If you live in a flat, especially in a high riser apartment or tower blocks, fire safety might keep you up at night. And honestly? That’s understandable.
The past few years have seen an intense focus on apartment block fire safety in the UK. From regulations changing faster than British weather to confusing advice about what to do in an emergency, it’s easy to feel overwhelmed.
But knowledge is power. Understanding the basics of apartment fire safety can help you sleep better and potentially save lives if the worst happens.
This guide cuts through the jargon to explain what you actually need to know about fire safety in apartment blocks, whether you’re a resident, a building owner, or part of a management company.
Understanding Fire Risks in High-Rise Buildings
Apartment blocks have unique fire safety challenges compared to houses:
Fire Spread Between Flats
In a properly designed and maintained as a apartment block, individual flats should be “compartmentalised” – meaning fire should be contained within one flat for a significant period (usually at least 60 minutes). But we’ve seen how quickly this can fail if:
Fire doors have been damaged or propped open
Walls between flats have been compromised by DIY work or poor renovations
Service ducts and risers haven’t been properly fire-stopped
Escape Routes
Unlike houses where you can typically dash out the front door, apartment blocks have longer, more complex escape routes. These can become impassable if:
Smoke fills corridors and stairwells
Fire doors fail to contain smoke and flames
Residents have stored items in corridors and stairs
Emergency lighting or signage fails
External Fire Spread
The Grenfell Tower tragedy highlighted how certain cladding materials can catastrophically accelerate a tower block fire. While regulations have tightened, many buildings still have problematic external materials that need assessment and potential remediation.
Essential Fire Safety Regulations for High-Rise Buildings
The regulatory landscape for apartment block fire safety has changed dramatically in recent years. Here’s what currently applies:
The Fire Safety Act 2021
This clarified that building owners and managers are responsible for assessing and managing fire risks in the structure and external walls of buildings, including:
Cladding
Balconies
Windows
Front doors to individual flats
The Building Safety Act 2022
This introduced a more stringent regulatory regime for “higher-risk buildings” (generally residential buildings over 18 metres or 7 storeys). Key elements include:
A new Building Safety Regulator
Required safety cases for higher-risk buildings
A “golden thread” of information about building design and materials
New duties for building owners
Additional protections for leaseholders from remediation costs
Fire Safety Order (Regulatory Reform (Fire Safety) Order 2005)
This remains the fundamental legislation requiring:
Regular fire risk assessments
Appropriate fire detection and warning systems
Maintained emergency routes and exits
Suitable firefighting equipment
Staff training and fire drills (in managed blocks)
Appointed “responsible person” for fire safety
Building Regulations (Approved Document B)
These set standards for new buildings and major renovations, including:
Fire alarm systems
Means of escape
Structural fire protection
Access for firefighters
Who’s Responsible for What? Understanding the Chain of Responsibility
Fire safety in apartment and tower blocks involves multiple parties with distinct responsibilities:
Building Owners/Freeholders
The ultimate legal responsibility typically rests with whoever owns the building. They must:
Ensure the building complies with relevant fire safety legislation
Commission fire risk assessments
Fund necessary remedial work
Provide safety information to residents
Managing Agents
Companies like Legacy Block Management who manage buildings on behalf of owners or residents’ management companies have delegated responsibilities to:
Arrange regular fire risk assessments
Implement recommended safety measures
Maintain fire safety equipment
Communicate with residents about fire safety
Keep detailed records of all fire safety activities
Residents’ Management Companies (RMCs)
If your building is managed by an RMC, they take on many of the responsibilities of the freeholder, working with managing agents to ensure compliance.
Individual Leaseholders
As a flat owner, you have important responsibilities too:
Maintaining fire doors to your flat
Not damaging or altering the building’s fire safety features
Keeping common areas clear of obstructions
Reporting safety concerns to the managing agent
Following evacuation procedures if there’s a fire
Tenants
If you rent your flat, you share many of the same responsibilities as leaseholders, but your landlord (the leaseholder) remains responsible for maintaining fire doors and safety equipment within the flat.
What Should Be In Place in Your Building?
Fire safety measures vary depending on building height, age, and design, but most apartment and tower blocks should have:
Fire Detection and Alarm Systems
Smoke detectors within flats (usually battery-operated or mains-powered)
Heat detectors in kitchens
Some form of alarm system in common areas (though this varies by building type and evacuation strategy)
Compartmentation Measures
Fire-rated doors to flats (typically providing 30-60 minutes of protection)
Fire stopping around service penetrations
Fire-resistant walls, floors, and ceilings between flats
Properly maintained refuse chutes with working fire shutters
Escape Routes
Clear, unobstructed corridors and stairs
Emergency lighting that works even in power failures
Clear signage showing escape routes
Properly maintained fire doors that close automatically
For Some Buildings
Sprinkler systems (mandatory in new residential buildings over 11m)
Smoke control systems to keep stairwells clear
Firefighting lifts and dry/wet risers for fire service use
Evacuation alert systems (becoming more common post-Grenfell)
Stay Put or Get Out? Understanding Evacuation Strategies
One of the most confusing aspects of apartment and tower block fire safety is knowing whether to evacuate or stay in your flat if there’s a fire elsewhere in the building.
Traditional “Stay Put” Strategy
Most purpose-built blocks of flats were designed with a “stay put” policy, based on the principle that:
Fires should be contained within the flat where they start
Other residents are usually safer remaining in their flats than entering smoke-filled corridors
Firefighters can focus on tackling the fire and helping those most at risk
However, stay put policies rely on effective compartmentation. If this fails (as at Grenfell), the strategy becomes dangerous.
