Recent changes to UK Fire Safety regulations for blocks of flats

Fire safety in blocks of flats is a paramount concern in the United Kingdom. Recent tragic events, such as the Grenfell Tower fire in 2017, have brought the issue to the forefront of public consciousness. In response to these incidents, the UK government have introduced several significant changes in fire safety regulations to ensure the safety of residents in multi-storey residential buildings. In this blog post, we'll explore these recent changes, their implications, and the steps taken to enhance fire safety in blocks of flats.

The Regulatory Landscape:

One of the most notable developments in fire safety regulations in the UK is the introduction of the Building Safety Act.

Building Safety Act

This comprehensive legislation seeks to establish a more robust framework for ensuring the safety of residents in residential buildings, particularly in high-rise and multi-storey blocks of flats. Key provisions of the Building Safety Act include:

• A new regulatory body, the Building Safety Regulator (BSR), responsible for overseeing safety in residential buildings.

• A clearer system of dutyholders, ensuring accountability at every stage of a building's life cycle.

• Mandatory occurrence reporting for fire incidents, ensuring transparency and accountability.

• A more stringent system for fire risk assessments and safety measures, including evacuation plans and fire detection systems.

• The Building Safety Bill represents a significant step towards improving fire safety in UK residential buildings. It addresses the need for accountability, transparency, and better regulations to prevent incidents like Grenfell Tower from happening again.

Fire Safety Act 2021

The Fire Safety Act 2021, which amends the Regulatory Reform (Fire Safety) Order 2005, has been another critical piece of legislation introduced to enhance fire safety in blocks of flats. This act places a legal duty on building owners and managers to ensure fire safety measures are in place for both the structure of the building and external walls, including cladding. The act specifically targets high-rise residential buildings, but its impact extends to various multi-storey blocks of flats.

The Fire Safety Act has been welcomed as a crucial step in holding building owners and managers to account for ensuring that fire safety standards are met and maintained in all residential buildings, but especially in those with a significant risk.

What do the new Fire Safety (England) Regulations 2023 (the Regulations) require the ‘Responsible persons’ to do?

A freeholder of a block of flats may be a ‘Responsible person’ . The full meaning of a responsible person is defined in the paragraph 3 of the Regulatory Reform (Fire Safety) Order 2005. https://www.legislation.gov.uk/uksi/2005/1541/article/3/made and you can check the fire safety responsibilities on the UK Government’s website.

The regulations require Responsible Persons of multi-occupied residential buildings to take specific actions, and the actions are dependent on the building height.

Some of the provisions are required regardless of the building height. More are needed once a building is over 11 metres, and the most stringent measures are introduced when a building reaches 18 metres (or 7 storeys ore more).

The East Sussex Fire and Rescue Service, has put together a useful video explaining the some of the new requirements, depending on the building height. The video can be seen here https://www.esfrs.org/regs, and the requirements are shown below.

Residential buildings with 2 or more domestic premises with common areas

In all multi-occupied residential buildings, that contain two or more sets of domestic premises and have shared common parts, the requirements are:

• To provide relevant fire safety information to their residents on how to report a fire and what a resident should do once a fire has occurred;

• And to provide residents with information relating to the importance of fire doors

Residential buildings over 11m but less than 18m in height

In multi occupied residential buildings of over 11 metres in height (typically a building of 5 storeys or more) the Responsible Person must also:

• Carry out routine checks of all fire doors in their building, this includes annual checks of flat entrance doors, and quarterly checks of all fire doors in the common parts, such as doors to stairs

Residential buildings 18m (or 7 storeys) and above in height

Most of the requirements apply to high-rise residential buildings at least 18m or 7 storeys in height. For these buildings:

• The responsible person must install and maintain a secure information box for their building.

• This box must contain the name and contact details of the Responsible Person and hard copies of the building and floor plans.

• The Responsible Person must provide an up-to-date record of the design of the external walls of the building including the materials used in their construction.

• The record must also provide information on the level of fire risk associated with the external walls and any mitigating steps that have been taken

• The responsible Person is required to electronically share a copy of the record with their local Fire and Rescue Service.

• The responsible person must prepare up-to-date floor plans and a single page building plan which identifies key firefighting equipment

• The plans will be used by firefighters during an incident and need to be clear, simple and easy to use.

• Copies of the plans must be shared electronically with the local Fire and Rescue Service.

• And paper copies of the plans held within the precises secure information box.

• The ‘Code of Practice for the Provision of Premises Information Boxes in Residential Building’ provides further guidance on secure information boxes, floor and building plans, and examples of best practice.

• The Responsible Person must carry out monthly checks of lifts and other essential fire-fighting equipment in their building.

• Steps should be taken to address all faults and any faults that cannot be rectified within 24 hours must be reported electronically to the local fire and rescue service.

• A record of the checks should also be available to residents of the building

• The regulations provide a clear list of the equipment the responsible person is required to check.

• The responsible person must install: floor identification signs and flat indicator sign. This signage is intended to assist responding firefights and should be visible in low light or smoky conditions.

• The Responsible Person of a high-rise residential building must send electronic copies of The external wall record

• Floor and building plans

• Fault reports

• Templates have been developed to assist the responsible person with preparing the required information

What else do responsible persons need to do?

An online tool is available to support Responsible Persons to develop a prioritisation strategy for updating their fire risk assessments. The tool is available on https://bpt.homeoffice.gov.uk/.

The Prioritisation Tool is not a fire risk assessment in itself and doesn’t remove the requirement for both Fire and Rescue services and Responsible Persons to act upon know, or suspected risk, in all premises.

Where can I find out more information?

The Fire Safety (England) Regulations 2022 can be found at https://www.gov.uk/government/publications/fire-safety-england-regulations-2022.

The Government has also published new guidance – ‘Check your fire safety responsibilities under the Fire Safety (England) Regulations 2022’ to support Responsible Persons in complying with the new legislation. There is also a series of factsheets available which provide further information.

Resident Engagement

The government encourages active engagement of residents in fire safety matters. Resident associations and management companies are encouraged to involve residents in fire safety discussions, emergency evacuation procedures, and building inspections. This approach promotes transparency and empowers residents to play an active role in their safety.

Improved Fire Safety Information

Building owners and managers are required to provide residents with comprehensive fire safety information. This includes clear guidance on evacuation procedures, fire safety measures in place, and information on any remediation or retrofitting work being carried out in the building. Accessible and transparent information is crucial in ensuring residents are aware of safety measures and procedures.

While the recent changes in fire safety regulations are a step in the right direction, there are still challenges and concerns that need to be addressed.

Conclusion

The recent changes in fire safety regulations in UK residential buildings are a response to the Grenfell Tower tragedy and the ongoing cladding crisis. These changes aim to make buildings safer, hold those responsible to account and, empower residents.

In every airspace development Next Level are involved in, safety is our number 1 priority. We will include the provision to carry out a thorough investigation of fire safety within the block of flats. This will include procuring the correct fire safety professional and ensuring all building elements are performing adequately.

*Next Level are not fire safety professionals and this does not constitute professional advice on fire safety.