REDACTED Fire Risk Assessment Needs and Actions

Fire Risk Assessment

15th January 2026

Contents Contents

2

1.0 - Fire Risk Assessment Report

4

2.0 - DUE DILIGENCE NOTICE

6

3.0 - EXECUTIVE SUMMARY

6

4.0 - Building Description, Facilities and Use

10

4.0 - Building Description

10

5.0 - Building Occupancy

12

6.0 - Identification of People at Risk

13

7.0 - Fire Hazards and their Elimination or Control

13

8.0 – Smoking

14

9.0 - Portable Heaters and Heating Installations

14

10.0 - Lightning Protection

14

11.0 - Cooking

15

12.0 - Fire History and Arson

15

13.0 - Housekeeping

15

14.0 - Hazards Introduced by Outside Contractors and Building Works

16

15.0 - Dangerous Substances and Explosive Atmospheres Regulations (DSEAR)

17

16.0 - Other Significant Fire Hazards That Warrant Consideration

17

17.0 - Fire Protection Measures

17

18.0 - Emergency Escape Lighting

18

19.0 - Measures to Limit Fire Spread & Development

19

20.0 - Fire Doors (Communal)

19

21.0 - Flat Entrance Doors

20

22.0 - Fire Safety Signs and Notices

20

23.0 - Means of Giving Warning in Case of Fire

21

24.0 - Fire-Fighting Equipment

22

25.0 - Management of Fire Safety

22

26.0 - Training and Drills

23

27.0 - Testing and Maintenance

24

28.0 - Report Validation

26

29.0 - Certificate of Conformity

27

2|Page

Appendix A – Risk Ratings and Priorities

28

Appendix B – Responsibilities

31

Appendix C – Legislation

35

Appendix D – Disclaimer

40

3|Page

1.0 - Fire Risk Assessment Report Date of Assessment

15th January 2026

Type of Assessment

Type 1 (Visual to common areas only)

Recommended date of review

January 2029, or if there are any material or operational changes, or a fire incident.

Name of Assessor UPRN (Unique Property Reference Number) Building Address * The recommended date of review is subject to the risk remaining the same as that encountered at the time of this assessment, if the risk changes, then a review may be required earlier than the date given above.

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Date of Previous FRA and are all actions complete and signed off?

This building has been inspected in accordance with the following legislation?

This building has been inspected in accordance with the following Fire Safety Guidance?

25th September 2025 It is unclear if all previous action points have been actioned. Any remaining or additional actional measures are contained within this Fire Risk Assessment.

The Regulatory Reform (Fire Safety) Order 2005.

The Building Safety Act 2022.

The Fire Safety (England) Regulations 2022.

Fire Safety in Purpose Built Blocks of Flats.

The Responsible Person for the building is: The person responsible for the day-to-day operation of the site is: The Fire Safety Manager for the building is: The Enforcing Authority is: Associated Documents: Building Risk Rating:

Nottinghamshire Fire and Rescue Service (NFRS) It is essential that the associated FRA ACTION Plan is read in conjunction with this document.

Inherent Risk Rating (Current) Residual Risk Rating (All actions complete)

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2.0 - DUE DILIGENCE NOTICE 2.1 - Are there conditions where there is an immediate risk to life safety?

No conditions present at the time of the inspection that pose an immediate risk to life safety.

(Write summary and raise separate Due Diligence form if required)

3.0 - EXECUTIVE SUMMARY 3.1 - Fire Alarm

No additional measures are required

Description of new system or amendments required.

3.2 - Emergency Lighting

No additional measures are required

Description of new system or amendments required.

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3.3 - Compartmentation Issues and Fire Door Remedial Works Description of required compartmentation works and fire door remedial actions.

Compartmentation No obvious breaches in compartmentation were observed between the individual dwellings and the communal areas.

During the inspection it was noted fire stopping works had recently been undertaken within the communal areas, which included the fitting of intumescent grilles to vents and fire stopping of electrical cables which enter into the individual dwellings from the communal area.

See raised action 1001507-3 for further details It was not possible to access the cupboards on the ground floor and therefore not possible to check for any breaches in compartmentation within them.

It is recommended that the cupboards on the ground floor are checked to ensure there are no breaches in compartmentation. Any breaches in compartmentation should be fire stopped with a proprietary sealing system by a 3rd party passive fire protection contractor.

Fire Doors It was not possible to access the cupboards in the building and therefore not possible to fully check the doors. A visual check of the doors from the communal area identified no issues the gaps around the cupboard doors were checked and found to be compliant with current guidance. i.e. - The gap sizes around the door were in accordance with current guidance. i.e. – side and head gaps: 2-4 mm, bottom threshold gap: up to 8mm.

It is recommended that the cupboard doors are checked to ensure that they comply with current standards.

See raised action 1001507-4 for further details A sample inspection of a flat entrance door was conducted at Flat 31. The door appeared to be of 44mm solid-core timber construction supported by three fire-rated hinges and featuring a fire-resisting letterbox and spy hole and was considered to be a FD30s door.

It is understood that the duty holder has implemented a regime of regular inspections for all flat entrance doors, However, the following defects were identified: Flat 31: The self-closing device had been removed. As a self-closing door is a critical component of the building's compartmentation strategy, this is a significant non-compliance.

Under the Fire Safety (England) Regulations 2022, the duty holder must ensure that the flat entrance doors are maintained in an effective state of repair to prevent the spread of fire and smoke into the common parts. These checks are designed to ensure that doors remain in an effective state of repair, with specific focus on the condition of self-closing devices, intumescent strips, and cold smoke seals.

See raised action 1001507-5 for further details

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3.4 – Fire-fighting equipment, Fire Suppression and Risers

No additional measures are required

Description of additional measures and required remediation

3.5 – Other Description of any other hazards and required remediation.

External Walls Information has been provided which indicates that external walls of the building have been treated with a ‘Lamdatherm’ EPS External Wall Insulation System (EWIS).

‘Lambdatherm’ is an Expanded Polystyrene (EPS) product typically rated as Euroclass E/F (combustible). As a combustible material, it poses a risk of external fire spread, particularly in light of the height of the premises.

The external wall system, i.e. the render and insulation material is typically rated as Euroclass B (limited combustibility) It is possible for a fire to bypass the "Class B" render (e.g., through a broken window or around a boiler flue) and ignite the "Class E/F" EPS core. Once the core ignites, the render can delaminate, leading to rapid "secondary" fire spread up the facade.

Because the wall contains combustible insulation, the risk cannot be determined by a standard visual inspection alone.

It is recommended that a PAS 9980 Fire Risk Appraisal of the External Walls (FRAEW) is commissioned to evaluate the risk to life safety. Pending the results of the report, the current evacuation strategy should be reviewed to ensure that it remains appropriate.

See raised action 1001507-7 for further details Housekeeping Housekeeping within the premises was generally found to be of a good standard. However, at the time of inspection, several potted plants were observed in the communal area on the top floor. This represents a localized increase in fire loading and a potential obstruction to the means of escape.

While the building is otherwise well-maintained, these items should be removed immediately to ensure the escape routes remain sterile.

The potted plants identified within the communal areas should be removed, and all residents should be reminded of the importance of keeping these areas clear of any combustible items or material. It is recommended that the communal areas within the premises are regularly monitored by to prevent any recurrence of this issue.

