Fire safety in tower blocks and high-rise residential buildings is a critical issue, requiring robust fire risk management, effective passive fire protection, and clear legal accountability.
Following the Grenfell Tower tragedy in 2017, fire safety in high-rise residential buildings came under intense scrutiny. This led to major changes in how fire safety legislation is applied, enforced, and managed in tower blocks across England and Wales.
Today, Responsible Persons must ensure that fire safety measures extend beyond internal layouts and escape routes to include external walls, balconies, flat entrance doors, and ongoing building safety management.
This page outlines the current legal framework, practical fire safety requirements, and key control measures required to keep tower blocks compliant and residents safe.
Contents
- 1 Fire Risk Assessments in Tower Blocks
- 2 Building Compartmentation and the Stay-Put Strategy
- 3 Fire Detection and Alarm Systems
- 4 Clear and Protected Escape Routes
- 5 Fire Doors in Tower Blocks
- 6 Fire Safety Policies and Procedures in Tower Blocks
- 7 Fire Safety Management and Resident Information
- 8 Key Fire Protection Measures in Tower Blocks
- 9 Who Is Responsible for Fire Safety in Tower Blocks?
- 10 Our Experience With Fire Safety in Tower Blocks
- 11 Conclusion
- 12 FAQ – Fire Safety in Tower Blocks
- 12.1 What Fire Safety Legislation Applies to Tower Blocks?
- 12.2 Who Is Responsible for Fire Safety in a Tower Block?
- 12.3 Do Tower Blocks Require Regular Fire Risk Assessments?
- 12.4 What Is the Stay-Put Policy and Does It Apply to All Tower Blocks?
- 12.5 What Fire Door Requirements Apply to Tower Blocks?
- 12.6 Are External Wall and Cladding Systems Included in Fire Safety Duties?
- 12.7 What Fire Safety Information Must Be Provided to Residents?
- 12.8 How Can Fire Safety in Tower Blocks Be Managed Effectively?
Fire Risk Assessments in Tower Blocks
For clarity, high-rise residential buildings are commonly defined as those at least 18 metres in height or with seven or more storeys and containing two or more residential units. These buildings are subject to enhanced safety and management expectations, particularly where evacuation strategies, fire door performance, and fire safety information are concerned.
The Responsible Person has a legal duty under the Regulatory Reform (Fire Safety) Order 2005, as clarified by the Fire Safety Act 2021, to ensure that a suitable and sufficient fire risk assessment is in place for a tower block.
Fire risk assessments must consider:
- The building structure
- External walls, including cladding and balconies
- Flat entrance doors opening onto common parts
- Fire doors within common areas
- Means of escape and evacuation strategies
- Fire detection and warning systems
- Emergency lighting
- Firefighting equipment
- Fire safety management arrangements
There is no fixed legal requirement for annual assessments. Instead, fire risk assessments must be reviewed regularly and updated whenever significant changes occur, such as alterations to the building, changes in occupancy, or new risks being identified.
For purpose-built blocks of flats, different types of fire risk assessment may apply depending on building complexity, height, and risk profile.
For purpose-built residential buildings, different types of fire risk assessment for flats may be appropriate depending on building height, layout, construction, and risk profile.
Building Compartmentation and the Stay-Put Strategy
Compartmentation is a core principle of fire safety in tower blocks. Buildings are divided into fire-resisting compartments—typically individual flats and protected common areas—designed to contain fire and smoke for a defined period.
This approach supports the traditional stay-put strategy, where:
- Occupants of the flat where the fire starts evacuate
- Other residents remain in their flats unless instructed otherwise
However, stay-put is not automatic. Its suitability depends on:
- The effectiveness of compartmentation
- Fire door integrity
- External wall construction
- Fire risk assessment findings
Where compartmentation cannot be relied upon, alternative evacuation strategies may be required. A competent fire risk assessor should always confirm whether a stay-put policy remains appropriate.
Where concerns exist about the integrity of compartmentation, fire compartmentation surveys can be used to assess fire-resisting construction and identify breaches that could allow fire or smoke to spread beyond the flat of origin.
Guidance from the National Fire Chiefs Council (NFCC) highlights that stay-put strategies rely on effective compartmentation and must be regularly reviewed where building design or fire risk changes.
Fire Detection and Alarm Systems
Fire detection and warning arrangements in tower blocks vary depending on building design and evacuation strategy.
