Fire Risk Assessment in London: High-Rise & Multi-Occupancy

Managing fire safety in London’s diverse property market presents unique challenges. With a high concentration of high-rise towers and converted Victorian terraces, the capital has a vast array of multi-occupancy buildings. For the responsible person—whether a landlord, managing agent, or business owner—understanding how to navigate fire safety compliance is vital to protect lives and property.

Under the Regulatory Reform (Fire Safety) Order 2005 (RRO), the responsible person must conduct a suitable and sufficient fire risk assessment and keep it under regular review. In London, where shared spaces and complex escape routes are common, a generic checklist is rarely enough.

Understanding Your Duties Under UK Law

The RRO 2005 places the legal duty on the responsible person to ensure the safety of all relevant persons on the premises. Alongside the Management of Health and Safety at Work Regulations 1999 (MHSWR) and the Health and Safety at Work etc. Act 1974 (HSWA), this framework requires a proactive approach to identifying hazards and implementing preventative measures.

For multi-occupancy residential buildings, the responsible person is usually the building owner or the managing agent. In commercial settings, it is the employer or the person controlling the premises. If you are unsure about who holds this legal duty for your London property, we recommend seeking professional guidance.

High-Rise Building Considerations

London’s skyline is dominated by high-rise residential and commercial buildings. Following changes to UK fire safety guidance, high-rise structures (typically buildings 18 metres or taller, or those with a top floor exceeding this height) face stringent regulatory expectations.

In high-rise properties, the fire risk assessment must account for complexities that low-rise buildings do not face. Key areas of focus include:

• Evacuation strategies: Determining whether a simultaneous, phased, or stay-put evacuation policy is appropriate, and ensuring residents and staff understand the plan.
• Fire compartmentation: Verifying that fire-resisting construction separates individual dwellings, communal areas, and escape routes to prevent the spread of smoke and fire.
• Lifts and stairwells: Ensuring firefighting lifts, protected stairways, and clear evacuation routes are maintained to the relevant British Standards.
• External wall systems: Assessing the materials used on the building's facade and ensuring they do not present an unacceptable fire risk.

Multi-Occupancy and Shared Premises

Multi-occupancy buildings, such as Houses in Multiple Occupation (HMOs) or mixed-use commercial and residential blocks, require a coordinated approach to fire safety. When multiple businesses or domestic tenants share a building, the risk of conflicting fire safety measures increases.

The responsible person must assess the entire communal structure. This includes:

• Shared escape routes: Keeping corridors, stairwells, and final exit doors completely clear of obstructions and combustible materials.
• Fire doors: Ensuring all flat entrance doors and communal fire doors are correctly fitted, self-closing, and in good working order.
• Detection and warning systems: Maintaining adequate fire alarm systems that cover communal areas without causing false alarms in individual dwellings.

Where multiple responsible persons share a premises, the RRO 2005 requires them to cooperate and coordinate their fire safety efforts to ensure a cohesive safety strategy across the building.

Following PAS 79 and British Standards

To ensure your fire risk assessment is robust, it should follow recognised methodologies. PAS 79 (Publicly Available Specification) provides a widely accepted framework for conducting fire risk assessments in housing and commercial premises. Adhering to this guidance ensures the assessment is structured, comprehensive, and suitable for audit purposes.

Furthermore, fire safety measures must align with relevant British Standards. This includes standards for fire detection systems (such as BS 5839-1 and BS 5839-6), emergency lighting (BS 5266), and fire extinguishing equipment (BS 5306). A thorough assessment will reference these standards to verify that your fire precautions are legally compliant and technically sound.

When to Review Your Assessment

A fire risk assessment is a living document. The RRO 2005 requires it to be reviewed regularly and updated when circumstances change. In a fast-paced environment like London, building alterations, changes in tenancy, or the introduction of new furniture in communal areas can all impact fire safety.

You should arrange a review of your assessment if:

• There has been a significant change to the building layout or structure.
• A change in the number or demographic of occupants occurs (e.g., new vulnerable residents).
• You take on a new premises or significantly alter the use of an existing one.
• A previous assessment is over 12 months old and has not been formally reviewed.

How HawkSwift Can Help

Navigating high-rise and multi-occupancy fire safety rules in London requires careful attention to detail and a thorough understanding of UK law. At HawkSwift Ltd, our NEBOSH-qualified assessors provide detailed, practical evaluations tailored to your specific premises. We deliver comprehensive 48-hour reports, helping you implement necessary safety measures without delay.

To ensure your property meets legal requirements and keeps occupants safe, book a fire risk assessment with our team today.