Fire safety in residential buildings

Since the Grenfell Tower tragedy in 2017, building safety has rightly come under greater scrutiny. New legislation has been introduced to improve fire safety in high-rise residential buildings¹, with a focus on accountability from design through to day-to-day management. At Everywhen, we believe in protecting what matters most. That means supporting clients with clear guidance, expert insight and a commitment to safer communities.

The core principles of fire safety apply across all types of buildings, but residential properties come with unique considerations. One of the most important is the “stay put” approach, where residents are advised to remain in their homes during a fire unless directly affected. This relies on effective compartmentation, which is the design and construction of buildings to ensure clear separation between individual homes and shared spaces.

If you’re responsible for a residential building - whether as an owner, landlord or part of a right to manage company - it’s important to understand how your property is classified under current safety legislation.

Start by identifying whether your building falls into one of the following categories:

• A higher-risk building (HRB): typically more than 18 metres tall or over seven storeys.

• A relevant building: generally more than 11 metres tall or over five storeys.

• A building that does not meet either of these thresholds.

Knowing where your building sits helps you understand your responsibilities and ensures you’re meeting the latest safety standards. We’re here to help you navigate these requirements with confidence and care.

Once you’ve established how your building is classified, the next step is to identify who holds responsibility for fire safety. The responsible person is the individual or organisation with control over the premises, who is legally required to ensure that appropriate fire safety measures are in place and maintained.

If your building is classed as a higher-risk building, you’ll also need to identify the accountable person. This refers to the individual or organisation responsible for the upkeep and repair of shared areas, such as corridors, stairwells and entrance halls.

We believe in making complex responsibilities easier to understand. We’re here to help you navigate your obligations with confidence, so you can protect your residents and your community every day.

Those in charge of residential buildings must work together to ensure safety is managed effectively. This includes:

• Communicating, coordinating and cooperating with each other

• Maintaining detailed knowledge of the areas they are responsible for

• Having a good understanding of the building

• Seeking competent advice when needed

• Providing clear fire safety information to residents

• Liaising with the Fire and Rescue Authority (FRA) or the Building Safety Regulator (BSR) when issues arise or guidance is required

The responsible person must understand and fulfil their duties under the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act and the Fire Safety (England) Regulations.

The accountable person must understand and fulfil their duties under the Building Safety Act. This includes:

• Registering the building with the BSR

• Applying for a Building Assessment Certificate

• Assessing building safety risks

• Preparing a Safety Case Report and submitting it to the BSR

• Keeping prescribed building information up to date

• Reviewing risk assessments that inform safety arrangements

• Displaying prescribed safety information

• Operating a complaints procedure

Fire risk assessments must be recorded in full, not just the significant findings. These should be carried out by a competent person and shared where multiple parties are involved. The assessment must include the name and organisation of the assessor.

In May 2023, Camden Council was fined £500,000, plus £41,000 in costs, after failing to address serious fire safety defects in one of its properties. These defects had been identified in fire risk assessments four years before the incident, and again six months prior. Tragically, this failure led to the death of a 35-year-old woman.

In October 2018, two private property companies responsible for flats in a former NatWest building on Sydenham Road were fined a combined £32,000 by Croydon Council. The companies had failed to comply with the council’s landlord licensing scheme. Locked fire escapes and defective fire doors posed serious risks to tenants.

In 2023, there were 25,935 dwelling fires in England. Of these, 27 percent occurred in low to high-rise residential buildings. These incidents caused 195 fatalities and accounted for 42 percent of all fires and 72 percent of all fire-related deaths.

In England and Wales, the definition of “common parts” now includes flat entrance doors and the external fabric of the building, such as balconies. All fire risk assessments must take these elements into account.

New requirements have also been introduced for buildings with at least two residential units and shared areas. These vary depending on building height:

• All buildings must provide annual fire safety instructions to residents. This includes guidance on fire doors, evacuation procedures and how to report concerns.

• Relevant buildings must have fire door inspections. Flat entrance doors should be checked at least once a year, and communal fire doors every three months. Records must be kept.

• HRBs must provide prescribed information, such as floor plans, to the fire authority and store this in a secure information box on site. Maps and exit signs should be displayed on all floors. Monthly checks must be carried out on essential firefighting equipment. If any equipment is out of service for more than 24 hours, the fire authority must be notified and informed once the issue is resolved.

Even with the right safety measures in place, fire risks can never be fully eliminated. At Everywhen, we offer commercial property insurance through our trusted network of leading insurers. Our cover is designed to give you peace of mind, knowing that if the worst happens, your property and your people are protected.

Visit our dedicated commercial property page or call us on 01493 845 305 to speak with one of our advisers.

Consistent with our policy when giving comment and advice on a non-specific basis, we cannot assume legal responsibility for the accuracy of any particular statement. In the case of specific problems, we recommend that professional advice be sought.