Typical requirements include:
- Domestic smoke alarms within individual flats
- Fire detection in common parts where required by risk assessment
- Interlinked systems where appropriate
- Regular testing and maintenance
Fire alarm provision must align with the building’s fire strategy and should not undermine compartmentation by causing unnecessary mass evacuation unless specifically designed to do so.
Clear and Protected Escape Routes
Protected escape routes are essential in tower blocks and must:
- Be clearly signed
- Be fitted with appropriate emergency lighting
- Remain free from combustible materials and obstructions
- Be constructed using fire-resisting materials
Routine inspections should ensure that corridors, stairwells, and lobbies are kept clear and that residents are not storing items that could obstruct evacuation or increase fire load.
Fire Doors in Tower Blocks
Fire doors are a critical life-safety component in high-rise residential buildings.
They are essential for:
- Maintaining compartmentation
- Preventing the spread of smoke and fire
- Supporting stay-put strategies
- Protecting escape routes
Fire doors in tower blocks must:
- Be correctly specified and installed
- Include intumescent and cold smoke seals
- Be fitted with self-closing devices
- Remain in good condition and free from damage
Under Regulation 10 of the Fire Safety (England) Regulations 2022, Responsible Persons in England must ensure that:
- Fire doors in common parts of buildings over 11 metres are checked at least every three months
- Flat entrance doors are checked at least annually
- Residents are provided with information about the importance of fire doors
Regular fire door inspections play a vital role in maintaining compartmentation in tower blocks, helping ensure that doors remain effective in resisting the spread of fire and smoke.
Fire Safety Policies and Procedures in Tower Blocks
Effective fire safety in tower blocks depends not only on physical fire protection measures, but also on clear policies, procedures, and ongoing management arrangements.
The Responsible Person must ensure that fire safety responsibilities are clearly defined, fire risk assessment findings are acted upon, and appropriate records are maintained. This includes managing inspection regimes, responding to defects, coordinating contractors, and ensuring that fire safety measures remain effective over time.
Clear communication with residents forms an essential part of fire safety management. Fire Action Notices should be displayed in common areas, and residents should be provided with relevant fire safety information, including guidance on evacuation strategies, fire doors, and keeping escape routes clear.
Well-maintained fire safety policies and procedures help ensure that fire safety arrangements are understood, consistently applied, and capable of being relied upon in the event of an emergency.
Fire Safety Management and Resident Information
Effective fire safety in tower blocks depends on more than physical measures alone.
Responsible Persons must ensure that:
- Fire safety arrangements are documented and maintained
- Fire Action Notices are clearly displayed in common areas
- Residents receive fire safety information in line with Regulation 10
- Contractors and staff understand fire safety responsibilities
Clear communication helps reduce unsafe behaviours, such as wedging open fire doors or storing combustible items in escape routes.
In England, the Fire Safety (England) Regulations 2022 introduced additional fire safety management duties for certain multi-occupied residential buildings. These include providing up-to-date building and floor plans to the Fire and Rescue Service, maintaining a secure information box containing key fire safety documents, and supplying residents with relevant fire safety information. These measures are intended to support effective incident response and improve ongoing fire safety management in high-rise residential buildings.
Key Fire Protection Measures in Tower Blocks
Fire Doors
Fire doors typically provide FD30 to FD120 levels of fire resistance, depending on location and risk. Flat entrance doors should generally achieve FD30S as a minimum unless a higher rating is justified by the fire risk assessment.
Smoke Detection
Domestic smoke alarms should be installed in all flats, particularly along escape routes, and maintained in accordance with manufacturer guidance.
Escape Routes
Escape routes must be protected, unobstructed, and capable of remaining safe for the duration required by the building’s fire strategy.
Dry Risers
Dry risers are required in buildings between 18 and 60 metres in height. They must be maintained with:
- Visual inspections every 6 months
- Full wet testing every 12 months
In addition to formal inspection and testing regimes, responsible persons for high-rise residential buildings may also be required to carry out routine visual checks of essential firefighting equipment, ensuring that systems remain accessible, undamaged, and ready for use in the event of an emergency.
External Wall Fire Risk Assessment
External walls and cladding systems must be assessed as part of the fire risk assessment following the Fire Safety Act 2021. This may involve intrusive or non-intrusive surveys depending on construction and risk.
EWS1 forms are not a legal fire safety requirement, but may be requested for valuation or lending purposes. Fire risk assessors should focus on legal compliance, not mortgage processes.