See raised action 1001507-2 for further details Lightning Protection Documentation provided for review confirms that a recent specialist inspection and continuity test of the Lightning Protection System (LPS) resulted in a 'Fail' outcome. The test report indicates that the system does not currently meet the requirements of BS EN 62305 due to identified defects Consequently, the building cannot be considered adequately 8|Page

protected against the effects of a lightning strike, which poses a risk of structural damage or fire.

It is recommended that the duty holder commissions a competent lightning protection specialist contractor to undertake all necessary remedial works as identified in the failed test report.

See raised action 1001507-1 for further details Testing and Maintenance Records provided confirm that a full three hour discharge test is conducted annually on the emergency lighting system by a competent contractor.

However, there was no evidence available at the time of inspection to confirm that a monthly test on the system being carried out.

If not already in place, a programme of monthly testing for the emergency lighting system in accordance with BS 5266-1. should be implemented.

See raised action 1001507-6 for further details

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4.0 - Building Description, Facilities and Use 4.0 - Building Description 4.1 Age of Building 4.2

What is the premises used for?

4.3

Brief Details of Construction

4.4

Does the external wall system, balconies or attachments (if present) require appraisal under PAS 9980 - Fire Risk Appraisal of the External Wall (FRAEW)?

(If required, follow stage 1 of the FRAEW process and detail the findings confirming the next steps.)

It is estimated that the premises was constructed in between the late 1970s and early 1980s The premises is used for ‘General Needs’ residential accommodation.

The premises is comprised of a five storey, purpose built residential block flats, of traditional masonry construction.

Several flats on the upper storeys feature external metal balconies. The external elevations appear to be fitted with an External Wall Insulation (EWI) system.

The building is topped with a flat roof. Internally, floors are of concrete construction, and a single reinforced concrete staircase provides a vertical means of escape from the 5th floor to ground floor level. The ventilation to the staircase is provided by openable windows.

Permanent ventilation is also provided at the head of the staircase and above the main entrance door.

Although not confirmed, it is assumed that masonry walls separate the flats from the communal areas.

Information has been provided which indicates that external walls of the building have been treated with a ‘Lamdatherm’ EPS External Wall Insulation System (EWIS).

‘Lambdatherm’ is an Expanded Polystyrene (EPS) product typically rated as Euroclass E/F (combustible).

As a combustible material, it poses a risk of external fire spread, particularly in light of the height of the premises.

The external wall system, i.e. the render and insulation material is typically rated as Euroclass B (limited combustibility) It is possible for a fire to bypass the "Class B" render (e.g., through a broken window or around a boiler flue) and ignite the "Class E/F" EPS core. Once the core ignites, the render can delaminate, leading to rapid "secondary" fire spread up the facade.

Because the wall contains combustible insulation, the risk cannot be determined by a standard visual inspection alone.

It is recommended that a PAS 9980 Fire Risk Appraisal of the External Walls (FRAEW) is commissioned to evaluate the risk to life safety. Pending the results of

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4.0 - Building Description the report, the current evacuation strategy should be reviewed to ensure that it remains appropriate.

4.5

Building Footprint in sqm

Estimated as 220m²

(approximate)

4.6

Is the premises a listed building?

No, the building in not listed or of special interest.

If yes, detail the listing number and details of the listing

4.7

Description of Layout Estate agent summary detailing all areas including fire exits, stairs, plant etc

4.8 4.9

Parts of the building assessed Parts of the building not assessed/visited with `

4.10

Number of Floors Ground and Above Number of floors below ground Does the building have any mezzanine floors?

4.11 4.12

There is a total of 5 floors in the building, including the ground floor. The ground floor is comprised of the main entrance, which provides access to a hallway, a single staircase, three residential flats and two cupboards, one of which appears to be the electrical cupboard. It should be noted that access to the cupboards was not possible at time of the assessment.

The 3rd and 5th floor each contain 4 residential flats.

The 2nd and 4th floors are landings within the stairwell and do not contain any flats.

A hatch was provided in the ceiling on the 5th floor landing, which provided access to the top of the building via a void.

It was noted that floor identification signage is provided within the communal areas. These plates provide clear wayfinding information by identifying the floor level and the specific range of flat numbers accessible on that storey.

All common parts of the building were assessed.

The residential flats were not inspected as this is outside the scope of a Type 1 Fire Risk Assessment.

No access was possible to the cupboards on the ground floor of the building.

5 0 None

(if so detail location, size, access and use)

4.13 4.14 4.15 4.16

Number of Protected stairs and their location Number of Accommodation stairs and their location Number of External stairs and their location Description and location of any High-Risk Areas

None A single accommodation stair is located centrally to the building.

None None

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4.0 - Building Description 4.17 Does the building have any passenger, platform goods, firefighting lifts (Detail type and locations if present) 5.0 - Building Occupancy 5.1 Building Occupancy

None

Single

(Single or Multiple)

5.2 5.3

5.4

5.5 5.6

5.7 5.8 5.9

What is the building occupancy user group?

Days and hours of which building is in use and any out of hours activities that take place?

Approximate maximum number of occupants in total Approximate maximum number of employees at any one time Approximate maximum number of members of the public at any one time Number of fire wardens / fire marshals on site Are young persons employed within the premises?

Evacuation Strategy – e.g. phased, simultaneous, Stay Put/Stay Safe etc.

‘General Needs’ Residential Accommodation The building is considered to be occupied 24/7, 365 days a year by its residents.

The approximate maximum number of occupants in the building is considered to be 22 - this is based on an assumption of two persons per flat.

None – The premises does not have any permanent staff on site Unknown as the residents may have visitors

None – The premises does not have any permanent staff on site.

None – The premises does not have any permanent staff on site.

The building has been designed to support a combined evacuation approach in accordance with recognised guidance for purpose-built blocks of flats. Within the individual flats, residents are expected to adopt a ‘stay put/stay safe’ evacuation strategy, remaining within their accommodation unless directly affected by fire or instructed otherwise by the Fire and Rescue Service.

The communal areas operate on a ‘simultaneous’ evacuation basis. In the event of a fire being detected in these shared spaces, all occupants present within the communal areas are expected to evacuate immediately to a place of ultimate safety

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6.0 - Identification of People at Risk 6.0 - Identification of People at Risk Have you considered the following and is an action required? Considered 6.1 Any particular user group at risk?  6.2 Are the premises used for sleeping accommodation?  6.3 Are there any employees or contractors working in remote areas of  the workplace?

6.4 Is the premises used by people whose mobility/hearing/cognition  maybe impaired?

6.5 Have people been identified to assist mobility impaired people  leave the site?

6.6 Are there elderly or young children?  6.7 Is the building occupied by people familiar with the layout?  6.8 Is the building occupied by manageable numbers of staff / visitors?  6.9 If PEEP/ GEEPS are required, are they up to date, regularly reviewed  with suitable access for all required people?

Action Required No  Yes  No  Yes  No 

Yes 

No 

Yes 

No 

Yes 

No  No  No 

Yes  Yes  Yes 

No 

Yes 

Existing Control Measure Response: At the time of the assessment, the premises were identified as being occupied by residents under a 'general needs' category. No occupants with visible mobility or sensory impairments were observed during the inspection, and the assessor was not informed of any specific vulnerable persons residing within the building. Consequently, no immediate actions or remedial measures regarding the’ identification of people at risk’ are required at this stage.

