Greater London

Fire Risk Assessments in London

Firesurv (an OEC trading brand) delivers Fire Risk Assessments throughout London and the surrounding Greater London — sized appropriately to the premises and the regulatory exposure of the Responsible Person. Where the building risk warrants it, we deliver Type 3 and Type 4 FRAs, PAS 9980 FRAEW for external walls, and statutory flat entrance door inspections under the Fire Safety (England) Regulations 2022.

Applicable legislation

RRO 2005 · Fire Safety Act 2021 · Building Safety Act 2022 · PAS 79-1/2 · BS 9991 · BS 9999

Scope in London

What we deliver across London and Greater London.

Full Fire Safety service overview

Fire Risk Assessments (Type 1–4)

PAS 79-1 (non-residential) and PAS 79-2 (residential) risk assessments, with fully costed priority action plans aligned to BS 9997.

Fire Door Inspections

FDIS / UK Fire Doors-aligned inspection of every doorset, with photographic evidence, defect register and remedial specification.

Compartmentation Surveys

Structural fire protection audits — compartment floors, walls, service penetrations and cavity barriers — supported by fire-stopping remedial packages.

Fire Alarm Systems (BS 5839)

Design review, servicing oversight and drain-down testing — ensuring category L1–L5 / M systems meet their design intent.

Emergency Lighting (BS 5266)

Site surveys, design verification, duration testing and annual certification.

Passive Fire Protection

Surveys, specifications and oversight of fire-stopping, intumescent coatings and cavity barriers — to 3rd-party certified standards.

Compliance Support & Retained Advice

Retained fire safety advisor role: ongoing review, legislative updates and responsible-person coaching.

Fire Risk Assessment Remedial Works

End-to-end delivery of FRA actions — from scope through to sign-off and updated FRA.

London's fire risk landscape — five years on from Grenfell

No UK city has been more profoundly affected by the post-Grenfell fire safety reform programme than London. The Fire Safety Act 2021 — clarifying that the Fire Safety Order applies to structure, external walls and flat entrance doors of multi-occupied residential buildings — was a direct response to the regulatory gap exposed by the Grenfell Tower fire. The subsequent Fire Safety (England) Regulations 2022 and the Building Safety Act 2022 have together transformed the obligations of every Responsible Person managing residential blocks above 11 metres in the capital.

The London Fire Brigade has been one of the most active enforcing authorities in the UK since 2017, issuing significantly more Enforcement and Prohibition Notices per year than the historic average. The Building Safety Regulator, operating since October 2023, now holds direct regulatory authority over the city's stock of Higher-Risk Buildings (≥18m or 7 storeys, with ≥2 dwellings) — of which several thousand sit within the Greater London boundary.

Sector exposure across London

Block management and leaseholder estates are at the centre of the post-Grenfell reform. Annual flat entrance door inspections under Regulation 10 of the FSER 2022, quarterly common-parts fire door inspections, and the requirement for an external wall appraisal (PAS 9980 FRAEW) where the construction cannot be evidenced as compliant — these now drive a year-round compliance workload for every block managed in the capital. Firesurv is engaged across the major London block managers as either the FRA author, the PAS 9980 assessor, or the third-party fire door inspection partner — often all three.

The social housing estate across the 32 London boroughs and the major London-active PRPs (Peabody, L&Q, Clarion, Notting Hill Genesis, Hyde, Network Homes, A2Dominion and others) contains a substantial number of HRB-classified blocks. Safety case reports under Section 84 of the BSA 2022 are now a routine requirement, with the Building Safety Regulator actively reviewing submissions and challenging gaps.

Commercial offices in the City of London, Canary Wharf, Midtown, the West End and the wider TfL Zone 1–2 footprint operate under the Fire Safety Order with the additional complexity of multi-tenant occupation. Annual Type 1 or Type 2 FRAs, fire door inspections, emergency lighting testing and fire alarm servicing form the year-round compliance backbone.

Hotels, hospitality and serviced apartments in central London are particularly exposed because of the high occupant turnover, the prevalence of sleeping risk, and the proximity of LFB inspecting officers.

What our London FRA work routinely identifies

The most common Type 1 FRA findings in London block-management work are: compromised flat entrance door performance (intumescent strips painted over, gaps oversize, hardware non-compliant); compartmentation defects in service riser cupboards, on landlord-side meter cupboards and at the ceiling-to-wall junction in undercroft car parks; combustible items in common parts (mobility scooters, prams, deliveries); and defective or untested emergency lighting and AOV systems. On PAS 9980 FRAEW assessments we frequently find external wall construction that lacks the original specification documentation — pushing the appraisal toward a low or medium-low confidence rating and a recommendation for intrusive sampling.

