There are rules to make sure residential blocks of flats in England are safe if there is a fire. This guidance explains fire safety issues in the building itself, including the external walls, structure and shared areas. It covers: how to check if your building has fire safety issues what happens if fire safety issues are found staying in your home during fire safety repair work what to expect during and after fire safety repair work It does not cover fire safety inside individual flats, such as appliances or gas safety. You can read more about fire safety in flats . There are different fire safety rules in Scotland, Wales and Northern Ireland. Find guidance for: fire safety rules in Scotland fire safety rules in Wales fire safety rules in Northern Ireland

Check if your building has fire safety issues

The person or organisation responsible for fire safety in your building is called the ‘responsible person’. This is usually the person or organisation that owns the building. This could be: a freeholder a management company a Right to Manage company a housing association your local council They may appoint a managing agent to carry out day-to-day work. However, the responsible person remains legally responsible for fire safety. If you’re not sure who your responsible person is, check your lease, tenancy agreement or any letters or emails from your building management. If you rent your home, your landlord must give you information about fire safety in the building . If you live in a high-rise residential building If you live in a high-rise residential building (7 storeys or at least 18 metres high), there are also ‘accountable persons’ and a ‘principal accountable person’. They’re responsible for managing fire and structural safety risks. Find out more about accountable persons and principal accountable persons in high-rise residential buildings . You can check if your building is registered with the Building Safety Regulator . The register can help you find out who the principal accountable person is. If your building is not registered and you think it should be, contact the Building Safety Regulator . How to check if there may be fire safety issues You can ask your building owner, managing agent or landlord: if any fire safety risks have been identified what is being done to fix them for a copy of the fire risk assessment If you’re concerned about the external material on the outside of a building, known as cladding, you can tell Homes England . What your building owner or managing agent must do Your building owner or managing agent must: carry out a fire risk assessment tell you about the fire safety arrangements in the building review the assessment regularly and after significant events such as major building work or a fire tell you about any fire safety risks and what is being done to address them A fire risk assessment must consider: escape routes and emergency exits fire detection and warning systems fire safety equipment risks from the building’s external walls, structure and flat entrance doors evacuation procedures and plans the needs of vulnerable residents A fire risk assessment looks at the building’s overall safety. Sometimes it identifies concerns about the external walls and recommends more detailed checks. This may include a Fire Risk Appraisal of External Walls (FRAEW). A FRAEW is a specialist assessment of the materials and construction used on the outside of a building, such as cladding and insulation. Extra requirements for buildings over 18 metres For buildings over 18 metres, there are additional legal duties. Your building owner or managing agent must also: have a clear plan for telling you about building safety keep records of external wall construction have a system for handling complaints from residents and other building users share information with the local fire service Your responsibilities You also have a role in keeping your building safe. For example, you should: keep shared areas clear of anything that could block escape routes follow your building’s fire evacuation plan Common fire safety problems Fire safety problems (sometimes called ‘defects’) can increase the risk of fire spreading. These include: unsafe external wall systems (including cladding) insulation behind external wall systems issues with fire doors If your building has fire safety problems, find out about your rights and what should happen next . What to do if you’re not told about fire safety in your building Contact your building owner, managing agent or landlord first to ask for fire safety information. If you do not get a response or you’re still concerned, contact: your local fire and rescue service your local council Get help and advice You can get free advice from: Leasehold Advisory Service - free advice for leaseholders Citizens Advice - general advice on housing rights

If your building has fire safety issues

Your building owner, managing agent or landlord must tell you: what fire safety checks were carried out what work is planned to make the building safe when this work will happen Work may include: detailed fire safety checks urgent work to reduce immediate risk such as temporary fire alarms or extra fire wardens longer-term planned work to fix problems such as replacing unsafe materials on the outside of the building known as cladding changes to fire safety arrangements such as evacuation plans In some cases, you may need to leave the building while work is carried out. Who is responsible for fixing fire safety problems The building owner is usually responsible for fixing fire safety problems. This could be: a freeholder a management company a Right to Manage company a housing association a local council Developers or builders may be responsible for fixing problems they caused. You are responsible for fire safety inside your own home. What to do if your building is not being made safe A remediation order can be used to make a building owner fix major fire safety problems like cladding. Apply for a remediation order . Who pays to fix fire safety problems Who pays to fix fire safety problems depends on your housing situation. If you rent your home You should not normally be charged directly for fire safety repairs. If you think these costs are being passed on to you through your rent, you can get advice or challenge this. If you own your home Most leaseholders will not have to pay anything towards the cost of fixing major fire safety problems (like cladding). If you have a qualifying lease, you are protected from paying towards the costs for making your building safe. This includes a cap to the amount you may be asked to contribute through a service charge. You can check if you’ll have to pay to fix safety problems . In some cases, the law prevents building owners from passing other historical fire safety repair costs on to leaseholders. This depends on the type of building and your lease. You may be responsible for paying for smaller fire safety measures like fire doors. Check your contract to find out. What to do if work is not being paid for A remediation contribution order can be used to make a building owner or developer pay to fix issues they have caused.