Ref Significant Findings Response: No significant findings to detail

7.0 - Fire Hazards and their Elimination or Control 7.0 - Electrical Sources of Ignition Have you considered the following and is an action required? Considered 7.1 Reasonable measures taken to prevent fires of electrical origin?  7.2 Suitable policy regarding the use of personal electrical appliances?  7.3 Suitable limitation of trailing leads and adapters? 

Action Required No  Yes  No  Yes  No  Yes 

Existing Control Measure Response: It is considered that reasonable measures have been implemented to mitigate the risk of fires of electrical origin. At the time of inspection, no defects or hazards relating to electrical sources of ignition were identified that would necessitate remedial action. Maintenance records confirm that the fixed electrical installation underwent an Electrical Installation Condition Report (EICR), which returned a ‘Satisfactory’ result. It is assumed that any minor observations noted within that report have been addressed by a competent person.

Ref Significant Findings Response: 13 | P a g e

7.0 - Electrical Sources of Ignition Have you considered the following and is an action required?

No significant findings to detail

Considered

Action Required

8.0 – Smoking Have you considered the following and is an action required? Considered 8.1 Reasonable measures taken to prevent fires as a result of smoking?  8.2 Is the no smoking policy enforced? 

Action Required No  Yes  No  Yes 

Existing Control Measure Response: Reasonable measures have been implemented to mitigate the risk of fire originating from smoking materials. At the time of inspection, no evidence of illicit smoking or fire hazards relating to smoking were identified within the communal areas. Compliance with Smoke-free legislation is supported by the presence of 'No Smoking' signage throughout the common parts. Consequently, no remedial actions are required at this stage.

Ref Significant Findings Response: No significant findings to detail 9.0 - Portable Heaters and Heating Installations Have you considered the following and is an action required? Considered 9.1 Are there naked flame, portable heaters or radiant heaters in use?

(If yes, specify type, location and any control measures in place)

9.2 9.3

Are suitable measures taken to minimise the hazard of ignition from the use of portable heaters?

Is heating is provided in the building? (if so, detail what type and their location, e.g. Hot water radiators, convection heaters, warm air, air conditioning etc.)

Action Required



No 

Yes 



No 

Yes 



No 

Yes 

Existing Control Measure Response: No hazards were identified regarding portable heaters or fixed heating installations within the communal areas. There is no central or communal heating system serving the common parts of the building, and no unauthorised portable heating appliances were observed at the time of inspection.

Consequently, the risk of fire from these sources is considered negligible, and no remedial action is required.

Ref Significant Findings Response: No significant findings to detail.

10.0 - Lightning Protection Have you considered the following and is an action required? Considered 10.1 Is there a lightning protection system installed on the building? 

Action Required No  Yes 

Existing Control Measure Response: The premises are equipped with a lightning protection system. Documentation provided for review confirms that a recent specialist inspection and continuity test of the Lightning Protection System (LPS) resulted in a 'Fail' outcome. The test report indicates that the system does not currently meet the requirements of BS EN 62305 due to identified defects Consequently, the building cannot be

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10.0 - Lightning Protection Have you considered the following and is an action required? Considered Action Required considered adequately protected against the effects of a lightning strike, which poses a risk of structural damage or fire.

Ref Significant Findings Response: 10.1 It is recommended that the duty holder commissions a competent lightning protection specialist contractor to undertake all necessary remedial works as identified in the failed test report.

See raised action 1001507-1 for further details 11.0 - Cooking Have you considered the following and is an action required? Considered 11.1 Are reasonable measures taken to prevent fires as a result of  cooking?

11.2 Are filters changed and ductwork cleaned regularly?  11.3 Suitable extinguishing appliances available? 

Action Required No 

Yes 

No  No 

Yes  Yes 

Existing Control Measure Response: No hazards relating to cooking installations were identified within the communal areas at the time of inspection. There are no communal cooking facilities provided; all cooking activities are confined to the individual self-contained flats. As these areas are outside the scope of the common parts, and no unauthorised appliances were noted in the escape routes, no remedial action is required.

Ref Significant Findings Response: No significant findings to detail 12.0 - Fire History and Arson Have you considered the following and is an action required? Considered 12.1 Has there been a history of fire incidents in the building?  12.2 Does basic security against arson by outsiders appear reasonable?  12.3 Is there an absence of unnecessary fire load in close proximity to  the building or available for ignition by outsiders?

Action Required No  Yes  No  Yes  No 

Yes 

Existing Control Measure Response: The assessor was not informed of any recent fire incidents or a history of fire at the premises.

Overall site security is considered adequate; the building is secured via an electronic fob-access system and a dedicated door entry interface. Furthermore, the external elevations were found to be free of significant fire loading. All refuse containers were stored within a designated area situated at a sufficient distance from the building to mitigate the risk of deliberate ignition.

Ref Significant Findings Response: No significant findings to detail 13.0 - Housekeeping Have you considered the following and is an action required? Considered 13.1 Is the standard of housekeeping adequate?  13.2 Combustible materials appear to be separated from ignition  sources?

Action Required No  Yes  No  15 | P a g e

Yes 

13.0 - Housekeeping Have you considered the following and is an action required? Considered 13.3 Avoidance of unnecessary accumulation of combustible materials  or waste?

13.4 Appropriate storage of hazardous/flammable materials?

(Control of Substances Hazardous to Health (COSHH))

13.5 13.6 13.7

Avoidance of inappropriate storage of combustible materials?

Are all escape routes clear of combustible materials?

Is there any upholstered furniture located in the premises and if so; is there evidence to indicate that it complies with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended in 1989 and 1993)?

Action Required No 

Yes 



No 

Yes 

 

No  No 

Yes  Yes 



No 

Yes 

Existing Control Measure Response: At the time of inspection, several potted plants were observed in the communal area on the top floor. This represents a localized increase in fire loading and a potential obstruction to the means of escape. While the building is otherwise well-maintained, these items should be removed immediately to ensure the escape routes remain sterile.

Ref Significant Findings Response: 13.1, The potted plants identified within the communal areas should be removed, and all 13.5, residents should be reminded of the importance of keeping these areas clear of any 13.6 combustible items or material. It is recommended that the communal areas within the premises are regularly monitored by to prevent any recurrence of this issue.

See raised action 1001507-2 for further details 14.0 - Hazards Introduced by Outside Contractors and Building Works Have you considered the following and is an action required? Considered 14.1 Are fire safety conditions imposed on outside contractors?  14.2 Is there satisfactory control over works carried out on the  premises by outside contractors (including “hot work” permits)?

14.3 If there are in-house maintenance personnel, are suitable precautions taken during “hot work”, including use of “hot work”  permits?

Action Required No  Yes  No 

Yes 

No 

Yes 

Existing Control Measure Response: At the time of inspection, no hazards relating to outside contractors or ongoing building works were identified that would necessitate remedial action. It is understood that Newark and Sherwood District Council (NSDC) operate a robust contractor management framework, including an approved onboarding process. This includes formal Permit to Work systems for hot works, ensuring that contractors adhere to agreed fire safety controls and mitigation measures while on-site Ref Significant Findings Response: No significant findings to detail

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15.0 - Dangerous Substances and Explosive Atmospheres Regulations (DSEAR) Have you considered the following and is an action required? Considered 15.1 Are the general fire precautions adequate to address the hazards associated with dangerous substances used or stored within the  premises?

15.2 If so, has a specific risk assessment been carried out, as required by the Dangerous Substances and Explosive Atmospheres  Regulations 2002 (DSEAR)?

