Fire regulations explained: what owners must do

If you are a director of the residents' management company for a converted house in Twickenham, that role usually makes you the responsible person for the shared parts of the building. The law places the duty on whoever controls the communal areas, which in an RMC structure means the directors acting together.

Understanding who is the responsible person matters because that individual or group must arrange a fire risk assessment and act on its findings. For a typical Victorian conversion, the hallways, stairs and entrance lobby fall under this duty. Private flats remain the owner's concern, but the structure holding them together does not.

Fire safety duties for flat owners extend beyond keeping their own front door shut. Directors carry rmc fire safety obligations that include maintaining escape routes and ensuring fire separation between the flats. A specialist firm can assess the building and produce the paperwork needed to meet these requirements. Read more about [who qualifies as the responsible person](/responsible-person/who-is-responsible).

A common question from people managing a small block is whether they need a written fire risk assessment, or if an informal walk round of the communal stairs is enough. Since 2023, the law requires a written record for all buildings with two or more dwellings sharing common parts. An informal look around no longer satisfies the requirement.

Communal stairway fire rules apply to every shared space, including lobbies, landings and corridors. The written document must identify hazards, name the people at risk and set out what needs doing. For a fire risk assessment Twickenham block managers commission, the specialist firm inspects the building, writes the report and lists any remedial steps.

The assessor records the condition of doors, alarms and escape routes. That document becomes the baseline for future reviews and the proof that duties are being met. Find out how to [arrange an assessment in Twickenham](/responsible-person/arranging-an-assessment-twickenham) when you are ready to proceed.

Buildings with commercial units on the ground floor and residential flats above face specific fire safety duties. If you manage four flats above shops on Heath Road, the residential part must be separated from the shop by a fire-resisting floor and ceiling. The shop operator has separate duties for their premises, but the landlord or managing agent handles the residential escape route.

Which duties actually apply depends on the layout. Shared stairs serving the flats must remain clear, and the doors between the shop and the stairwell need to resist fire and smoke. A compartmentation survey checks those barriers. The specialist firm examines the construction and reports on any gaps where smoke could travel from the shop into the homes above.

Managing agents often handle the day-to-day work, but the legal duty stays with the building owner or the RMC. Guidance on [fire safety for flats above shops](/responsible-person/flats-above-shops-twickenham) covers the division of responsibility in mixed-use buildings like those found across Twickenham.

Victorian houses converted into flats in St Margarets or East Twickenham change over time. Residents move in and out, furniture appears in hallways, and maintenance work alters the building fabric. Because of this, the assessment needs regular review. How often it should be reviewed depends on the building's age, size and how quickly things change inside it.

A typical review interval for a small conversion is every twelve months, or sooner if significant work takes place. Adding a new alarm system, replacing doors or changing the layout of a hallway all warrant a fresh look. The original report sets a recommended date, and the responsible person must act on it.

Failing to review the document leaves the building without current paperwork. If conditions have changed since the last inspection, the old report no longer reflects reality. Details on [when an assessment expires](/responsible-person/how-often-reviewed-twickenham) explain the timing for different building types in the area.

If the London Fire Brigade inspects your block and you have no paperwork, the visit will not end with advice alone. Inspectors expect to see a written assessment and evidence that its recommendations have been followed. Without those documents, they can issue a formal notice requiring action within a set period.

A London Fire Brigade enforcement notice carries legal weight. Ignoring it can lead to prosecution, and the notice itself becomes a matter of public record. For a small block in Twickenham, the inspector will look at the communal stairs, the condition of fire doors and whether residents know how to evacuate.

Having the paperwork in place before an inspection happens removes the pressure. The specialist firm produces the written assessment, and the responsible person keeps it available for any visiting officer. Read what to do if you receive an [enforcement notice](/responsible-person/enforcement-notice) and how to respond within the deadline.

Buildings insurers ask whether the property meets its legal obligations. Fire safety records form part of that compliance. If you are behind on your assessment or have ignored recommendations in an existing report, the insurer may treat the building as higher risk. In some cases, they can reduce the cover or decline a claim following a fire.

Managing agents hold their own professional indemnity insurance, but that policy protects the agent, not the building. The freeholder or RMC needs a buildings policy that remains valid, and insurers increasingly request proof of a current fire risk assessment before renewing terms.

Keeping records up to date protects the financial position of everyone living in the block. It also gives residents confidence that the building they live in is being managed properly. A specialist firm can advise on the documentation insurers typically expect to see during their underwriting process.

People often ask what the assessment costs for a block of their size and how long it takes to receive the report. The fee depends on the number of storeys, the complexity of the layout and whether additional surveys are needed. A straightforward four-storey conversion in Twickenham takes less time than a large purpose-built block.

Once the specialist firm completes the site visit, the written report usually follows within a few working days. That document sets out findings, grades the risks and lists any actions required. It does not commit you to buying further services from anyone.

If the report lists work on fire doors or alarms, the responsible person arranges it. A separate contractor handles the physical repairs. Disruption for residents is generally limited to short periods when doors are replaced or alarms tested in hallways. The specialist firm advises on scheduling so residents know what to expect. See what a [fire risk assessment covers](/fire-safety/fire-risk-assessment-twickenham) and how the pricing works for local buildings.