Simultaneous Evacuation
Some buildings have switched to “simultaneous evacuation” strategies, especially if:
Serious compartmentation issues have been identified
Dangerous cladding is present
The building has a single staircase
Other significant fire risks exist
If your building has a simultaneous evacuation policy, it must have an appropriate alarm system to alert all residents.
What Should You Do?
Find out what the evacuation strategy is for your building
If you’re told to evacuate, do so immediately
If the strategy is “stay put” but you feel in danger, use your judgment – you always have the right to leave if you feel unsafe
If you see fire or smoke in your flat or common areas, get out and call 999
If you have mobility issues, make sure these are recorded in a Personal Emergency Evacuation Plan (PEEP)
Waking Watch – A Temporary Measure or New Normal?
“Waking watch” refers to fire wardens patrolling buildings 24/7 to detect fires early and assist with evacuation. This measure has been implemented in many buildings with serious fire safety defects.
While better than nothing, waking watch has significant limitations:
It’s extraordinarily expensive (often £10,000+ per month for a medium-sized block)
Effectiveness depends entirely on the training and diligence of the wardens
It’s inherently less reliable than automated systems
Most fire safety experts view waking watch as a strictly temporary measure until proper remediation or alarm systems can be installed.
Practical Fire Safety Tips for Apartment Block Residents
Beyond understanding the big picture, here are practical steps you can take to enhance fire safety in your flat:
Inside Your Flat
Test smoke and heat detectors monthly
Keep your flat entrance door closed at night and when you’re out
Don’t remove or disable door closers
Don’t drill holes in your walls or doors that might compromise fire stopping
Keep keys to window locks easily accessible
Have an escape plan and share it with everyone in your household
Consider keeping a “grab bag” with essentials in case of evacuation
If you smoke, ensure cigarettes are fully extinguished
Don’t overload electrical sockets
Keep cookers and heaters clear of flammable materials
In Common Areas
Never store anything in corridors or stairwells
Report any fire doors that don’t close properly
Don’t prop fire doors open
Report any damage to fire safety equipment
Know where fire extinguishers and fire blankets are located (if provided)
Familiarise yourself with escape routes
The Role of Fire Risk Assessments
A fire risk assessment (FRA) is a systematic check of a building to identify fire hazards and evaluate the risks to people. It’s a legal requirement for all apartment blocks.
Types of Fire Risk Assessment
Type 1: Non-destructive assessment of common areas only
Type 2: Non-destructive assessment of common areas and flats
Type 3: Destructive assessment of common areas only
Type 4: Destructive assessment of common areas and flats
Post-Grenfell, more buildings are undergoing Types 3 and 4 assessments to check hidden compartmentation issues.
What to Look For
If you’re on a residents’ committee or management board, ensure your FRA:
Is conducted by a qualified assessor (preferably accredited by a recognised organisation)
Is reviewed at appropriate intervals (typically annually, or sooner if building changes occur)
Includes clear actions with timescales and responsibilities
Is actually being acted upon, not just filed away
Accessing Your Fire Risk Assessment
As a resident, you have the right to see the fire risk assessment for your building. If your managing agent hasn’t shared it, ask for a copy.
How Legacy Block Management Ensures Fire Safety Compliance
At Legacy Block Management, we take fire safety extremely seriously. Our approach includes:
Commissioning comprehensive fire risk assessments from qualified assessors
Implementing an action tracking system to ensure all recommendations are addressed
Regular inspections of fire safety equipment and escape routes
Clear communication with residents about fire safety measures and evacuation procedures
Maintaining detailed records of all fire safety works and checks
Staying up-to-date with changing legislation and guidance
Working closely with fire safety consultants and the fire service
We don’t believe in cutting corners when it comes to fire safety in apartment blocks. Our proactive approach aims to identify and address issues before they become dangerous.
The Future of Apartment Block Fire Safety
Fire safety regulations and practices continue to evolve in response to Grenfell and subsequent inquiries. Here’s what we’re likely to see in the coming years:
More stringent enforcement of existing regulations
Further legislation to close regulatory gaps
Mandatory sprinklers in more building types
Greater emphasis on resident engagement and information
Continued remediation of dangerous cladding and other serious defects
Better training for building managers and fire risk assessors
More technology-based solutions for fire detection and evacuation
Where to Get Help and Information
If you’re concerned about fire safety in your block, several resources can help:
Your building’s managing agent or freeholder
Your local Fire and Rescue Service (many offer free safety checks)
The Leasehold Advisory Service (LEASE)
The Fire Protection Association
The Building Safety Regulator (part of the Health and Safety Executive)
For specific concerns about dangerous cladding, the government’s Building Safety Programme provides information about testing and remediation programmes.
Final Thoughts
Fire safety in apartment blocks is a shared responsibility. Building owners, managing agents, and residents all play crucial roles in preventing fires and ensuring everyone knows what to do if one occurs.
By understanding the regulations, knowing your responsibilities, and taking practical steps to enhance safety, you can help protect yourself and your neighbours.
If you have questions about fire safety in your building, or if you’re concerned that necessary measures aren’t in place, contact Legacy Block Management. We’re here to help ensure your building is as safe as possible.
Call us on 03300104717 or email [email protected] to discuss your fire safety concerns or to learn more about our approach to managing apartment block fire safety.
Legacy Block Management provides professional property management services throughout England, with a strong focus on fire safety compliance and resident wellbeing.
