Fire risk assessments for blocks of flats and managing agents
A fire risk assessment for a block of flats in England covers the common parts, the structure, the external walls as far as they can be seen, and the flat entrance doors, which the Fire Safety Act 2021 brought into scope. Garrison FM assesses blocks to BS 9792:2025 from £325 ex VAT for a small block, with the report within 5 working days of the visit. Managing agents can book several buildings in one enquiry.
Block of flats, common parts
from £325
Ex VAT. Report within 5 working days of the visit, reviewed by a second senior assessor.
What the law requires for blocks of flats
The responsible person for a block of flats in England has duties under 4 sets of rules added since 2021, on top of the original Fire Safety Order. All 4 are in force.
- Fire Safety Act 2021, in force since 16 May 2022: in a building with 2 or more sets of domestic premises, the Fire Safety Order covers the structure, external walls, common parts and the doors between flats and common parts. Read section 1.
- Fire Safety (England) Regulations 2022, in force since 23 January 2023: residents must be given fire safety instructions and fire door information. In buildings over 11 metres, communal fire doors must be checked every 3 months and flat entrance doors every 12 months on a best-endeavours basis. Read the regulations.
- Building Safety Act 2022, section 156, in force since 1 October 2023: the full assessment must be recorded in writing with the assessor's name and organisation, residents must be given relevant fire safety information, and responsible persons must cooperate with each other. Read the GOV.UK guidance.
- Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, in force since 6 April 2026: in buildings 18 metres or 7 storeys and over, and in buildings over 11 metres with a simultaneous evacuation strategy, residents who cannot evacuate unaided must be offered a person-centred fire risk assessment. Read the regulations.
What a block of flats assessment covers
Garrison FM's price for a block of flats is for a Type 1 assessment under BS 9792:2025: the common parts only, non-intrusive, with a sample of flat entrance doors.
- Stairs, corridors, lobbies and final exits, and whether the evacuation strategy (stay put or simultaneous) suits the building
- Communal fire doors and a representative sample of flat entrance doors
- Compartmentation in the common parts where it can be seen: service risers, cupboards and penetrations
- Smoke ventilation, fire detection, emergency lighting and wayfinding signage
- Bin stores, cycle stores, plant rooms and mobility scooter storage
- What can be seen of the external walls, balconies and attachments
- Fire safety instructions and fire door information given to residents
- Records: alarm and lighting tests, door checks and previous actions
Every assessment is non-destructive unless agreed in advance. See the full scope and exclusions and a sample report.
BS 9792:2025 for blocks of flats
BS 9792:2025 is the BSI code of practice for fire risk assessment in housing. BSI published it on 1 August 2025 to replace PAS 79-2:2020, which is withdrawn. It covers purpose-built and converted blocks of flats.
External wall appraisals follow a separate standard, PAS 9980:2026, published on 30 September 2026 to replace the 2022 edition. Garrison FM does not carry out external wall appraisals. When the assessment shows one is needed, the action plan says so and we refer you to a specialist.
For managing agents and letting agents
Send the list of buildings with postcodes, storeys and flat numbers, and the date of each current assessment. We reply with a fixed price per building and propose visit dates.
Each report follows the same layout, so you can compare actions across a portfolio and pass findings to directors, freeholders and residents. Each names the assessor and the reviewing assessor, as the October 2023 rules require.
Whether the cost can go on the service charge depends on the lease. Check the lease or take advice. Garrison FM does not advise on lease terms.
What we need from you
- Who the responsible person is: freeholder, resident management company or right to manage company
- Building height, storeys and number of flats
- Access to all common parts, risers, plant rooms, bin stores and the roof where safe
- The current fire risk assessment and any external wall appraisal
- Fire alarm, emergency lighting, smoke vent and fire door check records
- A contact on site, or keys and fob arrangements
Questions
Related guides
Who is the responsible person for a block of flats?
Under article 3 of the Fire Safety Order, the responsible person for the common parts of a block is the person who has control of the premises, or the owner. In practice that is usually the freeholder, a resident management company or a right to manage company. A managing agent may take on duties under its contract.
Does a common parts assessment include flat entrance doors?
Yes. The Fire Safety Act 2021 brought the doors between flats and common parts into scope, and a Type 1 assessment under BS 9792:2025 includes a representative sample of flat entrance doors. A full survey of every door is a separate fire door inspection.
Does the assessment cover cladding?
The assessor records what can be seen of the external walls and attachments such as balconies. An appraisal of the wall construction under PAS 9980:2026 is specialist work outside Garrison FM's scope. If the assessment finds one is needed, the action plan says so and we refer you to a specialist.
How often should a block of flats assessment be reviewed?
The law sets no fixed interval. Government guidance for purpose-built blocks of flats suggests a review every 2 years for low-risk, low-rise blocks and every year for higher-risk blocks or those over 4 storeys, with a new assessment every 3 to 4 years. Review sooner after any significant change.
Can you assess several buildings for one client?
Yes. Managing agents can send a list of buildings in one enquiry with postcodes, storeys and flat numbers. We reply with a fixed price per building and propose a visit schedule. Every report uses the same layout and is reviewed by a second senior assessor before issue.
Book a fire risk assessment
Tell us the building type, the postcode and the date of your current assessment. We reply with a fixed price and the first available visit date.