If you own or manage residential property in the capital, a fire risk assessment London residents can rely on is one of your most important duties. Yet many landlords and managing agents are unsure where their responsibility begins, what the assessment should cover or how to keep it up to date. This checklist explains who is responsible, walks through the five steps of an assessment, lists the routine checks to build into your management and shows what can go wrong if you fall short.
Who Is Responsible for a Fire Risk Assessment London Buildings Need?
Fire safety law places the duty on the “responsible person”. According to the GOV.UK guide on who is responsible for fire safety, this includes owners, landlords, occupiers and anyone with control of the premises, such as building managers and managing agents. The law applies to non-domestic premises, and the guide counts the common areas of multi-occupied residential buildings as non-domestic. For those shared areas, it says the responsible person is the landlord, freeholder or managing agent.
Two further points matter for London lets. If there is more than one responsible person, they must work together, and in shared premises they need to coordinate fire safety plans. It is sensible to agree in writing who does what. The guide also says the rules cover paying-guest accommodation such as guesthouses and self-catering lets. Scotland and Northern Ireland have separate rules, which means this guide applies to properties in London.
Your Fire Risk Assessment London Checklist
The government’s guide to fire risk assessments sets out five steps. Use them as the spine of your checklist, and remember the guide says you must keep a written record.
Step 1: Identify the fire hazards
- Walk the whole building, including every shared area, and note anything that could start or feed a fire.
- Check whether dangerous substances are present and whether they are removed or stored safely.
- Make a note of how people would get out, since emergency routes and exits are central to the assessment.
Step 2: Identify who is at risk
- Think about everyone who may be in the building, not only permanent residents.
- Consider vulnerable people. The guide gives older people, young children and disabled people as examples.
Step 3: Evaluate, remove or reduce the risks
This is the heart of any fire risk assessment London managers carry out. The guide says to consider:
- emergency routes and exits
- fire detection and warning systems
- firefighting equipment
- removing or safely storing dangerous substances
- an emergency fire evacuation plan
On detection, the guide states that a fire detection and warning system is mandatory, and that the type of detector depends on the building and how it is used. Firefighting equipment must be properly installed, tested and maintained.
Your evacuation plan should show that escape routes are kept clear, clearly signposted and as short and direct as possible, with enough exits for everyone. Emergency doors must be easy to open, emergency lighting provided where needed and a safe assembly point designated. The plan should also make special arrangements for people with mobility needs.
Step 4: Record, plan and train
- Write down your findings and keep the record.
- Prepare an emergency plan.
- Give relevant information to employees and others on the premises.
- Train new staff when they start and tell all employees about new fire risks.
Step 5: Review and update
The guide says the assessment must be reviewed “regularly” but does not set a fixed interval. Choose a schedule you can justify, write it down and stick to it.
Routine Checks to Build Into Your Management
A fire risk assessment London tenants can trust is only as good as the building it describes, so regular checks matter. The guide says you must carry out regular checks, without specifying how often. It lists these:
- fire alarm systems are working
- emergency lighting is working
- faults in systems and equipment are recorded
- escape routes are clear and the floor is in good condition
- fire escapes open easily
- automatic fire doors close correctly
- fire exit signs are correctly positioned
The guide, which is written with workplaces in mind, also says you should hold at least one fire drill a year and record the results as part of your plan. In a residential block, that is most relevant to any on-site staff.
Choosing a Competent Person for Fire Risk Assessment London Properties
You can carry out the assessment yourself using standard fire safety risk assessment guides. If you lack the expertise or the time, the guide says you must appoint a competent person, such as a professional risk assessor. Your local fire and rescue authority can advise whether an assessment has been done properly, but it cannot carry out the assessment for you.
The guide also lists sector-specific guidance, including for sleeping accommodation and purpose-built blocks of flats, which is worth reading alongside your own assessment.
What Happens If You Do Not Comply?
According to the GOV.UK guide on enforcement, appeals and penalties, your local fire and rescue authority visits premises to check the assessment and fire prevention measures. It can issue an informal notice or a formal fire safety notice, and there are three types:
- Alterations notice: for premises with high safety risks, or that will have them if their use changes.
- Enforcement notice: for a serious risk that is not being managed, stating what improvements are needed and by when.
- Prohibition notice: takes effect immediately where the risk is so great that access must be prohibited or restricted.
Failing to follow the regulations can lead to a fine or prison. Minor penalties can be up to £5,000, while major penalties can carry unlimited fines and up to two years in prison. If you disagree with a notice, you can appeal to your local magistrates’ court within 21 days of receiving it.
Conclusion
A reliable fire risk assessment London landlords and managers can produce on request rests on a simple routine: confirm who is responsible, follow the five steps, keep a written record, carry out regular checks and review the assessment regularly. Where time or expertise is short, appoint a competent person rather than leave gaps.
Terry Clark is the Publisher and Content Director of 365 Retail, with more than a decade of experience covering retail design, technology innovations, store openings and the wider retail industry. He also works closely with leading retailers, suppliers, agencies, events and industry awards across the UK.
