Health, Safety & Fire Risk Assessments Explained

With the introduction of the Building Safety Act 2022 and the Fire Safety (England) Regulations 2022, the importance of regular, thorough assessments has only increased. These laws place more emphasis on proactive building management, accountability, and resident safety - especially in high-rise and multi-occupancy residential buildings.

Risk Assessment Types

Property managers must be familiar with two main types of risk assessments: Health and Safety Risk Assessments and Fire Risk Assessments. While their remits may sometimes overlap, they serve distinct purposes and are governed by different regulations.

Health and Safety Risk Assessments examine the overall safety of the building environment, looking for hazards that could cause injury or harm. They typically cover hazards in shared spaces such as corridors, stairwells, car parks, plant rooms, and outdoor areas. Loose handrails, wet floors, poor lighting, or uneven paving are all good examples of the sorts of risks that may be highlighted and need to be managed.

This type of assessment isn’t just about residents. It also considers contractors, delivery drivers, cleaners, and anyone else who may access the site. The aim of a Health & Safety Risk Assessment is to identify foreseeable risks and implement control measures to reduce or eliminate them.

In contrast, Fire Risk Assessments focus specifically on fire hazards. They assess how likely a fire is to start, how quickly it might spread, and how safe the escape routes would be for occupants. Factors such as fire detection systems, emergency lighting, fire doors, signage, evacuation procedures, and building materials all come into play.

So, while a Health and Safety risk assessment may highlight a trip hazard in a hallway, a fire risk assessment would look at whether the same hallway provides a safe and protected route out of the building in the event of a fire.

Legal Framework and Responsibilities

Several pieces of legislation underpin the requirement to carry out risk assessments. The Health and Safety at Work etc. Act 1974 and the Management of Health and Safety at Work regs Act 1999 places a general duty of care on employers and those in control of premises to ensure the health and safety of staff and the public. This includes communal areas of residential and commercial properties.

The Regulatory Reform (Fire Safety) Order 2005 provides the main legislation for fire safety. It applies to all non-domestic premises, including the communal parts of residential buildings. Under this order, the person responsible for fire safety (known as the “Responsible Person”) must carry out a Fire Risk Assessment and review it on a regular basis.

More recently, the Building Safety Act 2022 introduced stricter responsibilities for high-rise residential buildings (those of 18 metres or more in height, or seven storeys and above). It created the role of the “Accountable Person”, who must ensure that safety risks in the building are identified and managed properly. The Act also introduced new reporting and resident engagement duties.

In many cases, the Responsible Person or Accountable Person will be the building owner, landlord, managing agent, or property manager. It is vital to have clear agreements in place to avoid confusion about who is responsible for what.

Conducting and Reviewing Risk Assessments

Risk Assessments are not a one-time exercise. Both Health and Safety and Fire Risk Assessments must be reviewed regularly, and particularly when circumstances change.

A good rule of thumb is to review assessments at least once a year. You should also revisit them after any incident (such as a fire, near miss, or serious accident), after significant refurbishment or changes to the building layout, or when new risks come to light.

There are four types of Fire Risk Assessment:

• Type 1 is a basic, non-intrusive assessment of the communal areas. It is the most commonly requested assessment and is generally sufficient for purpose-built blocks with no history of problems.
  

• Type 2 includes intrusive testing of the fabric of the building in the communal area.This may involve opening up walls or ceilings to check the condition of fire barriers. This type of assessment is usually requested if there are any concerns about fire compartmentation.
  

• Type 3 extends a non-intrusive assessment to individual flats. This is more suitable for converted properties, or where management duties include internal spaces.
  

• Type 4 is the most in-depth assessment type and includes intrusive testing in common areas and within individual flats. This is rarely needed unless serious concerns have been raised.

Choosing the right type will depend on the building's age, design, history, and risk profile. Most blocks will only require a Type 1 assessment unless specific concerns or changes prompt further investigation.

Whoever carries out the assessment must be competent, meaning they should have the right level of knowledge, training, and experience to understand the building and its risks. Many property managers prefer to use third-party, accredited Fire Risk Assessors. While in-house staff can complete assessments if properly trained, using an external assessor often provides peace of mind and an unbiased perspective.

Best Practice for Property Managers

Staying on top of your legal responsibilities means taking a planned and proactive approach to risk assessments. Good record keeping is essential - always keep dated copies of all assessments, notes of any actions taken, and evidence that recommendations have been followed up. It’s a good idea to create a central log that tracks when each assessment was done and when it is next due.

Risk assessments should also be aligned with wider building management activities. For example, if you’re planning major works such as roof replacement, cladding upgrades or internal refurbishments, you should review the risk assessments as part of the project planning.

Communication is also key to best practice. Residents should be kept informed regarding when fire risk assessments are being carried out - especially if access to flats will be required. Likewise, contractors and tradespeople working in the building should be made aware of relevant risks and expected safety standards. Being open and communicative with assessors will also ensure the best outcomes.

Conclusion

Health and Safety and Fire Risk Assessments are more than just a legal requirement, they are a vital part of responsible property management. When done properly, they help prevent harm, reduce liability, and build trust with residents and regulators alike.

By regularly reviewing your risk assessments and acting on their findings, you demonstrate your commitment to safety and compliance. And with the legal landscape becoming more complex, it makes sense to seek expert support when needed.

If you're looking for professional help or even just some free, impartial advice, give our team a call today. We offer comprehensive Health, Safety and Fire Risk Assessments tailored to your building’s needs and our team can guide you through the process to ensure you're meeting your responsibilities with confidence.

This article was written by the 4site Consulting team.