What Type of Fire Risk Assessment Do I Need?
If you’re responsible for a block of flats or residential building, you may have come across references to Type 1, Type 2, Type 3 and Type 4 fire risk assessments.
The difference between them mainly comes down to which parts of the building are inspected and whether the assessment is destructive or non-destructive.
For most buildings, a Type 1 assessment is the starting point. However, where there are concerns about the construction of the building, compartmentation or fire safety arrangements inside individual flats, a more detailed assessment may be appropriate.
Here’s a straightforward explanation of what each type involves.
Type 1 Fire Risk Assessment – Common Parts, Non-Destructive
A Type 1 fire risk assessment is the most common assessment for a purpose-built block of flats.
It covers the communal areas of the building, such as:
- corridors and stairwells
- entrance halls and lobbies
- shared escape routes
- communal facilities
- flat entrance doors, where applicable
- visible elements of the construction separating flats from common areas
The inspection is non-destructive, meaning walls, ceilings and other parts of the building are not opened up.
For many purpose-built blocks of flats, a Type 1 assessment will be appropriate unless there is reason to suspect significant problems with areas such as structural fire protection, compartmentation or fire stopping.
Type 2 Fire Risk Assessment – Common Parts, Destructive
A Type 2 fire risk assessment covers broadly the same areas as a Type 1 assessment but includes a degree of destructive inspection.
This means selected areas of the building may be opened up so that hidden construction and fire protection measures can be examined.
A Type 2 assessment isn't normally carried out as standard. It may be recommended where there is a genuine reason to suspect serious deficiencies in structural fire protection or compartmentation.
Because opening-up works may be required, a contractor will usually need to be involved so that areas can be safely opened and made good afterwards.
Type 3 Fire Risk Assessment – Common Parts and Flats, Non-Destructive
A Type 3 fire risk assessment includes the communal areas covered by a Type 1 assessment but also extends into a sample of individual flats.
The inspection remains non-destructive.
Within the flats, the assessor may consider areas such as:
- means of escape
- fire detection and smoke alarms
- internal fire doors
- compartmentation between flats and common areas
A Type 3 assessment can be appropriate where there are concerns about fire safety arrangements within individual dwellings as well as the communal parts of the building.
Type 4 Fire Risk Assessment – Common Parts and Flats, Destructive
A Type 4 fire risk assessment is the most comprehensive of the four.
It includes the scope of a Type 3 assessment but also involves destructive inspection within both communal areas and a sample of flats.
This may involve opening walls, ceilings or other areas of construction to examine hidden fire-resisting measures and compartmentation.
Because of the level of investigation involved, Type 4 assessments are generally used where there are significant concerns about the building's construction or where more detailed evidence of its fire safety measures is required. Contractors will normally be needed to assist with opening-up and reinstatement works.
So, Which Fire Risk Assessment Do I Need?
For many purpose-built blocks of flats, a Type 1 fire risk assessment will be the appropriate starting point.
A Type 2, 3 or 4 assessment shouldn't simply be chosen because it sounds more thorough. The appropriate level of assessment depends on the building, its history, any known fire safety concerns and the information already available.
Where a standard assessment identifies concerns about compartmentation, construction or fire precautions within flats, further investigation may then be recommended.
If you're unsure which type of fire risk assessment your building requires, it's worth discussing the premises with a competent fire risk assessor before commissioning the work.
Who Is Responsible for the Fire Risk Assessment?
Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must ensure that a suitable and sufficient fire risk assessment is carried out for relevant premises.
Changes introduced under Section 156 of the Building Safety Act 2022 also strengthened the requirements around recording fire risk assessments and fire safety arrangements. These changes came into force on 1 October 2023.
It is also worth noting that the law doesn't simply state that every fire risk assessment must be carried out once every 12 months. Article 9 requires the assessment to be reviewed regularly, and reviewed where there is reason to believe it is no longer valid or where there has been a significant change affecting the premises.
Need Help Choosing the Right Assessment?
Fire Risk Assessments North West provides professional fire risk assessment services for residential and commercial properties across Liverpool, Manchester, Cheshire, Lancashire and the wider North West.
If you're unsure which assessment is appropriate for your building, get in touch with some basic information about the property and we can advise on the next steps.