risk assessment (FRA) is a systematic inspection of a building’s common areas to evaluate fire hazards, identify people at risk, and recommend measures to reduce or eliminate those risks.
Under the Regulatory Reform (Fire Safety) Order 2005, all landlords, freeholders, and managing agents responsible for flats with communal areas (e.g. lobbies, staircases, corridors) must ensure a suitable and sufficient fire risk assessment is carried out and regularly reviewed.
The "Responsible Person" under the law is typically:
The freeholder
The managing agent
The RTM (Right to Manage) or RMC (Resident Management Company)
A designated director or agent acting on behalf of the above
Failure to conduct and maintain a fire risk assessment can result in:
Fines or prosecution from the London Fire Brigade
Voided insurance policies
Personal liability for building safety breaches
Fire risk assessments are legally required for all blocks of flats with shared spaces, regardless of the number of units. This includes:
Converted houses with two or more leasehold flats
Purpose-built blocks
Mixed-use developments with communal areas
New-build developments
Older buildings undergoing refurbishment
Low-risk buildings: Every 2 years, with a full review every 4 years
High-risk buildings or those with cladding: Annual reviews are recommended
Reviews must also occur after major works or changes to layout or occupancy
A qualified fire assessor will inspect the communal areas and evaluate:
Escape routes and means of exit
Fire doors, signage, and emergency lighting
Alarm and detection systems
Combustible materials and fire load
Building layout and compartmentation
Access for fire and rescue services
Firefighting equipment (e.g. extinguishers)
Storage hazards in communal areas
Risk to vulnerable residents
A written report will classify risks, list remedial actions, and assign risk ratings and timeframes.
Fraser Bond offers comprehensive fire risk assessment services for leasehold and mixed-use properties across Greater London. We partner with fully qualified assessors and manage the entire process from inspection to compliance reporting.
We use accredited fire safety professionals with deep experience in residential buildings—ensuring assessments meet current legislation and best practice.
Each building is different. We consider your structure, occupancy, cladding status, and history to deliver tailored, actionable guidance.
Our reports clearly outline hazards, recommend actions, and help demonstrate due diligence in the event of an inspection.
Need to upgrade fire doors, install signage, or clear communal areas? Fraser Bond can manage the entire remedial process with trusted contractors.
We schedule regular reviews and help track progress on outstanding actions to maintain compliance over time.
A fire risk assessment is more than a regulatory checkbox—it’s a critical safeguard for residents, buildings, and property owners. In a city like London, with its varied building stock and complex legislation, expert guidance is essential.
Fraser Bond’s fire safety solutions ensure your flats are compliant, protected, and well-documented—giving you confidence and peace of mind.
