Fire Risk Assessments at the forefront of tower block safety 

Posted November 2009

Local authorities and social landlords across the UK are reviewing tower block fire safety. Deficiencies in the management and maintenance of the country's ageing tower blocks are common, and fatalities have resulted.

The Regulatory Reform (Fire Safety) Order 2005(this is an external link and will open in a new window) replaced previous fire safety legislation and ended the practice of routine fire and rescue service inspections. Fire certificates issued under the Fire Precautions Act 1971 became obsolete.

Exterior view of a tower block

Common problems in multiple occupation properties:

  • Lack of sufficient fire risk assessment.
  • Refurbishment/maintenance impacting on integrity of fire-resistant compartments.
  • Unsuitable construction/maintenance materials.
  • Build-up of refuse and flammable materials, particularly in common areas.
  • Lack of emergency lighting and centrally linked smoke/fire alarms.
  • Backlog of routine repairs.
  • Exit and directional signage removed or vandalised.
  • Defective and missing fire doors and closers.
  • Fire stopping removed or damaged in services voids and common areas.

Refurbishment and maintenance work increases risk

Fire safety provision in tower blocks is especially vulnerable where refurbishment or maintenance work is undertaken, and where the primary focus of the work is not fire safety.

Who is responsible?

Local fire and rescue authorities enforce the Order, but the responsibility for complying with the Order rests with "the responsible person":

  • This is the person or people in control of the premises.
  • They must carry out a fire risk assessment.
  • They must assess the fire risks to occupants, and to others in the vicinity of the buildings.
  • The Order allows another nominated ‘competent person' to carry out the risk assessment.
  • The person carrying out the assessment must demonstrate competency via qualifications, experience or incorporation of a recognised body in the field of fire safety.

The law emphasises risk reduction and fire prevention.

Updates are vital

Producing a fire risk assessment is not a theoretical one off exercise, undertaken simply to fulfil statutory obligations. This is a cyclical event and a live document which is constantly updated as changes occur in the building, its use and its management.

The fire risk assessment should be reviewed to ensure that all the fire precautions in the premises remain current and adequate.

Practical expert examination of the building helps to:

  • Identify and mitigate the risks.
  • Formulate an internal fire safety strategy.
  • Identify shortcomings and explore the solutions.
  • Prioritise the options.
  • Implement the recommended options.
  • Procure and manage the works.
  • Manage the budget, balancing risk versus cost.
  • Identify management training requirements.

Understanding how buildings work is key to formulating a fire safety strategy. Our building surveying team has comprehensive experience of:

  • Legal compliance issues.
  • Building Technology and an understanding of how buildings are constructed.
  • Wide range of property types and locations.
  • Identifying potential dangers undermining fire protection.
  • Refurbishment works and the impact these have on fire safety measures.

Reluctance to fully investigate fire safety is often based on fear of escalating costs. Many measures are low cost and are centred around culture change: ensuring that signage and extinguishers are regularly checked, for instance.

Our client base includes registered social landlords, local authorities, ALMOs, housing associations, stock transfer organisations and private developers throughout the UK.

Make an enquiry