LANDLORDS & BLOCKS OF FLATS
What every landlord in Bristol needs to know.
Fire safety duties for blocks of flats, HMOs and single-let homes across Bristol and Bath.
What the 2022 Regulations actually require.
The Fire Safety (England) Regulations 2022 apply to England only, so this is separate from the core duty under the Fire Safety Order. In multi-occupied residential buildings over 11 metres, the responsible person must check communal fire doors quarterly and flat entrance doors annually, on a best-endeavours basis. In every multi-occupied residential building, whatever its height, residents must be given fire safety instructions and information about the importance of fire doors.
Smoke and carbon monoxide alarms.
For a single-let property, the main duty comes from housing law rather than the Fire Safety Order. A smoke alarm is required on each storey used as living space. A carbon monoxide alarm is required in any room with a fixed combustion appliance, gas cookers alone are excepted. Landlords must repair or replace a faulty alarm once they’re told about it. Councils can fine up to £5,000 after a remedial notice.
Who’s responsible.
Usually the landlord, or whoever controls the shared parts of the building. A managing agent can share the duty, depending on how much control they actually have. Where a building has more than one responsible person, they’re required to coordinate and share information with each other.
How often it needs reviewing.
The Fire Safety Order requires the assessment to be kept under review, with no fixed expiry date. For blocks of flats, the most common triggers are a change of managing agent, works to a communal area, a new fire door installed, or a change in how a flat is used. An out-of-date assessment is treated the same as no assessment at all.
What enforcement actually looks like.
A breach of the Fire Safety Order is a criminal offence. In practice, enforcement usually starts with informal advice, then a formal notice giving time to put things right. If that’s ignored, the fine on conviction is unlimited, and for serious breaches the courts can impose up to two years’ imprisonment.
Frequently asked questions
Does a small block of flats still need a fire risk assessment?
Yes. The duty applies to the shared parts of any block of flats, regardless of size. There’s no exemption for smaller buildings.
If my managing agent already arranged one, do I still have a duty?
Where a building has more than one responsible person, a landlord and a managing agent, for example, the law requires them to coordinate and share information with each other. Having an agent involved doesn’t remove your own duty.
Do single-let houses need the same assessment?
No. A single-let property is governed by housing law rather than the Fire Safety Order, so the main duty is around smoke and carbon monoxide alarms rather than a full fire risk assessment.
What happens if a communal fire door isn't checked on schedule?
It’s a breach of the Fire Safety (England) Regulations 2022, and falls to the enforcing authority to act on. Keeping to the quarterly and annual checks is the way to avoid that.
ENQUIRY
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Landlords and blocks of flats across Bristol and Bath — share a few details and we’ll get back to you about an assessment.
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