Action Required No 

Yes 

No 

Yes 

Existing Control Measure Response: A visual inspection confirmed that no dangerous substances are stored or utilised within the communal areas of the premises. Consequently, no environments were identified that would fall within the scope of the Dangerous Substances and Explosive Atmospheres Regulations (DSEAR) 2002. No issues were noted that would necessitate a formal DSEAR risk assessment or remedial action at this time Ref Significant Findings Response: No significant findings to detail.

16.0 - Other Significant Fire Hazards That Warrant Consideration Have you considered the following and is an action required? Considered 16.1 Other significant fire hazards that warrant consideration including  process hazards that impact on general fire precautions?

16.2 Are processes carried out which give rise to a significant fire risk? 

Action Required No 

Yes 

No 

Yes 

Existing Control Measure Response: At the time of inspection, no other significant fire hazards were identified that would necessitate remedial action. The survey included a review of miscellaneous potential ignition sources and combustible materials not covered in previous sections; no issues were observed that warrant formal recommendations or raised actions.

Ref Significant Findings Response: No significant findings to detail.

17.0 - Fire Protection Measures 17.0 - Means of Escape from Fire Have you considered the following and is an action required? Considered 17.1 It is considered that the building is provided with reasonable  means of escape in case of fire.

17.2 Adequate design of escape routes?  17.3 Adequate provision of exits?  17.4 Do all final exits lead to a place of safety or ultimate safety?  17.5 Adequate provision of Refuge points is present or required in  the building?

17.6 Exits easily and immediately openable where necessary?  17.7 Fire exits open in direction of escape where necessary? 

Action Required No 

Yes 

No  No  No 

Yes  Yes  Yes 

No 

Yes 

No  No 

Yes  Yes 

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17.0 - Means of Escape from Fire Have you considered the following and is an action required? Considered 17.8 Avoidance of sliding or revolving doors as fire exits where  necessary?

17.9 Satisfactory means for securing exits?  17.10 Reasonable distances of travel where there is a single direction  of travel?

17.11 Reasonable distances of travel where there is an alternative  means of escape?

17.12 Suitable protection of escape routes?  17.13 Suitable fire precautions for all inner rooms?  17.14 Escape routes unobstructed?  17.15 Is adequate ventilation provided to secure the mean of escape?  17.16 It is considered that the building is provided with reasonable  arrangements for means of escape for disabled occupants.

17.17 Are there suitable access arrangements for the fire and rescue  service?

17.18 Are the suitable access provisions for the fire and rescue service  to enter and make way around the building?

Action Required No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No  No  No  No 

Yes  Yes  Yes  Yes 

No 

Yes 

No 

Yes 

No 

Yes 

Existing Control Measure Response: During the inspection, the means of escape were found to be satisfactory, with no remedial actions required. The evacuation strategy is straightforward: upper floor residents use the internal stairwell to reach the ground floor, where they, along with ground floor residents exit through the main entrance directly to a place of ultimate safety. Natural ventilation is adequately provided by openable windows, permanent vents, and final exit doors. Furthermore, travel distances remain within prescribed limits, the escape routes are well-protected, and the Fire and Rescue Service has sufficient access to the perimeter. No disabled occupants were identified at the time of inspection.

Ref Significant Findings Response: No significant findings to detail.

18.0 - Emergency Escape Lighting Have you considered the following and is an action required? Considered 18.1 Reasonable standard of emergency escape lighting system  provided and in good condition and working order?

18.2 Suitable coverage at final exits?  18.3 Suitable coverage at changes of direction or changes in level? 

Action Required No 

Yes 

No  No 

Yes  Yes 

Existing Control Measure Response: It was noted that emergency escape lighting is installed throughout the communal areas and escape routes on all floor levels. This system is designed to provide sufficient illumination to the protected internal stairwell and common parts in the event of a failure of the primary lighting circuit. At the time of inspection, the provision appeared adequate for the building's layout and occupancy.

Ref Significant Findings Response: 18 | P a g e

18.0 - Emergency Escape Lighting Have you considered the following and is an action required?

No significant findings to detail

Considered

Action Required

19.0 - Measures to Limit Fire Spread & Development 19.0 - Measures to limit Fire Spread & Development Have you considered the following and is an action required? Considered 19.1 Is compartmentation in open areas to a reasonable standard?

(Rooms/Corridors)

19.2 19.3 19.4

19.5

Is compartmentation in void areas to a reasonable standard?

(Roof Void) Reasonable limitation of linings that might promote fire spread?

As far as can reasonably be ascertained, fire dampers are provided as necessary to protect critical means of escape against passage of fire, smoke and combustion products in the early stages of a fire?

From a visual inspection, do structural elements appear to be adequately protected to maintain fire resistance?

Action Required



No 

Yes 



No 

Yes 



No 

Yes 



No 

Yes 



No 

Yes 

Existing Control Measure Response: No obvious breaches in compartmentation were observed between the individual dwellings and the communal areas.

During the inspection it was noted fire stopping works had recently been undertaken within the communal areas, which included the fitting of intumescent grilles to vents and fire stopping of electrical cables which enter into the individual dwellings from the communal area.

It was not possible to access the cupboards on the ground floor and therefore not possible to check for any breaches in compartmentation within them.

Ref Significant Findings Response: 19.1 It is recommended that the cupboards on the ground floor are checked to ensure there are no breaches in compartmentation. Any breaches in compartmentation should be fire stopped with a proprietary sealing system by a 3rd party passive fire protection contractor.

See raised action 1001507-3 for further details 20.0 - Fire Doors (Communal) Have you considered the following and is an action required? Considered 20.1 Are existing fire doors adequate?  20.2 Are fire resisting self-closing doors unobstructed and functioning  correctly?

20.3 Are fire doors held open by device linked to alarm system?  20.4 Are non-self-closing fire doors kept locked when not in use? 

Action Required No  Yes  No 

Yes 

No  No 

Yes  Yes 

Existing Control Measure Response: 19 | P a g e

20.0 - Fire Doors (Communal) Have you considered the following and is an action required? Considered Action Required It was not possible to access the cupboards in the building and therefore not possible to fully check the doors. A visual check of the doors from the communal area identified no issues the gaps around the cupboard doors were checked and found to be compliant with current guidance. i.e. - The gap sizes around the door were in accordance with current guidance. i.e. – side and head gaps: 2-4 mm, bottom threshold gap: up to 8mm.

Ref Significant Findings Response: 20.1 It is recommended that the cupboard doors are checked to ensure that they comply with current standards.

See raised action 1001507-4 for further details 21.0 - Flat Entrance Doors Have you considered the following and is an action required? Considered 21.1 Are existing flat entrance doors adequate?  21.2 Do flat entrance doors appear to offer a notional period of fire  resistance?

21.3 Are flat entrance doors adequately self-closing?  21.4 Are flat entrance door sets fitted with suitably sized door stops or  intumescent strips and cold smoke seals?

Action Required No  Yes  No 

Yes 

No 

Yes 

No 

Yes 

Existing Control Measure Response: A sample inspection of a flat entrance door was conducted at Flat 31. The door appeared to be of solid core timber construction supported by three fire rated hinges and featuring a fire-resisting letterbox and spy hole and was considered to be a FD30s door.

It is understood that the duty holder has implemented a regime of regular inspections for all flat entrance doors, However, the following defects were identified: • Flat 31: The self-closing device had been removed. As a self closing door is a critical component of the building's compartmentation strategy, this is a significant noncompliance.