Who Is Responsible for Fire Safety in Tower Blocks?
Fire safety responsibilities are shared, but overall accountability rests with the Responsible Person, usually the building owner or managing agent.
- Landlords/managing agents are responsible for common parts
- Leaseholders and tenants have duties within their flats
- Cooperation between parties is essential
Our Experience With Fire Safety in Tower Blocks
At Fire Risk Assessment Network, we regularly support Responsible Persons, managing agents, and building owners with fire safety compliance in tower blocks and high-rise residential buildings.
In practice, we frequently encounter issues such as compromised compartmentation, poorly maintained fire doors, unclear evacuation strategies, and gaps between fire risk assessments and day-to-day fire safety management.
Our work involves carrying out fire risk assessments, fire door inspections, and compliance reviews that take account of the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022. We focus on practical, proportionate recommendations that support resident safety while remaining realistic for building management teams to implement.
From purpose-built blocks of flats to complex mixed-use high-rise buildings, our experience shows that effective fire safety in tower blocks depends on ongoing inspection, clear responsibilities, and competent oversight rather than one-off assessments.
Conclusion
Fire safety in tower blocks requires a comprehensive, ongoing approach that combines effective building design, robust fire protection systems, and proactive fire safety management.
Modern fire safety legislation now places clear responsibilities on Responsible Persons to consider structure, external walls, fire doors, and resident information, supported by regular inspection and review.
We support Responsible Persons in managing fire safety in tower blocks through professional fire risk assessments, fire door inspections, and compliance reviews aligned with current UK legislation.
If you require expert support to assess or improve fire safety arrangements in a tower block, contact us today.
FAQ – Fire Safety in Tower Blocks
What Fire Safety Legislation Applies to Tower Blocks?
Fire safety in tower blocks is primarily governed by the Regulatory Reform (Fire Safety) Order 2005, as clarified by the Fire Safety Act 2021. In England, additional duties are set out in the Fire Safety (England) Regulations 2022, which introduced specific requirements relating to fire doors, resident information, and ongoing fire safety management in certain residential buildings.
Who Is Responsible for Fire Safety in a Tower Block?
The overall responsibility for fire safety in a tower block sits with the Responsible Person, typically the building owner, landlord, or managing agent. While residents have duties within their own flats, the Responsible Person is legally responsible for fire safety in common parts and for ensuring that fire risk assessments, inspections, and management arrangements are in place.
Do Tower Blocks Require Regular Fire Risk Assessments?
Yes. Tower blocks must have a suitable and sufficient fire risk assessment, which must be kept under review and updated where necessary. There is no fixed legal requirement for an annual assessment; instead, reviews should take place when there are changes to the building, occupancy, or fire risk profile, or where issues are identified through inspections or incidents.
What Is the Stay-Put Policy and Does It Apply to All Tower Blocks?
The stay-put policy is a fire safety strategy commonly used in purpose-built blocks of flats, based on effective compartmentation that prevents fire from spreading beyond the flat of origin. However, stay-put does not automatically apply to all tower blocks. Its suitability must be confirmed by a fire risk assessment and may be withdrawn if compartmentation, fire doors, or external walls are compromised.
What Fire Door Requirements Apply to Tower Blocks?
Fire doors are critical to maintaining compartmentation in tower blocks. In England, Regulation 10 of the Fire Safety (England) Regulations 2022 requires fire doors in common parts of residential buildings over 11 metres to be checked at least every three months, and flat entrance doors to be checked at least annually. Fire doors must be properly specified, fitted with self-closing devices, and maintained in good condition.
Are External Wall and Cladding Systems Included in Fire Safety Duties?
Yes. The Fire Safety Act 2021 clarified that external walls, including cladding, insulation, and balconies, fall within the scope of the Fire Safety Order. These elements must be considered as part of the fire risk assessment, particularly in high-rise and multi-occupied residential buildings.
What Fire Safety Information Must Be Provided to Residents?
In England, Responsible Persons must provide residents with fire safety information under the Fire Safety (England) Regulations 2022. This includes information on fire doors, evacuation strategies, and how residents can help maintain fire safety, such as keeping doors closed and escape routes clear.
How Can Fire Safety in Tower Blocks Be Managed Effectively?
Effective fire safety in tower blocks depends on a combination of robust fire risk assessments, regular inspections, competent fire safety management, and clear communication with residents. Ongoing monitoring and maintenance are essential to ensure that fire safety measures remain effective over time.
