The majority of Residential buildings will only require a Type 1 FRA however the completion of a Type 1 FRA might recommend additional surveys such as an FRAEW if the surveyor identifies that further investigation is required. This does not include HMO’s or residential units within a HRB which would require more stringent and frequent reviews of risk.
Commercial properties require additional due diligence, largely due to the increased number of occupants and potential for risks to change because of this.
There are no legally specified timeframes for how often fire risk assessments must be conducted or reviewed. The law only states that the responsible person for your building must review the assessment ‘regularly‘ to ensure it remains current.
for the highest-risk buildings – current guidance recommends completing a new fire risk assessment once per year. For most buildings, a review of your FRA once per year would be sufficient to ensure that you’re meeting legislative requirements.
For smaller residential buildings, up to 3 floors maximum, it’s recommended that Fire Risk Assessments should be reviewed every 2 years and completed every 4 years.
For slightly higher risk buildings we would recommend that a Fire Risk Assessment is reviewed annually and completed as a minimum, every 3 years.
Outside of this, the responsible person must review the fire risk assessment if:
If you’re still unsure and you’re happy to share information about your building, then please contact us on the form below and we will be able to provide a more detailed response.
No, Article 6 of the Fire Safety Order does not apply to buildings without shared areas.
The Fire Safety Order applies to most buildings in England and Wales, including blocks of flats and other multi-occupied properties. However, it does not apply to individual private homes, such as houses used as single private residences.
After Grenfell, and during the investigations into how a catastrophe such as Grenfell was allowed to happen on UK soil, many people criticised both the building safety and fire safety industries for self-regulating best practices or “Marking their own homework”, which many stated could lead to unsafe practices or complacency.
We have recently seen the introduction of the Building Safety Regulator who is the building control authority for all HRBs in England which seems to suggest a move towards more national regulation as opposed to varying local authorities and regulators. This being said, Local authorities will remain the Building Control Authority for non-HRB work as they are the enforcing authority for that non-HRB work. However, duty holders or responsible persons can choose to use BSR for non-HRB work with agreement with BSR.
As mentioned in the earlier question, there are no legally specified timeframes for how often fire risk assessments must be conducted or reviewed. The law only states that the responsible person for your building must review the assessment ‘regularly‘ to ensure it remains current.
Guidance very much depends on the building type and it’s usage however. If you’re happy to share a little more detail with us on the form below, then one of our team will get in touch to provide more detailed advice.
There is a great document detailing best practice for fire safety for purpose-built blocks of flats which can be found here.
A fire risk assessment must be reviewed regularly by the responsible person to ensure it remains up to date. While ‘regularly’ is not specifically defined, reviewing it annually is generally considered best practice.
The assessment should be treated as a living document, subject to ongoing reviews at a frequency sufficient to reflect any changes in risks at the premises. If the review highlights that the current FRA is not sufficient then completing an FRA would be required as opposed to simply reviewing the current FRA.
Biological and chemical hazards are not typically covered in a standard fire risk assessment, which focuses primarily on identifying and mitigating fire-related risks, such as sources of ignition, fuel, and safety procedures. However, if these hazards could contribute to or exacerbate a fire, they may be considered as part of the overall risk evaluation.
In specialised environments like laboratories or industrial settings, additional assessments, such as COSHH (Control of Substances Hazardous to Health) or biohazard risk assessments, are needed to address these specific risks.
The designated responsible person in England and Wales or the Duty Holder in Scotland would be responsible for providing a fire strategy, however, seeking advice and input from a fire safety specialist is always advised.
You can carry out what are known as “Pre-Occupancy fire safety checks” before a building has been occupied. This is a comprehensive inspection that evaluates a buildings fire safety measures before usage. These Pre-Occupancy fire safety checks are brilliant for identifying any potential fire hazards and ensuring the necessary fire safety systems work as they should before residents or occupants start using the building.
It is worth noting however that an FRA would still need to be completed when the building becomes occupied.