Staying in your home during fire safety repair work

If your building has fire safety problems, work may be needed to make it safe. This work is called ‘remediation’. It can include replacing unsafe materials on the outside of the building (known as cladding) or fixing fire doors. In most cases, you can stay in your home while remediation work is planned or carried out. Your building owner, managing agent or landlord must tell you if it’s safe to stay in your home. Sometimes extra safety measures are used to reduce risk while work is being arranged and carried out, including: temporary fire alarms extra fire wardens changes to evacuation plans When you may have to leave your home temporarily In some cases, it may not be safe for you to stay in your home. You may need to move out temporarily if: there is a serious fire safety risk urgent work cannot be carried out safely while people are living in the building a fire and rescue service or the local council says the building is unsafe Who will tell you if you need to leave Your building owner, managing agent or landlord will usually tell you if you need to leave your home. In some cases, you may be told to leave by your local council or fire and rescue service. This can happen if they take formal action because they believe the building is unsafe. Whoever tells you to leave will explain: why you need to leave when you need to leave how long you are likely to be away what support is available when you can return to your home These arrangements may be set out in a legal agreement (known as a ‘Decant Agreement’). Before you move temporarily If you need to leave your home, your building owner or managing agent will help you prepare for the move. They will explain: what you need to take with you whether you need to move your belongings how your post will be redirected If you need help moving your belongings, ask your building owner or managing agent what support is available. Where you will stay Your building owner or managing agent will discuss arrangements for temporary accommodation if you need to leave your home. They will consider: the size of your household any medical or accessibility needs location, including the distance from work, family or school If the accommodation offered is not suitable, contact the building owner or managing agent. In some cases, your local council may provide emergency accommodation. Contact your local council if you need help with accommodation arrangements. Who pays for temporary accommodation Who pays for temporary accommodation depends on your housing situation. If you own your home The cost of temporary accommodation depends on your lease and any insurance cover in place. Contact your building owner or managing agent to find out what support is available through buildings insurance. You will still need to pay your mortgage and service charges while you are away. Contact your lender and building owner if you have questions about your payments. If you rent your home The cost of temporary accommodation depends on your tenancy agreement and any insurance cover available. You will still need to pay rent while you are away. You may still have to pay service charges. Check your tenancy agreement or talk to your landlord. If you live in social housing Your housing association or local council is responsible for the cost of temporary accommodation. You will still need to pay your rent and service charges. Check this with your local council or housing association. How long you may need to leave your home for The amount of time you need to stay in temporary accommodation depends on the work needed to make the building safe. Your building owner, managing agent or landlord should keep you updated on progress and how long it will take. You can return home when it is safe to do so. This may be before all work is complete if appropriate safety measures are in place. Your building owner, managing agent or landlord will tell you when you can return and what arrangements are in place.

During and after fire safety repair work

Your building owner, managing agent or landlord must keep you updated while fire safety work is being planned and carried out. They should tell you: what work is happening whether there are any delays or changes how long it is expected to take who to contact if you have questions or concerns They must follow the Code of Practice for the remediation of residential buildings . This sets out standards for communicating with residents, managing disruption and handling complaints. During the work While work is taking place, there may be disruption in and around your building. This can include: scaffolding or other temporary structures changes to entrances or access routes contractors working in shared areas Your building owner, managing agent or landlord must explain what is happening and how long any disruption is expected to last. If you have concerns during the work If you have concerns while work is taking place, contact your building owner or managing agent. They must tell you who to contact and how to report problems during the work. If the issue is not resolved, or you think there is a safety risk, contact your local council or local fire and rescue service . If your concern is about unsafe cladding, you can also tell Homes England . After the work is complete When the work is finished, your building owner, managing agent or landlord must confirm the building is safe. The work must be checked by qualified professionals to make sure it meets fire safety standards. You can ask your building owner, managing agent or landlord for confirmation that the work has been completed and the building meets fire safety standards. Keep this information as you may need it if you sell or remortgage your home. If you have concerns after the work is finished If you still have concerns about fire safety after the work is complete, contact your building owner, managing agent or landlord. If the issue is not resolved you can contact: your local council your local fire and rescue service the Housing Ombudsman , if you live in social housing Selling or remortgaging your home You may be asked about fire safety problems or remediation work when you sell or remortgage your home. You may be asked for information about: fire safety problems in the building work that has been completed or is planned fire risk assessments Fire Risk Appraisal of External Walls (FRAEW) external wall assessments, such as an External Wall System (EWS1) form building control completion certificates Your building owner, managing agent or landlord should tell you what information is available and how to request it.

Fire safety in flats in England: a guide for residents

Overview

There are rules to make sure residential blocks of flats in England are safe if there is a fire.

This guidance explains fire safety issues in the building itself, including the external walls, structure and shared areas.

It covers:

how to check if your building has fire safety issues
what happens if fire safety issues are found
staying in your home during fire safety repair work
what to expect during and after fire safety repair work

It does not cover fire safety inside individual flats, such as appliances or gas safety. You can read more about fire safety in flats.

There are different fire safety rules in Scotland, Wales and Northern Ireland. Find guidance for:

fire safety rules in Scotland
fire safety rules in Wales
fire safety rules in Northern Ireland

View a printable version of the whole guide

Fire safety in flats in England: a guide for residents

Overview

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Fire safety in flats in England: a guide for residents

Overview

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