Fire risk assessment
Example Court, Reading
A fictional purpose-built block of 12 flats on 4 storeys (ground and 3 upper floors), built in the 1990s, with a single protected stair, a lift, and a bin store and cycle store at ground level. The top storey is about 8.5 metres above ground.
Overall risk
Moderate
- Premises
- Example Court, Reading (fictional)
- Assessment type
- Type 1: common parts only, non-intrusive
- Standard
- BS 9792:2025
- Responsible person
- Example Court Management Company Ltd (fictional)
- Evacuation strategy
- Stay put, supported by compartmentation
- Site visit
- 1 September 2026
- Report issued
- 7 September 2026, 4 working days after the visit
- Recommended review
- September 2027, or sooner after a significant change
1. Summary and risk rating
The common parts of Example Court are in reasonable condition and the stay put strategy suits the building. The protected stair is enclosed, the smoke vent at the head of the stair works, and emergency lighting covers the escape route.
The overall risk is moderate because of 2 findings that need prompt action: bicycles stored in the ground floor escape corridor, and an unsealed gap around pipework in the first floor riser cupboard. Both are straightforward to fix. Once they are fixed, the risk would fall to tolerable.
BS 9792:2025 risk levels
- Trivial
- Tolerable
- Moderate
- Substantial
- Intolerable
2. Findings
| Area | Finding | Result |
|---|---|---|
| Escape routes | Stair and corridors clear except the ground floor corridor, where 3 bicycles narrow the route to the final exit. | Action |
| Communal fire doors | 8 doors seen. 7 close fully and latch. The second floor lobby door has a damaged smoke seal along the hinge side. | Action |
| Flat entrance doors (sample) | 4 of 12 checked from the common parts. 3 close fully. The self-closer on Flat 7 does not close the door from about 15 degrees. | Action |
| Compartmentation | First floor riser cupboard: gap of about 20mm around 2 pipes passing into the flat ceiling void, not fire-stopped. Other risers seen were sealed. | Action |
| Emergency lighting | Fittings cover the stair and corridors. Monthly test records are missing for May to August 2026. | Action |
| Smoke ventilation | Openable vent at the head of the stair, operated by a switch at ground floor. Tested and working on the day. | Satisfactory |
| Signage | Fire door signs present on communal doors. Fire action notices displayed on each floor. | Satisfactory |
| Resident information | No record that residents received fire safety instructions or fire door information in the last 12 months. | Action |
| External walls | Brick with no cladding, balconies or other attachments seen. No external wall appraisal is indicated. | Satisfactory |
| Housekeeping and ignition | Bin store separated from the building by a fire-resisting door. No smoking signs present. Electrical cupboards locked. | Satisfactory |
3. Action plan
Each action has a priority, a timescale and the person expected to carry it out.
- 1Remove the bicycles from the ground floor escape corridor and tell residents to use the cycle store.HighWithin 1 weekManaging agent
- 2Fire-stop the gap around the pipework in the first floor riser cupboard using a tested sealing system, by a competent contractor.HighWithin 1 monthCompetent contractor
- 3Replace the damaged smoke seal on the second floor lobby door.MediumWithin 3 monthsMaintenance contractor
- 4Ask the leaseholder of Flat 7 to have the self-closer adjusted or replaced so the door closes fully into its frame.MediumWithin 3 monthsManaging agent and leaseholder
- 5Give all residents fire safety instructions and fire door information, as required by regulations 9 and 10 of the Fire Safety (England) Regulations 2022.MediumWithin 1 monthManaging agent
- 6Restart and record monthly functional tests of the emergency lighting.LowWithin 1 month, then monthlyMaintenance contractor
4. Scope and limitations
- The inspection was non-intrusive. No walls, ceilings, floors or service ducts were opened.
- Flats were not entered. Flat entrance doors were checked from the common parts only, on a sample of 4 of 12.
- The fire alarm, emergency lighting and smoke vent were not tested, except the smoke vent switch, which the managing agent operated on the day. Test records were reviewed.
- The roof was not accessed.
5. Assessor and reviewer
Since 1 October 2023 the record must name anyone engaged to make or review the assessment, and their organisation. In a real report these fields carry the assessor's and reviewer's names and registrations.
- Assessor
- [Assessor name], [qualification], [register and number]
- Organisation
- Garrison Facilities Management Ltd
- Reviewed by
- [Senior assessor name], [qualification], [register and number]