How Firesurv delivers across London

Firesurv mobilises across all 32 London boroughs and the surrounding TfL footprint from a central London base, with fire risk assessors holding IFE membership, FIA recognised qualifications and FDIS fire door inspection certification. Programmes for portfolio clients are typically delivered in monthly tranches with consolidated reporting via the OEC client portal. PAS 9980 FRAEW assessments are delivered by Level 5/Level 6 fire engineers and intrusive sampling is coordinated with our specialist contractor partners.

The evolving fire safety landscape

Since the Grenfell Tower tragedy in June 2017, the UK fire safety regulatory framework has undergone the most significant reform in a generation. What was once a relatively settled body of law built around the Regulatory Reform (Fire Safety) Order 2005 (RRO 2005) has been substantially supplemented by the Fire Safety Act 2021, the Building Safety Act 2022, and the Fire Safety (England) Regulations 2022. Duty holders — identified in the legislation as "Responsible Persons" — now operate under a regime of higher expectation, higher scrutiny and materially higher penalty.

The Responsible Person and the legislative framework

Under Article 3 of RRO 2005, the Responsible Person is, in broad terms, the employer, owner, occupier or person having control of non-domestic premises. Where there is more than one Responsible Person, each must co-operate and co-ordinate fire safety measures. The duties imposed on the Responsible Person are extensive and include: undertaking a suitable and sufficient fire risk assessment (Article 9); eliminating or reducing risks so far as reasonably practicable (Articles 8–22); providing general fire precautions; appointing competent persons; and recording significant findings.

The Fire Safety Act 2021 clarified that, for multi-occupied residential buildings, the scope of the fire risk assessment extends explicitly to the structure and external walls of the building (including attachments such as cladding and balconies) and to all doors between domestic premises and common parts — closing the ambiguity exposed at Grenfell.

The Fire Safety (England) Regulations 2022, in force from 23 January 2023, impose further duties on Responsible Persons of multi-occupied residential buildings — including the provision of information to residents, monthly lift inspections in high-rise buildings, annual inspections of flat entrance doors in high-rise buildings, and the provision of building information to local Fire and Rescue Services.

The Building Safety Act 2022

The Building Safety Act 2022 (BSA 2022) introduced a new, more stringent regime for Higher-Risk Buildings (HRBs) — broadly, occupied residential buildings of at least 18 metres in height or 7 storeys with at least two residential units. For HRBs, a Principal Accountable Person (PAP) must be identified, building safety cases prepared, and the Building Safety Regulator notified of occurrence events. The Golden Thread of information — a live, digital record of all fire and structural safety information — must be maintained and shared with successive duty holders and residents.

Fire Risk Assessments — PAS 79-1 and PAS 79-2

The methodology for delivering fire risk assessments is set out in PAS 79-1:2020 (non-residential premises) and PAS 79-2:2020 (residential premises). Both documents, published by BSI and the Fire Protection Association, describe a nine-step process that includes identification of fire hazards, evaluation of fire protection measures, assessment of the likelihood and consequence of fire, and the generation of a risk-scored action plan.

Firesurv distinguishes between four types of residential fire risk assessment: Type 1 (non-destructive, common parts only — the default baseline); Type 2 (destructive sampling in common parts); Type 3 (non-destructive, common parts and sample flats); and Type 4 (destructive, common parts and sample flats — typically commissioned where there is reason to believe the fire strategy may be compromised).

Fire doors — FDIS, BS 8214 and the UK Fire Doors scheme

Certified fire doors are one of the most heavily tested elements of passive fire protection — and one of the most frequently found to be defective in real-world inspections. Firesurv's fire door inspectors operate to BS 8214:2016 — Code of practice for fire door assembly and hold accreditation under the Fire Door Inspection Scheme (FDIS) and the UK Fire Doors scheme. Every doorset is inspected against a structured 30-point checklist covering leaf, frame, gaps, intumescent seals, smoke seals, ironmongery, glazing and signage.

