Own or manage a small block of flats? Maybe it’s a converted house with three or four flats, or a purpose-built block with a few communal hallways and a stairwell. Either way, you’ve probably asked yourself at some point:
“Do we really need a fire risk assessment for this place?”
The short answer? Yes, you do.
The good news? It doesn’t have to be complicated. In this article, we’ll break it down for you—what’s legally required, who’s responsible, what a fire risk assessment for small blocks of flats should cover, and how to get it done without the stress.
First, the Legal Stuff (But Keep Reading—It’s Useful)
If your building has shared areas—a hallway, entrance, staircase, or lobby—then it’s covered by the Regulatory Reform (Fire Safety) Order 2005. That means you must have a Fire Risk Assessment in place.
This applies even if:
- It’s a small building with only two or three flats
- The residents all know each other
- The flats are leasehold or share of freehold
- You don’t think it’s “high risk”
Since October 2023, it’s also now a legal requirement to record the fire risk assessment in writing—even for tiny blocks with no staff or communal services.
Who’s Responsible?
This is where things often get a bit fuzzy.
The person (or people) legally responsible is usually whoever manages the common areas.
That could be:
- A freeholder or resident landlord
- A property management company
- A Residents’ Management Company (RMC)
- A Right to Manage (RTM) company
- Or even a volunteer director if you’re self-managing
If in doubt, think: Who maintains the hallways, fire alarm (if any), or external doors? That’s probably the “Responsible Person” under fire safety law.
“But It’s Only a Small Block—Do We Really Need This?”
We get it. It’s not a tower block. You might be wondering whether a formal fire risk assessment is overkill.
But the truth is, fires in small blocks of flats are surprisingly common, and the risks are real:
- Escape routes can be easily blocked by prams, bikes, or rubbish
- Poor compartmentation in older conversions can let fire spread
- Tenants may not know what to do in an emergency
- Smoke alarms in common areas might be missing or faulty
A fire risk assessment helps you catch issues like this early—before the fire service, an insurer, or (worst of all) an emergency makes you wish you’d done it sooner.
What Should Be Checked?
A proper fire risk assessment for a small block of flats will look at:
- Escape routes (are they clear, easy to access, and well maintained?)
- Fire detection (do you need a communal alarm system, or are individual flats covered?)
- Fire doors (are they up to standard? Do they close properly?)
- Lighting and signage (especially in stairwells)
- Storage in communal areas (things like bikes and buggies)
- Flat front doors (are they fire-rated and self-closing?)
- Building layout and compartmentation (especially in converted houses)
- Info for residents (do they know what to do in an emergency?)
You’ll also get clear guidance on whether the building is suitable for a “stay put” or “simultaneous evacuation” strategy.
How Often Do You Need to Review It?
You should review your fire risk assessment at least once a year, and more often if:
- There’s been a fire or near miss
- You make building changes
- New tenants move in
- Your fire alarm or safety systems change
Even if nothing changes, it’s good practice to schedule an annual review—and it shows you’re taking your responsibilities seriously.
Can You Do It Yourself?
Possibly—but only if you’re competent, which in legal terms means you have the training, knowledge, and experience to properly assess fire risk.
If you’re not sure what to look for (or how to document it), then bringing in a qualified assessor is the safest and easiest option. At ESI: Electrical Safety Inspections, our team has experience with all types of flats—from small conversions to full-on apartment blocks. We’ll assess your building, talk you through the findings, and give you a clear, written report that meets legal standards and makes sense.
No nonsense. No scare tactics. Just straight-up support.
Final Word
Fire safety isn’t just about ticking boxes—it’s about keeping people safe. Whether your building has two flats or twenty, having a proper fire risk assessment in place is a legal must—and it’s the right thing to do.
Need help with a fire risk assessment for your small block of flats?
Give ESI a call or book online. We’re here to help landlords, residents, and managing agents across Hampshire, Surrey, and Berkshire stay compliant and confident—with zero stress.
