Fire Risk Assessment in Blocks of Flats – Pt 3 – Levels of FRA

The fire risk assessment (FRA) undertaken by the owner or responsible managing person of a block of flats needs to be relevant and sufficient, given the nature of the building and its history. For this reason, there are four levels of FRA which increase in complexity of inspection from a level 1 through to a level 4 Assessment. Each would satisfy the terms of the Regulatory Reform (Fire Safety) Order, but which type is most appropriate for the circumstances of your block needs to be decided based upon what is known about the site.

i) Common parts of a block of flats (basic)

The first type of fire risk assessment is the most basic and, when undertaken on suitable blocks of flats, will satisfy the terms of the Fire Safety Order (FSO). The basic inspection of the building includes common parts and a sample of flat entrance doors. It takes into account compartmentation of the flats (fire resistant construction between the flats and between the flats and common areas) but does not involve invasively testing the construction. Because of the nature of the fire-resistant construction, this type of FRA does not involve any investigations of inside individual flats.

Within the common areas, removable ceiling panels should be inspected (at least as a sample) and where practical, the opening and examination of service risers.

As this is the most basic FRA, it is based upon the fire safe construction of the block of flats, but if there is any doubt in relation to construction or issues have been identified which may compromise the safety of the block or the occupants, then a more complex FRA may be in order.

ii) Common parts of a block of flats (investigative)

The next step up from the most basic inspection for the purposes of a satisfactory FRA is one where all the points of the first level FRA are met, with the addition of some construction based inspection. This might mean that a contractor is asked to open up and verify the nature of the construction in certain areas, on a sampling basis, to ascertain the level of fire protection within the building. The contractor would then repair those areas which had been intrusively investigated to ensure they maintain fire resistance and building safety. As this work is undertaken on a sample basis and can be somewhat intrusive, it is often only practical for it to take place within an empty flat.

The aim of a level two FRA is to satisfy all parties that there are no structural deficiencies which could lead to the spread of fire between flats, or between flats and the common areas. This level of FRA would not be undertaken without sufficient cause and this would usually be a specific concern rather than one related to, for example, the age of the block.

iii) Common parts of a block of flats and the flats themselves

Most commonly in the case of rented flats, the landlord or responsible person may have concerns that alterations may have been made within the flats which could compromise the fire resistant nature of the construction. This, in turn, could potentially lead to the spread of fire between flats or between flats and the common areas. In cases such as this, a level three FRA should be undertaken.

A level three FRA incorporates all the aspects of a level one FRA, but in addition, inspects some individual flats within the block for unauthorised alterations and considers the fire resistance of doors leading to rooms within the flats. It would look at means of escape from the flat for the occupants and consider the current situation in relation to fire alarms within the flats. A level three FRA would not involve inspection of the construction in an intrusive manner, and so would not require a contractor to make good any damage.

It would be unusual for a level three FRA to be undertaken on a block which had leasehold flat owners, as it would prove impractical to gain access.

iv) Common parts of a block of flats and the flats themselves (investigative)

A level four FRA is the most intrusive and destructive of the four types of FRA. This most comprehensive investigation would most likely be undertaken on a newly acquired block of flats where the details of construction and the history of the block are unknown by the owner.
In this case, the inspections taking place would incorporate the same work as a level three FRA, but would also include intrusive construction inspection in a sample of the flats and in the common parts. This would be for the purposes of examining the construction to ascertain the level of fire resistance within the building.

A suitable contractor would need to be brought in to undertake the construction inspection, to make good the damage which would occur and also to take into account additional risks, such as asbestos within the walls or ceilings.

Next week’s blog will continue looking at fire risk assessments in blocks of flats and will examine the risk assessment process. In the meantime, if you would like to know more about how the CFSM platform can help you meet all necessary fire legislation or would like a fire engineer to visit, please contact Peter Gyere on 0208 668 8663.

The Complete Fire Safety Management Platform is the only fully comprehensive online fire risk assessment and fire risk management platform. Our aim, at CFSM, is to make the process of becoming fire safe, straightforward and, to use our expertise in fire risk assessment and fire safety management to guide you through each step, resulting in your premises meeting all legal, insurance and ethical fire safety considerations.