To deter people from using fire doors as a regular exit, you can implement a combination of physical measures, clear communication, and awareness initiatives. Here are some effective approaches we have found have worked in other buildings:
Clear Signage: Place prominent signs on fire doors stating “Fire Exit Only” or “Emergency Use Only,” making it clear that they should not be used for daily access. These signs should be highly visible and easy to understand.
Alarms and Deterrent Systems: Install audible alarms that trigger when fire doors are opened for non-emergency use. This can discourage misuse by creating immediate attention to the fire door.
Staff and Resident Education: Regularly remind staff or building occupants about the importance of keeping fire doors clear for emergencies only. Emphasise the safety risks of using them for daily access.
CCTV Monitoring: Install cameras near fire doors to monitor and discourage unauthorised use. Signs indicating that the area is under surveillance can act as a further deterrent.
Penalties for Misuse: If applicable, introduce a system of warnings or fines for those caught misusing fire doors. Clear consequences may help deter habitual offenders.
Awareness Campaigns: Organise periodic awareness sessions to reinforce the purpose of fire doors and the importance of not using them for routine exits. Use posters or digital comms to remind occupants regularly.
In part 21 of Fire Safety in Purpose Built Flats it states:
“21.3 It is rare for there to be a need for fire-fighting equipment to be used by people present in the common parts of blocks of flats. It is, nevertheless, usually provided in plant rooms and other such rooms, for use by the staff and contractors.
21.4 The provision of fire extinguishers and other forms of fire-fighting equipment in common parts for use by residents is problematic. It is not expected that residents should need to tackle a fire in their flats to make their escape. Indeed, to obtain a fire extinguisher located in the common parts for this purpose would involve the person leaving their flat in the first place.
21.5 This does not preclude residents from providing their own fire extinguishers and fire blankets. Indeed, it may be appropriate for landlords, and others responsible for the common parts, to encourage this as part of the process of engaging with, and educating residents on, fire safety”.
When deciding how often to complete a Fire Risk Assessment (FRA) in the UK, several important factors should be considered to ensure compliance with regulations and the safety of building occupants. Key considerations include:
Building Type and Use: The nature of the building and how it is used are crucial. High-risk premises, such as hospitals, care homes, or large residential buildings, may require more frequent assessments than low-risk properties, such as small offices.
Occupant Vulnerability: Consider the vulnerability of the people using the building. If there are vulnerable occupants (e.g. elderly, disabled, or young children), more frequent assessments may be necessary to account for their specific needs in an emergency.
Changes in Building Structure or Layout: Any alterations to the building, such as extensions, refurbishments, or changes in layout, can affect fire safety. If such changes occur, you should review and update the FRA promptly.
Change in Use or Occupancy Levels: If the building’s usage changes or if there’s a significant increase or decrease in the number of occupants, the fire risk may change. For example, a building previously used as an office being converted into flats would require an updated assessment.
Fire Incidents or Near Misses: If there has been a fire incident or even a near miss, it’s important to conduct an immediate review of the FRA to ensure all risks are properly addressed.
New Equipment or Hazardous Substances: If new equipment or hazardous materials are introduced, they may increase fire risks. The FRA should be reviewed to assess and mitigate these risks.
Legal and Regulatory Guidance: While there is no strict legal timeframe for how often an FRA should be reviewed, best practice suggests doing it annually, or sooner if any changes have occurred that could affect fire safety. The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to keep the assessment up to date.
Previous FRA Findings: If previous assessments highlighted specific risks or recommended improvements, you should consider whether these have been addressed and whether a follow-up or more frequent reviews are needed to ensure ongoing safety.
Seasonal or Temporary Risks: Temporary risks, such as construction works, events, or seasonal changes (e.g. heating systems in winter), can impact fire safety and may warrant a more frequent review.
Insurer Requirements: Some insurance policies may specify how often an FRA should be conducted or reviewed, so it’s important to check with your insurer for any specific conditions.
By considering these factors, you can determine a suitable frequency for conducting or reviewing a Fire Risk Assessment to ensure safety and compliance.
If you’d like to talk to one of our specialist consultants please Contact Us – Firntec.
©2024 Firntec LTD. England. Company Number 13460282.