Ref Significant Findings Response: 21.1, Under the Fire Safety (England) Regulations 2022, the duty holder must ensure that the flat 21.3, entrance doors are maintained in an effective state of repair to prevent the spread of fire 21.4 and smoke into the common parts. These checks are designed to ensure that doors remain in an effective state of repair, with specific focus on the condition of self-closing devices, intumescent strips, and cold smoke seals.

See raised action 1001507-5 for further details

22.0 - Fire Safety Signs and Notices 22.0 - Fire Safety Signage and Notices Have you considered the following and is an action required? Considered 22.1 Are suitable and sufficient exit and directional signs in place? 

Action Required No  Yes  20 | P a g e

22.0 - Fire Safety Signage and Notices Have you considered the following and is an action required? Considered 22.2 Are internal fire doors and escape doors provided with  appropriate fire signage?

22.3 Is there suitable external signage on external exit routes?  22.4 Are clear fire action notices displayed?  22.5 Is a Secure Information Box (SIB) present (if required) and does it contain all relevant information, and do relevant people have  access?

Action Required No 

Yes 

No  No 

Yes  Yes 

No 

Yes 

Existing Control Measure Response: At the time of inspection, the provision of fire safety signage and notices was considered adequate, with no issues necessitating remedial action. A ‘Fire Action Notice’—detailing the specific evacuation strategy for the premises—is clearly displayed within the communal areas, alongside statutory 'No Smoking' signage. Furthermore, a Secure Information Box (SIB) is installed on the ground floor within the entrance hallway; this provides the Fire and Rescue Service with immediate access to essential building information in the event of an emergency."

Ref Significant Findings Response: No significant findings to detail.

23.0 - Means of Giving Warning in Case of Fire 23.0 - Means of Giving Warning in Case of Fire Have you considered the following and is an action required? Considered 23.1 Reasonable manually operated electrical fire alarm system  provided?

23.2 Is automatic fire detection provided and if so, is it provided  throughout the premises of part of the premises?

23.3 Extent of automatic fire detection generally appropriate for the  occupancy and fire risk?

23.4 Remote transmission of alarm signals  23.5 Is a zone plan displayed adjacent to the fire alarm panel and are  the zones in line with compartment lines?

23.6 Are installed measures / devices connected to the Fire Detection  System and appear to be in working as expected?

Action Required No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

Existing Control Measure Response: In accordance with a 'Stay Put' evacuation strategy, there is no requirement for a communal fire detection and alarm system, and none is installed within the communal areas of the building. It is understood that each individual flat is equipped with a standalone Grade D domestic smoke/heat alarm system (typically to BS 5839-6 standards) to provide early warning to occupants. As this was a non-intrusive survey, the presence and operational status of the detection within the private dwellings were not visually confirmed."

Ref Significant Findings Response: No significant findings to detail.

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24.0 - Fire-Fighting Equipment 24.0 - Fire-Fighting Equipment Have you considered the following and is an action required? Considered 24.1 Reasonable provision of portable fire extinguishers suitable for  the purpose?

24.2 Are Fire extinguishers suitably mounted, on stands or in cabinets?  24.3 Are fire extinguishers appropriately signed?  24.4 Are all fire-fighting equipment readily available and not  obstructed?

24.5 Are hose reels provided?  24.6 Are there sprinklers or other fixed suppression systems and are  they easily identifiable?

24.7 Is there any other fixed installation? e.g. dry rising mains,  ventilation systems etc.

Action Required No 

Yes 

No  No 

Yes  Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

Existing Control Measure Response: There is no fire-fighting provision in the common parts of the building and no requirement for it in buildings of this design and occupancy profile.

Ref Significant Findings Response: No significant findings to detail.

25.0 - Management of Fire Safety 25.0 - Procedures and Arrangements Have you considered the following and is an action required? Considered 25.1 Competent person(s) appointed to assist in undertaking the preventive and protective measures (i.e. relevant general fire  precautions)?

25.2 Is there a suitable Fire Safety Policy in place for the premises,  and is it under regular review?

25.3 Appropriate fire procedures in place?  25.4 Are procedures in the event of fire appropriate and properly  documented?

25.5 Are there suitable arrangements for summoning the fire and  rescue service?

25.6 Are there suitable arrangements to meet the fire and rescue service on arrival and provide relevant information, including  that relating to hazards to fire-fighters?

25.7 Are there suitable arrangements for ensuring that the premises  have been evacuated?

25.8 Is there a suitable fire assembly point(s)? 

Action Required No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

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25.0 - Procedures and Arrangements Have you considered the following and is an action required? Considered 25.9 Are there adequate procedures for evacuation of any disabled  people who are likely to be present?

25.10 Persons nominated and trained to assist with evacuation,  including evacuation of disabled people?

25.11 Appropriate liaison with fire and rescue service (e.g. by fire and  rescue service crews visiting for familiarisation visits)?

25.12 Routine in-house inspections of fire precautions (e.g. in the  course of health and safety inspections)?

25.13 Are suitable systems in place for reporting and subsequent  restoration of safety measures that have fallen below standard?

Action Required No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

Existing Control Measure Response: At the time of inspection, the procedures and arrangements for fire safety management were considered satisfactory, and no issues were identified necessitating remedial action. The premises are subject to a documented inspection regime, with visiting staff performing regular site checks that are recorded on a centralised digital system.

The building operates a 'Stay Put'/’Stay Safe’ evacuation strategy, which is appropriate for its purpose-built design and high degree of compartmentation. Under this policy, residents are advised to remain in their flats unless directly affected by fire or smoke or instructed otherwise by the Fire and Rescue Service. In the event of a self-evacuation, residents are instructed to move to a place of ultimate safety at a distance from the building; no fixed assembly point is designated to allow for safe dispersal. Furthermore, a robust reporting mechanism is in place, enabling residents and staff to notify Newark and Sherwood District Council (NSDC) of any safety concerns between formal inspections.

Ref Significant Findings Response: No significant findings to detail 26.0 - Training and Drills Have you considered the following and is an action required? Considered 26.1 Are all staff given adequate fire safety instruction and training on  induction?

26.2 Are all staff given adequate periodic “refresher training” at  suitable intervals?

26.3 Are staff with special responsibilities (e.g. fire wardens) given  additional training?

26.4 Are fire drills carried out at appropriate intervals?  26.5 When the employees of another employer work in the premises: Is their employer given appropriate information (e.g. on fire risks  and general fire precautions)?

26.6 When the employees of another employer work in the premises: Is it ensured that the employees are provided with adequate  instructions and information?

26.7 Are persons nominated and trained to use fire extinguishing  appliances?

Action Required No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

No 

Yes 

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26.0 - Training and Drills Have you considered the following and is an action required?

Considered

Action Required

Existing Control Measure Response: At the time of inspection, fire safety training and drill arrangements were considered satisfactory for the building's occupancy profile. As the premises are unstaffed, fire drills for residents are not required and would be inconsistent with the 'Stay Put' evacuation strategy. However, it is confirmed that visiting NSDC staff receive a comprehensive fire safety induction upon employment, supplemented by mandatory annual refresher training. For third-party contractors and visitors, fire safety information is effectively communicated via the Fire Action Notices prominently displayed within the communal areas Ref Significant Findings Response: No significant findings to detail.

