Vigilance Fire Safety

Fire Risk Assessments for Blocks of Flats

For freeholders, landlords, RMCs and managing agents in Milton Keynes, Bedford and the Home Counties.

What is a fire risk assessment for a block of flats?

A fire risk assessment for a block of flats is a written evaluation of the fire risks in the building’s shared areas, structure and flat entrance doors. The responsible person must carry it out under the Regulatory Reform (Fire Safety) Order 2005. It does not normally cover the inside of individual flats, which are domestic premises outside the Order.

Every Vigilance Fire Safety assessment is carried out personally by Ray Amoah, who holds ABBE Level 4, DipFRA, MIFSM and FPA credentials. The report gives managing agents and freeholders a prioritised action plan they can work through and evidence.

Page last reviewed: 1 October 2026.

Fire risk assessor inspecting a residential building

Who is the responsible person for a block of flats?

The responsible person is whoever has control of the building’s shared parts. That is usually the freeholder or landlord, a residents’ management or right to manage company, or a managing agent acting on their behalf.

This applies to purpose-built blocks and to houses converted into flats. If more than one party shares control, agree the split of duties in writing so that the assessment is commissioned, acted on and reviewed.

The legislation that applies to blocks of flats

Fire Safety Order 2005

The responsible person for a block of flats must assess fire risk in the common parts, act on the findings and keep the assessment under review. Serious breaches can lead to an unlimited fine and up to two years’ imprisonment.

Fire Safety Act 2021

Confirms that the building structure, external walls (including cladding) and flat entrance doors are within the scope of the Fire Safety Order for multi-occupied residential buildings.

Fire Safety (England) Regulations 2022

Require resident fire safety instructions and fire door information in all multi-occupied residential buildings, with regular fire door checks in buildings over 11 metres, and further duties in taller buildings.

Building Safety Act 2022

Higher-risk buildings (18 metres or seven storeys and above, with two or more residential units) fall under a separate, stricter regime with an accountable person. Tell us at enquiry if your building is in this category.

What a block of flats fire risk assessment covers

Structure and compartmentation

Fire-resisting walls, floors and service penetrations that stop fire and smoke spreading between flats and through the building.

Fire doors

Flat entrance doors and communal fire doors, including closers, seals, gaps and condition.

Escape routes and strategy

Stairs, corridors and exits, and whether the building’s stay-put or evacuation strategy suits its construction.

Detection and ventilation

Common-parts detection and alarms, smoke ventilation systems and their testing and maintenance.

Emergency lighting and signs

Escape route lighting, signage and firefighter information where required.

Management and residents

Items stored in common areas, mobility scooter and e-bike charging, waste, resident information and inspection records.

Fire risk assessment or external wall appraisal?

A fire risk assessment looks at the building as a whole, mainly its common parts and how fire safety is managed. An external wall appraisal under PAS 9980 is a separate, specialist assessment of the fire risk from the building’s external wall construction. Many taller or clad buildings need both.

Vigilance Fire Safety also prepares fire strategy reports, including PAS 9980 and high-rise strategy work.

How much does a block of flats fire risk assessment cost?

Block of flats fire risk assessments from Vigilance Fire Safety start from £. The price depends on the number of storeys and flats, the building's construction and the size of its common areas. Send us the building details and we will confirm a quote. The written report is issued within of the site visit.

Block of flats fire risk assessment FAQs

Is a fire risk assessment a legal requirement for a block of flats?

Yes. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for a block of flats must carry out a suitable and sufficient fire risk assessment of the building’s common parts, act on its findings and keep it under review. The Fire Safety Act 2021 confirms that the building’s structure, external walls and flat entrance doors fall within the Order.

The responsible person is whoever has control of the building’s shared parts. That is usually the freeholder or landlord, a residents’ management or right to manage company, or a managing agent acting for them. If control is shared, the duties should be agreed and recorded in writing.

No. A block of flats assessment covers the shared areas, such as stairwells, corridors, lobbies, plant rooms and bin stores, plus the structure and flat entrance doors. The inside of a private flat is domestic premises, which the Fire Safety Order does not cover.

There is no fixed legal interval, but the assessment must stay current. Review it at least once a year as good practice, and again after building works, changes to the building’s use or occupants, a fire incident, or a change in fire safety measures.

Block of flats fire risk assessments from Vigilance Fire Safety start from £. The price depends on the number of storeys and flats, the building's construction and the size of its common areas. Send us the building details for a quote.

They apply to multi-occupied residential buildings with two or more sets of domestic premises. Responsible persons must give residents fire safety instructions and information about fire doors, and in buildings over 11 metres must also carry out regular checks of fire doors, quarterly in common parts and annually for flat entrance doors. Taller buildings face additional duties, such as floor plans and signage for the fire and rescue service.

A fire risk assessment looks at the fire safety of the building as a whole, mainly its common parts and management. An external wall appraisal (PAS 9980) is a separate, specialist assessment of the fire risk from the building’s external wall construction, and it is often needed alongside the fire risk assessment for taller or clad buildings.

Yes. Vigilance Fire Safety assesses everything from a house converted into a few flats to larger purpose-built blocks, across Milton Keynes, Bedford and the Home Counties. Buildings of 18 metres or seven storeys and above fall under the separate higher-risk building regime, so tell us at enquiry if yours is in that category.
Landlord client of Vigilance Fire Safety

“Excellent rapid response to my initial enquiry. Ray Amoah was able to provide well informed professional information and advise on providing a fire risk assessment for a flat in a small property development. He carried out the assessment expeditiously and efficiently, and provide the report immediately after his visit. Finally and importantly he was friendly and competent, and it was a pleasure to commission him to carry out the assessment.”

Paul Sallon

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Get your block assessed and compliant

Send us the building details and we will confirm a quote.