The Types of Fire Risk Assessments
In the UK, fire risk assessments (FRAs) for multi-occupied residential buildings, such as blocks of flats, are categorised into four types based on their scope and intrusiveness. These assessments are mandated under the Regulatory Reform (Fire Safety) Order 2005 to ensure fire safety compliance. Below is a clear explanation of the differences between Type 1, Type 2, Type 3, and Type 4 fire risk assessments, tailored to the UK context.
Type 1 Fire Risk Assessment
– Scope: The most common and basic FRA, focusing only on the common parts of a building (e.g., corridors, stairwells, lobbies, communal entrances).
– Nature: Non-destructive, meaning no physical damage is done to the structure during the inspection.
– What’s Assessed:
– Escape routes, emergency lighting, and fire signage in communal areas.
– Fire detection and alarm systems in shared spaces.
– Fire doors leading to common areas (e.g., flat entrance doors, where access is arranged).
– When Used: Suitable for most purpose-built blocks of flats or conversions where there are no significant concerns about structural fire safety. It satisfies the minimum requirements of the Fire Safety Order.
– Limitations: Does not include private dwellings (flats) unless there’s a specific reason to suspect health and safety issues, and it doesn’t involve intrusive inspections.
– Example Scenario: A routine assessment for a well-maintained block of flats with no known structural issues.
Type 2 Fire Risk Assessment
– Scope: Similar to Type 1, focusing on common parts of the building, but includes destructive sampling to investigate potential fire risks.
– Nature: Destructive, involving physical inspection of hidden areas (e.g., opening up walls, ceilings, or floors to check compartmentation or fire-stopping).
– What’s Assessed:
– Integrity of fire compartmentation in communal areas (e.g., cavity barriers, fire-stopping in concealed spaces).
– Structural elements that could contribute to fire spread if defective.
– When Used: Recommended only when a Type 1 FRA identifies serious concerns about structural flaws (e.g., inadequate compartmentation) that could lead to fire spread. It’s not a standard procedure and requires clear justification.
– Challenges: Requires a contractor to open and repair inspected areas, and is typically done when the property is vacant. For buildings constructed before 2000, an asbestos assessor may be needed due to potential hidden asbestos.
– Example Scenario: A Type 1 FRA raises concerns about fire-stopping in a service riser, prompting a Type 2 to investigate further.
Type 3 Fire Risk Assessment
– Scope: Extends beyond Type 1 to include both common parts and individual flats, assessing fire safety measures within private dwellings.
– Nature: Non-destructive, relying on visual inspections without damaging the structure.
– What’s Assessed:
– Means of escape, fire detection (e.g., smoke alarms), and fire alarms within flats.
– Fire resistance of internal flat doors and compartmentation between flats.
– General fire safety conditions inside flats (e.g., layout, potential hazards).
– When Used: Necessary when there’s reason to suspect fire risks inside flats, such as in older buildings, rented flats, or properties with suspected unauthorized alterations. It goes beyond the Fire Safety Order’s minimum requirements but must comply with the Housing Act.
– Challenges: Arranging access to individual flats can be difficult, especially in leasehold properties. It’s easier to conduct in rented or vacant flats.
– Example Scenario: A landlord acquires an older block of flats and suspects inadequate fire detection or compartmentation inside flats, prompting a Type 3 FRA.
Type 4 Fire Risk Assessment
– Scope: The most comprehensive, covering both common parts and individual flats, with destructive sampling in both areas.
– Nature: Destructive, involving intrusive inspections (e.g., opening walls, ceilings, or floors in flats and communal areas) to assess hidden fire risks.
– What’s Assessed:
– Compartmentation and fire-stopping in both common areas and flats.
– Structural integrity related to fire safety across the entire building.
– Detailed analysis of fire safety management systems, policies, and training (in some cases).
– When Used: Required in exceptional circumstances, such as when a Type 1 or Type 3 FRA identifies serious defects in both common areas and flats, or when a new landlord acquires a building with a suspicious construction history (e.g., unknown or substandard work). It’s also used for high-risk buildings, like high-rise residential blocks, or after a serious fire incident.
– Challenges: Highly complex, requiring coordination with contractors for access, inspection, and repairs. Access to flats is difficult, and pre-2000 buildings may need asbestos assessments. It’s time- and resource-intensive.
– Example Scenario: A high-rise block with suspected compartmentation issues in both communal areas and flats, or a newly acquired property with no reliable construction records, necessitates a Type 4 FRA.
Additional Notes
– Legal Context: The Fire Safety Order 2005 requires a “competent person” to conduct FRAs, and records must be kept for premises with five or more occupants or licensed buildings. The Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 further clarify responsibilities, including assessing external walls and flat entrance doors.
– Choosing the Right Type: Type 1 is usually sufficient for most buildings. Types 2, 3, or 4 are only recommended if a Type 1 FRA identifies specific risks or if there’s a justified need (e.g., building age, construction concerns). Over-specifying a more intrusive FRA without cause is unnecessary and costly.
– Practical Considerations: For older buildings (pre-2000), Types 2 and 4 require asbestos checks due to destructive sampling. Access to leasehold flats for Types 3 and 4 can be legally challenging, making rented or vacant properties easier to assess.
– Critical Perspective: While guidelines emphasize escalating to more intrusive FRAs based on evidence, there’s debate about over-recommending Type 4 assessments, which can be burdensome for landlords without clear justification. The Grenfell Tower Inquiry has heightened scrutiny on compartmentation and high-rise safety, influencing Type 4 recommendations for complex buildings.
Conclusion
Type 1 FRAs are the default for most residential buildings, focusing on communal areas non-destructively. Type 2 adds destructive sampling to common areas for specific structural concerns. Type 3 extends to flats non-destructively for broader fire risk concerns, while Type 4 is the most thorough, involving destructive inspections in both flats and common areas for high-risk or problematic buildings. Always start with a Type 1 FRA and only escalate to Types 2, 3, or 4 with clear justification to balance compliance, cost, and practicality. For tailored advice, consult a competent fire risk assessor, and refer to government guidelines or professional services like us at Staines Safety Services Ltd.