27.0 - Testing and Maintenance 27.0 - Testing and Maintenance Ref Installed Measure

(*frequency dependant on use)

Frequency Weekly Testing 6-Monthly Service Monthly Testing Annual Service Testing Service Monthly Testing Annual Service Weekly Testing 6-Monthly Service Monthly Testing Annual Service Weekly Filters Annual* Duct Clean

27.8

Fixed Wiring 5 Year (EICR)

Annual Service

27.9

Lightning Protection System (LPS)

Annual Service

10-03-2025

Annual Service

N/A

27.1

Fire Detection Systems (FDS)

27.2

Emergency Escape Lighting (LPS)

27.3

Portable Appliance Testing (PAT)

27.4

Lifts (Goods, Passenger, Fire-Fighting)

27.5

Sprinkler Installation

27.6

Ventilation and Extraction System

27.7

Commercial Cooking Extraction

27.10 Portable Fire Extinguishers 27.11 Dry / Wet Rising Mains

6-Monthly Service

27.12 External Escape Staircases

Periodic Inspection

Date

Action Required N/A Yes N/A  See Comments below Yes 09-03-2025  N/A Yes N/A  N/A Yes N/A  N/A Yes N/A  N/A Yes N/A  N/A Yes N/A  Yes 02-09-2024



N/A

Yes

 Yes

 Yes

 N/A

Yes



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27.13 Gas Safety Inspection

Annual Service

27.14 Boiler Safety Inspection

Annual Service

27.15 Walk around (*dependant on risk)

Weekly* / Monthly*

N/A

Yes

 N/A

Yes

 Not Known

Yes



Existing Control Measure Response: The Electrical Installation Condition Report (EICR) for the building was recorded as ‘Satisfactory’ Records provided confirm that a full three hour discharge test is conducted annually on the emergency lighting system by a competent contractor. However, there was no evidence available at the time of inspection to confirm that a monthly test on the system being carried out.

Ref Significant Findings Response: 27.2 If not already in place, a programme of monthly testing for the emergency lighting system in accordance with BS 5266-1. should be implemented.

See raised action 1001507-6 for further details

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28.0 - Report Validation Quality Statement Version Number Recommended Review Period

001 Three years or if there are any material, operational changes or a recent fire incident.

Author of Report (including credentials) Signature of Author

Validator of Report (including credentials) Signature of Validator

Date of Validation

17/02/2026

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29.0 - Certificate of Conformity Certificate of Conformity Part 1a Name and Address of Organisation:

Fieldway Group.

Unit 12, Block E, Paramount Business Park, Liverpool, L36 6AW.

Part 2 Name of Client Part 3a Address of premises for which the Fire Risk Assessment was carried out: Part 3b Parts of the premises to which the fire risk assessment applies Part 4 Brief description of the scope and purpose of the fire risk assessment Part 5 Effective date of the fire risk assessment Part 6 Recommended date for reassessment of the premises Part 7 Unique reference number of this certificate Signed for and on behalf of the issuing Organisation:

All accessible areas as detailed in question 4.7and 4.8.

Date of Issue:

17/02/2026

Full fire risk assessment of the premises with the main focus on lifesafety.

15th January 2026 January 2029

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Appendix A – Risk Ratings and Priorities The following simple risk level estimator is based on a commonly used 5 x 5 matrix risk level estimator:

In this context, a definition of the above LIKELIHOOD is as follows:

In this context, a definition of the above SEVERITY is as follows:

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Risk Calculation On the next page is a summary overview of all the raised actions observed at the time of the assessment.

Each action is identified by its unique ID, fully detailed, with evidence photos (as needed), where there is one action per row. Each action has it’s ‘Inherent Risk’ calculation (Action risk level as it was observed at the time of the assessment), and a ‘Residual Risk’ calculation (Action risk level after remediation). The raised actions are detailed in a quantifiable Risk Calculation Tool for clarity, consistency and transparency.

Low (Best Practice) Risks Where an action is identified and its risk rating is calculated to be ‘Low’, it is considered to be best practice and not a legal requirement and as such not taken into consideration when calculating the overall risk rating for the building unless there are excessive amount of identified actions with a Low-risk rating.

Intolerable Risks Where there is only a single Intolerable risk rating, this will not be taken into consideration when calculating the overall risk rating for the building, as an identified issue with an Intolerable risk rating is considered to be an immediate risk to life safety and a ‘Due Diligence’ notice for immediate rectification is documented and communicated with the client whilst still on site. It is assumed therefore, that a single Intolerable action will be rectified within 24 hours and would then no longer affect the overall risk within the building.

Where there are multiple Intolerable actions identified, they will all be reported via the Due Diligence process, and the client informed. However, multiple instances are taken into account when calculating the overall risk rating for the building.

Overall Building Risk Ratings The overall building risk rating is taken from a quantifiable process, where Medium, High and Intolerable risk ratings are all taken into consideration collectively, and a score is calculated which automatically details the buildings overall Inherent and Residual risk ratings. This is detailed at the foot of the action summary overview list where inherent and Residual ratings are shown.

Inherent and Residual Matrix tables There are also two further risk matrix estimators, one for inherent risks and one for residual risks. These matrix tables indicate visually where raised actions sit in terms of their risk and how many of each risk rating there is. This also clearly demonstrates the potential level that the overall risk rating could be reduced to should all the raised actions be rectified, assuming the building conditions remain the same and no further hazards arise.

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In General: It is recommended that maintenance and testing logs for all systems (such as but not limited to the Testing of the Fire detection system, emergency escape lighting, Fixed Wired installations, Portable appliances, fire extinguishers, kitchen extraction, chimneys etc..) are recorded as appropriate (e.g. Weekly, Fortnightly, Monthly, Yearly, Fixed duration) as it could potentially effect insurance cover.

A suitable risk-based control plan should involve effort and urgency that is proportional to risk.

The following risk-based control plan is based on one advocated by BS 8800 for general health and safety risks:

Risk level

Action and timescale

Low

No action is required as it is considered to be best practice, not a legal requirement and no detailed records need be kept.

Medium

It is essential that efforts are made to reduce the risk. Risk reduction measures, which should take cost into account, should be implemented within a defined time period. Where moderate risk is associated with consequences that constitute extreme harm, further assessment might be required to establish more precisely the likelihood of harm as a basis for determining the priority for improved control measures.

High

Considerable resources might have to be allocated to reduce the risk. If the building is unoccupied, it should not be occupied until the risk has been reduced.

If the building is occupied, urgent action should be taken.

Intolerable

Building (or relevant area) should not be occupied until the risk is reduced.

Note that, although the purpose of this section is to place the fire risk in context, the above approach to fire risk assessment is subjective and for guidance only. All hazards and deficiencies identified in this report should be addressed by implementing all recommendations contained in the associated action plan. The fire risk assessment should be reviewed regularly.

Action Timescales: Be aware that the timeline for the recommended action priorities to be completed by is a recommended period of time from the action creation date and not a legal requirement. This is for guidance only.

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Appendix B – Responsibilities Responsibilities This part of the document describes the key duties, responsibilities and the operational arrangements at your premises to ensure that the objectives of this policy are implemented.