Compartmentation and passive fire protection

Compartmentation surveys are conducted to BS 9991:2015 (residential) and BS 9999:2017 (non-residential) and focus on the integrity of compartment floors, walls and service penetrations. Particular attention is paid to service risers, ceiling voids and cavities — areas where fire-stopping failures are common and where fire and smoke can spread invisibly. Remedial works are specified and overseen by third-party accredited installers operating under FIRAS and equivalent certification schemes.

Detection, alarm and emergency lighting

Fire detection and alarm systems are designed, installed, commissioned and maintained to BS 5839-1:2017 (non-domestic) and BS 5839-6:2019 (domestic), with system category (L1–L5, M, P1/P2) determined by the building use and evacuation strategy. Emergency lighting is specified to BS 5266-1:2016, with annual full-duration testing and monthly function checks logged in the fire log book.

Evacuation strategies and Personal Emergency Evacuation Plans

The default evacuation strategy in purpose-built residential blocks remains "stay put", predicated on the effectiveness of compartmentation. Where compartmentation is compromised, a temporary simultaneous evacuation strategy is implemented, often supported by a common alarm system and a waking watch. Personal Emergency Evacuation Plans (PEEPs) are prepared for residents with mobility or sensory impairments, aligned with the HSE's guidance and BS 9991.

Enforcement and why it matters

Since 2023, penalties for breaches of RRO 2005 include unlimited fines and imprisonment of up to two years. The Sentencing Council's guidelines ensure that large organisations face turnover-linked penalties running into millions of pounds. Beyond enforcement, a well-evidenced fire safety regime protects lives, protects the building fabric, protects resident confidence and protects the Responsible Person's personal liability.

Frequently asked · London

Answers for duty holders in London.

Does Firesurv deliver PAS 9980 FRAEW assessments for London residential blocks?+

Yes. PAS 9980 External Wall Fire Risk Appraisals on residential blocks above 11m are delivered by Level 5/Level 6 fire engineers. Where construction-stage documentation is inadequate (the most common scenario on 1990s-2010s London stock), we recommend and coordinate intrusive sampling to upgrade the confidence rating of the appraisal.

What's the difference between a Type 1 and a Type 4 FRA for a London block?+

A Type 1 FRA is a non-destructive assessment of the common parts and structural elements — the default annual requirement under the Fire Safety Order. A Type 4 FRA additionally includes destructive inspection of compartmentation in a representative sample of flats and is required where there is reason to suspect compartmentation defects (typically post-FSER 2022 or following an enforcement finding). Firesurv delivers both, scoped to the building's risk profile.

How does Firesurv support London Building Safety Act compliance?+

For Higher-Risk Buildings (≥18m or 7 storeys, ≥2 dwellings) we author the Safety Case Report under Section 84 of the BSA 2022, prepare the building registration package for submission to the Building Safety Regulator, and respond to BSR challenge correspondence. We coordinate with the Accountable Person, the Principal Accountable Person and the building's professional team throughout.

Does the London Fire Brigade require Firesurv FRAs to be IFE-registered?+

The LFB does not maintain a closed register of approved FRA providers, but it does scrutinise the competence of the assessor under Article 9 of the RR(FS)O 2005. All Firesurv FRA work is delivered by IFE members and FIA-recognised assessors, with FDIS certification for door inspection work and BAFE accreditation for the company. This is the competence evidence expected by the LFB at any enforcement-style scrutiny.

Do I need a Fire Risk Assessment?+

Yes. Under Article 9 of the Regulatory Reform (Fire Safety) Order 2005, every Responsible Person in non-domestic premises must carry out a suitable and sufficient Fire Risk Assessment. The Fire Safety Act 2021 extended the scope to include structure, external walls and flat entrance doors in multi-occupied residential buildings.

How often should a Fire Risk Assessment be reviewed?+

A Fire Risk Assessment must be reviewed regularly — typically annually — and whenever there is a significant change to the premises, occupancy or activities, or if the Responsible Person suspects it is no longer valid.

What is a Type 4 Fire Risk Assessment?+

A Type 4 FRA is a destructive fire risk assessment that inspects common parts and a sample of dwellings in a multi-occupied residential building. It is typically commissioned where the fire strategy may be compromised — for example due to known compartmentation defects.

Are fire door inspections a legal requirement?+

Yes. Under the Fire Safety (England) Regulations 2022, Responsible Persons of multi-occupied residential buildings above 11m must carry out quarterly inspections of common-parts fire doors and annual inspections of flat entrance doors. OEC delivers FDIS-aligned fire door inspections to BS 8214.

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