Landlords overseeing apartment complexes bear the responsibility for the safety of all residents in case of a fire.
While many are aware of the legal requirement to maintain an up-to-date fire risk assessment, fewer may realize that there are four distinct types of assessments they may need to consider. Understanding these assessments and their application is crucial for comprehensive fire safety management.
Type 1 Fire Risk Assessment: Common Parts Only, Non-Destructive
Type 1 Fire Risk Assessment is the most frequently conducted evaluation, recognized for its non-destructive nature.
This assessment covers only the common areas, and it suffices primarily to meet the basic criteria set by the Fire Safety Order. However, as it doesn't include individual flats, some critical safety information might be overlooked. Therefore, Total Fire Group often advocates for a more thorough Type 3 assessment when possible.
Type 2 Fire Risk Assessment: Common Parts Only, Destructive
Type 2 assessments are recommended if a Type 1 assessment reveals structural concerns that could exacerbate fire and smoke spread.
Unlike the non-destructive Type 1, a Type 2 evaluation involves destructive sampling, which necessitates vacancies and incurs additional costs, including potential contractor involvement. It's essential to justify the need for this assessment based on findings from a Type 1 evaluation.
Type 3 Fire Risk Assessment: Common Parts and Flats, Non-Destructive
Building upon a Type 1 assessment, the Type 3 Fire Risk Assessment extends into individual apartments, exceeding the Fire Safety Order's scope.
It's particularly crucial for identifying fire risks within privately rented flats. This assessment evaluates common spaces, individual units, and compartmentation, focusing on fire detection systems, escape routes, and door fire resistance to ensure residents' safety.
Type 4 Fire Risk Assessment: Common Parts and Flats, Destructive
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Similar to a Type 2 assessment, a Type 4 Fire Risk Assessment involves destructive evaluation but encompasses both shared areas and individual living spaces. Contractors are necessary for opening and repairing structural areas post-inspection. Due to the intrusive nature, these assessments are ideally conducted in unoccupied apartments.
Comprehensive Landlord Fire Safety
Total Fire Group collaborates with landlords nationwide, guiding them through their fire safety responsibilities. The organization offers expertise in ensuring compliance with fire safety regulations, clarifying landlord and tenant fire safety duties, and auditing existing safety policies.
Whether clarifying premises classification or advising on fire safety obligations, Total Fire Group supports landlords throughout the fire safety cycle.
The landlord of a block of flats is considered the Responsible Person, who in the event of a fire, has to ensure the safety of all the occupants of the block of flats.
And while people may be aware that an up-to-date fire risk assessment is a legal requirement for this type of building, they might not be aware that there are actually four types of fire risk assessments that landlords need to consider.
Here are the four types of fire risk assessment and when and why users might need to implement each.
Type 1 Fire Risk Assessment
Common parts only / non-destructive
A Type 1 Fire Risk Assessment is categorized as a non-destructive risk assessment and is one of the most common risk assessments.
This type of FRA would be the minimum required to satisfy the Fire Safety Order. As the flats are not accessed on a Type 1 FRA, some crucial information can be missed from the FRA; that’s why at TFG they always advise a Type 3 FRA as below.
Type 2 Fire Risk Assessment
Common parts only / destructive
A Type 2 Fire Risk Assessment is usually recommended if issues were found when conducting a Type 1 Fire Risk Assessment such as increased risks associated with the building’s structure in relation to the spreading of fire and smoke.
Type 2 assessments are called for when recommended in the report on a Type 1 assessment but must be justified and not considered an automatic necessity.
With this type of fire risk assessment, destructive sampling may be required, which means it will be more expensive and users may need the presence of a contractor. Due to the nature of this type of assessment, it’s ideal to carry it out in a vacant property.
Type 3 Fire Risk Assessment
Common parts and flats / non-destructive
A Type 3 fire risk assessment requires the same work as in a Type 1 assessment but exceeds the scope of the FSO. Type 3 assessments may be necessary for rented flats if any serious risk of fire to residents is perceived in the case of fire in their flats.
So, as well as vetting common areas such as lobbies and hallways, a Type 3 Fire Risk Assessment also audits individual dwellings, structures, and compartmentation between flats.
Fire detection type and coverage, means of escape, and the fire resistance of doors leading to rooms should all be considered during a type 3 fire risk assessment.
Type 4 Fire Risk Assessment
Common parts and flats / destructive
A Type 4 Fire Risk Assessment is similar to a Type 2 Fire Risk Assessment as it requires a destructive sampling aspect. However, the assessment covers both common parts of a building and living areas (flats), so it is comparable to a type 3 assessment in terms of scope.
Users need a contractor to be present to both open up any construction for inspection and then to make repairs once the inspection and testing are completed. Due to the nature of the work, it is often necessary to carry out these tests and inspections in flats that are vacant.
Landlord fire risk assessments
Total Fire Group works with landlords up and down the country, helping them with their fire risk assessments and their overall fire safety obligations.
If a landlord is looking for help with any part of the fire safety cycle, Total Fire Group can make sure they are fully compliant in a number of areas, including clarification on the classification of their premises, advice on landlord vs tenant responsibilities in terms of fire safety, and auditing of existing fire policies.