Premises manager responsibilities The premises manager must: •

• • • • • •

• • •

• • • •

Ensure that the responsibility for the implementation and compliance with this fire safety management system is properly assigned and accepted by the management team and colleagues; Respond to any reported concerns to ensure they are monitored, reviewed and that appropriate action is taken; Ensure fire risk assessments are carried out and completed where necessary and recommendations are implemented; Ensure premises, workspace and equipment, so far as is reasonably practicable, are maintained in a safe condition; Ensure all fire safety documentation and records are kept up---to---date and readily available; Ensure contractors and agency staff are made aware of fire safety procedures, notified of known hazards specific to the property and carry out their work without risk to others; Ensure all statutory records, registers and other documents concerning the provision, installation, inspection, testing and maintenance of plant and equipment are kept in accordance with relevant legislation; Maintain a current understanding of fire safety legislation, codes of practice and industry standards; Ensure that all liability, embracing statutory and business needs, is covered by insurance; Develop a clear and concise evacuation procedure and ensure that a fire action notice is displayed clearly next to all alarm call points and staff areas. The assembly point location must be written in the space provided; Ensure all managers and staff are trained in the fire evacuation plan; Ensure all staff with special responsibilities such as fire wardens or marshals are competent to carry out the duties delegated to them; Ensure all staff undertake the training identified in the training policy Ensure that when purchasing new or replacing existing furniture and upholstery, all upholstered seating conforms to the specifications as detailed in relevant guidance. If foam filled it must be of the combustion--- modified type;

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• •

Ensure that all furnishings are kept in a good state of repair and any exposed polyurethane foam is removed or replaced immediately; Ensure that display notices are placed in conspicuous positions in all parts of the premises, and these display notices should state, in concise terms, the essential action to be taken upon discovering a fire and on hearing the fire alarm. Notices giving more detailed instructions will be displayed in all staff rooms and on all escape routes.

Duty manager (fire wardens/designated staff) responsibilities The duty manager must: • • • • • • • • • • • • • • •

•

Ensure that fire safety checks are completed and appropriate action is taken; Ensure that the fire safety training programme is completed and that suitable records are retained; Understand the fire evacuation procedures; Report fire safety incidents or near misses to the duty manager so that the causes of all fire safety incidents are assessed and possible preventative measures considered; Respond to any reported fire safety concerns to ensure they are monitored, reviewed and that appropriate action is taken; Liaise with other persons and staff using the premises with regard to all fire safety matters, in particular the fire evacuation plans; Ensure that the location, facilities and equipment under their control are adequately maintained and kept safe, clean and tidy; Follow procedures for security incidents and other emergencies; Ensure an adequate supply of firefighting equipment is always readily available for use by trained staff; Ensure fire safety matters are communicated to all staff under their control and where necessary, actioned without delay; Ensure that all equipment is used correctly; Ensure that all planned maintenance activities and contractors are adequately monitored and controlled; Liaise with consultants and enforcement officers over fire safety matters and ensure fire safety inspectors are accompanied on their visits; Understand the actions to be taken upon discovering a fire or hearing the fire alarm sound, including the location of fire alarm call points and fire alarm indicator panels; Know the correct method of calling the fire and rescue service and have knowledge of the location and use of firefighting equipment. You should also have a good knowledge of all escape routes, how to evacuate the building and the location of assembly points; Know how to carry out the staff roll call at the assembly point;

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These management responsibilities should be displayed on a staff noticeboard with the addition of the names (if applicable) of the dedicated fire wardens and their area of responsibility.

During a fire evacuation, fire wardens/designated staff have a number of duties, in particular: • • •

Guide people to the point of evacuation.

Check the area to ensure it is all clear.

Report to the nominated responsible person for fire safety at the assembly point

All staff responsibilities Staff must: •

•

•

• • • •

Understand the action to be taken upon discovering a fire or upon hearing the fire alarm sound. This includes raising the alarm, the location of fire alarm call points and fire alarm indicator panels; Know the correct method of calling the fire and rescue service and have knowledge of the location and use of firefighting equipment and knowledge of escape routes, how to evacuate the building and location of assembly points; If the fire alarm sounds, leave the building by calmly walking and proceed to the assembly point, where a roll call will be carried out by a member of the management team, do not run, use lifts, stop to collect belongings, or re---enter the building until told to do so; Attend appropriate fire safety training courses when required; Report all fire incidents or fire hazards to their manager; Contribute and co---operate with their manager on matters of fire safety; Not interfere, tamper or misuse any item provided for fire safety.

Fire Risk Assessment It is a legal requirement for a fire risk assessment to be undertaken at licensed premises.

A competent person with the relevant training and knowledge should conduct the fire risk assessment. The risk assessment must be available for inspection by the enforcing authority at all times and should be reviewed at regular intervals.

The assessment should be reviewed following:Significant changes to work practices or procedures; •

A significant change in the number of people present or the characteristics of the occupants including the presence of people with some form of disability; 33 | P a g e

•

Any significant structural or material changes to the location (including the internal layout) or to the processes or activities conducted at the location, including the introduction of new equipment; • Significant changes to furniture and fixings or to displays; • The introduction or increase in the storage of hazardous substances; • Any change in the fire precautions in the location; • Any near miss or fire safety incident; • Recommended intervals of no more than twelve months The manager should ensure that any additional fire safety controls, recommendations and actions set out in the fire risk assessment are implemented to ensure that the premises are, so far as is reasonably practicable, a safe place for staff and any other persons at the premises.

Evacuation Plan It is essential to have a written procedure that is communicated and rehearsed so that all staff understand their roles and responsibilities.

All staff and customers must be able to evacuate the premises safely and make their way to the nominated assembly point.

Fire evacuation notices must be displayed, in conspicuous positions in all parts of the premises stating, in concise terms, the essentials of the action to be taken upon discovering a fire and upon hearing the fire alarm. Notices giving more detailed instruction will be displayed in all staff rooms and on all escape routes and in any paying guest bedrooms.

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Appendix C – Legislation The Regulatory Reform (Fire Safety) Order 2005 (RRFSO) Legal Framework • Statutory Instrument: SI 2005 No. 1541 • Came into force: 1 October 2006 • Made under: Regulatory Reform Act 2001 • Jurisdiction: England and Wales • Purpose: To consolidate and simplify fire safety legislation into a single risk-based regime applicable to non-domestic premises Core Legal Duties 1. Responsible Person (RP) – Article 3 • Defined as: o The employer (if workplace) o The person in control of premises (e.g. landlord, managing agent) • Holds primary legal responsibility for fire safety compliance 2. General Fire Precautions – Article 4 • Includes: o Means of escape o Fire detection and warning systems o Firefighting equipment o Emergency procedures o Maintenance of fire safety measures 3. Risk Assessment – Article 9 • RPs must: o Conduct a suitable and sufficient fire risk assessment (FRA) o Identify fire hazards and persons at risk o Implement preventive and protective measures o Review the FRA regularly or when significant changes occur 4. Fire Safety Arrangements – Article 11 • RPs must implement a fire safety management system, including: o Roles and responsibilities o Maintenance schedules o Emergency planning 5. Firefighting and Detection – Article 13 • Premises must be equipped with: o Appropriate firefighting equipment o Fire detection and alarm systems 6. Emergency Routes and Exits – Article 14 • Must be: o Clearly marked o Kept unobstructed o Adequately lit and signed 7. Cooperation and Coordination – Article 22

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•

Where multiple RPs exist (e.g. in multi-occupied buildings), they must: o Share relevant fire safety information o Coordinate emergency procedures Enforcement and Penalties • Enforcing Authorities: o Local Fire and Rescue Services (FRS) o Defence Fire Safety Regulator (for MOD premises) o Crown Premises Fire Safety Inspectorate (for government buildings) • Powers: o Issue alterations notices, enforcement notices, and prohibition notices o Prosecute for non-compliance (criminal offence) • Offences: o Failure to comply with duties under the Order o Placing persons at risk of death or serious injury due to non-compliance Importance • Unified Legal Framework: Replaces over 70 pieces of fire safety legislation • Risk-Based Approach: Moves away from prescriptive standards to proactive risk management • Legal Accountability: Clearly defines duties for those in control of premises • Foundation for Reform: Forms the basis for subsequent legislation, including: o Fire Safety Act 2021 o Building Safety Act 2022 (Section 156) o Fire Safety (England) Regulations 2022

Building Safety Act 2022 Legal Framework • Royal Assent: Granted on 28 April 2022.

