Fire safety in a block of flats is not simply a matter of installing alarms and checking fire extinguishers. Communal residential buildings rely on a combination of fire-resistant construction, compartmentation, fire doors, emergency lighting, appropriate evacuation procedures and regular inspection and maintenance.
There are also a number of common misconceptions about how fire safety works in blocks of flats.
Here are some of the most common myths – and the facts behind them.
Myth 1: “Everyone should leave the building as soon as there is a fire.”
Fact: It depends on the building’s evacuation strategy.
Not every block of flats is designed for simultaneous evacuation.
Many purpose-built blocks are designed around a “stay put” strategy. Where the building has suitable compartmentation, a fire should normally be contained within the flat or area where it starts, allowing residents in unaffected flats to remain inside while the fire and rescue service deals with the incident.
However, “stay put” does not mean that residents must remain in their flat regardless of circumstances. Anyone whose flat is affected by fire or smoke should leave if they can do so safely, and residents should follow the instructions provided for their particular building.
The correct evacuation strategy should be established through the building’s fire risk assessment and clearly communicated to residents.
Myth 2: “Every block of flats needs a communal fire alarm.”
Fact: A communal fire alarm is not automatically required.
This is one of the more common misunderstandings about fire safety in flats.
In a purpose-built block with adequate compartmentation and a suitable “stay put” strategy, a communal fire alarm may not be appropriate. Government guidance specifically notes that communal fire alarm systems should not automatically be installed in these circumstances because they can conflict with the building’s evacuation strategy.
Different buildings may require different arrangements. Factors such as the building’s design, compartmentation, occupancy, fire risk assessment and evacuation strategy all need to be considered.
A fire alarm system should therefore be risk-based rather than installed simply because another building has one.
Myth 3: “If the fire alarm works, the building is fire safe.”
Fact: Fire safety relies on much more than the alarm system.
A working alarm is important, but it is only one part of a building’s fire safety arrangements.
In communal residential buildings, other important measures can include:
The Fire Safety Act 2021 also clarified that the scope of fire safety responsibilities includes the structure and external walls of multi-occupied residential buildings, as well as flat entrance doors.
A fire alarm test therefore cannot be treated as a substitute for an overall assessment of fire safety.
Myth 4: “Fire doors are only important during a fire.”
Fact: Their condition matters every day.
Fire doors are a critical part of the compartmentation and escape strategy within a block.
A damaged, poorly fitting or incorrectly maintained fire door may not provide the level of protection expected of it. Common problems can include damaged doors, defective closers, damaged seals, excessive gaps or doors being wedged open.
Fire doors in blocks of flats need to be kept in good working order and maintained appropriately. For buildings over 11 metres in height, the Fire Safety (England) Regulations 2022 also introduce specific routine fire-door checking requirements for the responsible person.
Residents should also understand why fire doors should not be deliberately propped open.
Myth 5: “You can store things in the communal hallway as long as they don’t block the stairs.”
Fact: Communal escape routes should not be treated as storage areas.
Bikes, furniture, rubbish, boxes and other items can create additional fire hazards or interfere with escape and firefighting operations.
The important question is not simply whether something physically blocks the route. The building’s fire risk assessment should consider the hazards presented by items left within communal areas and whether they could affect the means of escape or contribute to fire or smoke spread.
Communal areas should therefore be kept appropriately managed and free from unnecessary combustible storage.
Myth 6: “Every communal area needs fire extinguishers.”
Fact: Fire extinguishers are not automatically required everywhere.
Fire extinguishers have a role in certain buildings and locations, particularly where specific fire hazards have been identified.
However, government guidance for small blocks of flats states that extinguishers are not generally required in common escape routes simply because they are escape routes. Suitable extinguishers may instead be appropriate in particular ancillary rooms where specific hazards exist.
The correct provision should therefore be determined by the building’s fire risk assessment rather than by a blanket assumption that every communal corridor needs an extinguisher.
Myth 7: “The fire risk assessment is just paperwork.”
Fact: The assessment should lead to real action.
A fire risk assessment is not simply a document to keep in a compliance folder.
It should identify the significant fire risks within the building and establish what measures are necessary to protect residents and others who may be affected.
Where defects or risks are identified, they need to be appropriately managed and, where necessary, remedied.
The responsible person remains responsible for fire safety in the premises, even where contractors or specialists are used to carry out inspections and maintenance.
In other words, having a fire risk assessment does not automatically mean that a building is compliant.
The important part is what happens after the assessment.
Myth 8: “If the building is old, it automatically needs to be brought up to all current standards.”
Fact: Fire safety has to be assessed in the context of the existing building.
Older buildings should not automatically be assumed to be unsafe simply because they were constructed under different regulations.
Government guidance for purpose-built blocks states that applying current benchmark standards retrospectively to an existing block is not normally appropriate. Instead, the existing building should be assessed and the adequacy of its fire safety measures considered in context.
That does not mean defects can be ignored because a building is old. Where fire safety measures have deteriorated, been altered or been compromised, appropriate action is still required.
Myth 9: “Residents don’t need to know the building’s fire procedure.”
Fact: Residents need clear information about what to do.
Residents should be given clear information about the fire safety arrangements applying to their building, including how to report a fire and what evacuation strategy applies.
Under the Fire Safety (England) Regulations 2022, responsible persons have specific duties to provide residents with information about the building’s evacuation strategy and what they should do in the event of fire. This information must also be provided to residents periodically.
A resident should not have to work out what to do for the first time when an alarm sounds or smoke is present.
Myth 10: “If nothing has changed, there’s no need to check the fire safety systems.”
Fact: Fire safety equipment and building conditions can deteriorate.
Fire safety systems and building components are not maintenance-free.
Emergency lighting batteries can fail. Fire doors can become damaged. Fire alarm components can develop faults. Smoke control equipment can require attention. Fire stopping can be disturbed by later building works.
Regular inspection, testing and maintenance help identify these problems before they become more serious.
For landlords, managing agents and property managers, this is particularly important because fire safety is an ongoing responsibility rather than a one-off compliance exercise.
A sensible fire-safety management programme should consider the whole building rather than focusing on one piece of equipment.
Depending on the building and its risk assessment, this can include:
The exact requirements will depend on the building, its construction, occupancy and fire risk assessment.
There is no single fire-safety solution that is suitable for every block of flats.
A purpose-built block with a “stay put” strategy, a converted building with a different evacuation arrangement and a high-rise residential building may all require different measures.
The safest approach is to understand how the particular building is designed to protect residents, maintain the systems and constructional features that support that strategy, and act promptly when defects are identified.
Fire safety is not just about passing an inspection. It is about ensuring that the measures designed to protect residents continue to work when they are actually needed.
For landlords and managing agents, regular inspection, testing and maintenance of fire safety systems is an essential part of responsible building management.
This article provides general information and is not a substitute for a suitable fire risk assessment or specialist fire-safety advice. Fire-safety requirements vary depending on the building and jurisdiction. The legal references above relate primarily to England.
Sources:
GOV.UK – Fire safety in purpose-built blocks of flats
GOV.UK – Making your small block of flats safe from fire
GOV.UK – Fire Safety (England) Regulations 2022
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