• Scope: Applies across England and Wales, with some provisions extending to Scotland and Northern Ireland.

• Primary Objective: To reform the regulatory system for building safety, particularly in higherrisk residential buildings.

Key Structural Components 1. Part 2 – Building Safety Regulator (BSR) • Established within the Health and Safety Executive (HSE).

• Functions include: o Oversight of building safety and performance. o Enforcement of compliance in higher-risk buildings. o Maintenance of a register of building control professionals. o Promotion of industry competence.

2. Part 3 – Amendments to Building Act 1984 • Introduces duty holders (client, principal designer, principal contractor) with legal responsibilities.

• Empowers Building Control Authorities and Registered Building Inspectors.

• Introduces compliance and stop notices for unsafe work.

• Establishes Gateway regime: o Gateway 1: Planning stage. o Gateway 2: Pre-construction approval. o Gateway 3: Completion and handover.

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3. Part 4 – Occupation Phase of Higher-Risk Buildings • Defines higher-risk buildings as those ≥18m or ≥7 storeys with ≥2 residential units.

• Requires: o Accountable Person (AP) and Principal Accountable Person (PAP) to register the building. o Building Safety Case Report and Safety Case File. o Building Assessment Certificate from the BSR. o Resident engagement strategy and complaints procedure.

4. Part 5 – Miscellaneous Provisions • Establishes: o New Homes Ombudsman Scheme. o National Regulator for Construction Products.

• Extends liability for defective premises from 6 to 15 years (retrospectively for 30 years in some cases).

• Introduces Remediation Orders and Remediation Contribution Orders to recover costs from developers and landlords.

Regulatory Impact and Importance • Systemic Reform: Replaces fragmented oversight with a unified regulatory framework.

• Accountability: Legally binds all parties in the construction and management chain.

• Resident-Centric: Mandates transparency, engagement, and redress mechanisms.

• Competence-Driven: Elevates standards for professionals via mandatory registration and training.

Fire Safety (England) Regulations 2022 Fire Safety (England) Regulations 2022 – Overview Legal Framework • Statutory Instrument: SI 2022 No. 547 • Enabling Legislation: Made under Article 24 of the Regulatory Reform (Fire Safety) Order 2005 (FSO) • Effective Date: 23 January 2023 • Purpose: Implements key recommendations from the Grenfell Tower Inquiry Phase 1 report Regulatory Duties by Building Type 1. All Multi-Occupied Residential Buildings • Regulation 9: Responsible Person (RP) must provide residents with: o Fire safety instructions (evacuation strategy, reporting fires) o Information on fire doors (importance of keeping them closed) 2. Buildings Over 11 Metres in Height • Regulation 10: o Quarterly checks on communal fire doors o Annual checks on flat entrance doors 3. High-Rise Residential Buildings (≥18m or ≥7 storeys) • Regulation 4: Install a Secure Information Box containing: o Floor plans o Single-page building orientation plan o RP’s contact details • Regulation 5: Provide Fire and Rescue Service (FRS) with: o Description of the external wall system (EWS) o Assessment of fire risk posed by EWS • Regulation 6: Submit electronic floor and building plans to FRS

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•

•

Regulation 7: o Monthly checks on firefighting lifts and essential firefighting equipment o Notify FRS if equipment is non-functional for >24 hours Regulation 8: Install wayfinding signage in low-light visible locations

Compliance and Enforcement • Responsible Person: Defined under Article 3 of the FSO; includes building owners, managing agents, or anyone with control over the premises • Enforcement Authority: Local Fire and Rescue Services • Non-compliance: May result in enforcement notices, prohibition notices, or prosecution under the FSO Importance • Operational Readiness: Ensures FRS have critical building data for emergency response • Resident Safety: Enhances awareness and preparedness among occupants • Systemic Reform: Bridges regulatory gaps exposed by Grenfell • Legal Clarity: Codifies fire safety responsibilities with enforceable duties

Section 156 of the Building Safety Act 2022 Legal Framework • Statutory Authority: Building Safety Act 2022, Section 156 • Effective Date: 1 October 2023 • Amends: Articles 9, 11, 21, and 22 of the Fire Safety Order (FSO) 2005 • Applies to: All non-domestic premises and the common parts of multi-occupied residential buildings in England Key Amendments Introduced 1. Comprehensive Fire Risk Assessment Recording • Previous Requirement: Only “significant findings” needed to be recorded • New Requirement: The entire fire risk assessment (FRA) must now be documented in full 2. Identification of Fire Risk Assessors • Responsible Persons (RPs) must record: o The name of the individual and/or o The organization that conducted or reviewed the FRA • This information must be made available to residents where applicable2 3. Fire Safety Arrangements • RPs must document their fire safety management system, including: o Preventative and protective measures o Maintenance and testing regimes o Roles and responsibilities o Emergency procedures • Best practice: Align with BS 9997 (Fire Risk Management Systems) for structured documentation 4. Information Sharing • RPs must share relevant fire safety information with: o Other Responsible Persons (in multi-occupied buildings) o Residents and tenants • Includes: o Contact details of the RP o Summary of fire safety measures in place 5. Cooperation and Coordination

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•

Where multiple RPs exist (e.g. in mixed-use or multi-tenant buildings), they must: o Coordinate fire safety measures o Share relevant risk information o Ensure consistency in emergency planning and response

Enforcement and Compliance • Enforcing Authorities: o Local Fire and Rescue Services (FRS) o Health and Safety Executive (for construction sites) o Defence Fire Safety Regulator (armed forces premises) o Crown Premises Fire Safety Inspectorate (government buildings) • Non-Compliance: o May result in enforcement notices, prohibition orders, or prosecution under the FSO Importance • Closes regulatory gaps exposed by the Grenfell Tower fire • Improves traceability and accountability in fire risk management • Facilitates enforcement by requiring full documentation and assessor identification Empowers residents through transparency and access to safety information

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Appendix D – Disclaimer It should be noted that The Regulatory Reform (Fire Safety) Order 2005 provides for a minimum fire safety standard and this assessment seeks to advice on compliance with this statutory requirement.

The observations and recommendations are only pertinent to the conditions at the time of the Assessment. Regular inspections and review risk assessments are required to ensure standards are maintained.

Fieldway was instructed to undertake a fire safety risk assessment of the premises stated in this report and relates only to those areas visited at the time of the site visit.

Legal Notice: This report was prepared by Fieldway under instructions from their client. This report is only for the use of the client and neither Fieldway nor any of their directors, officers, employees, agents or other person acting on their behalf: a)

makes any warranty, express or implied;

b)

assumes any liability;

With respect to the use of the information or methods contained in this report to any other person or party. The report and the information or methods contained therein may only be used for purposes in connection with this project.

This assessment has been carried out to satisfy the requirements of the Regulatory Reform (Fire Safety) Order 2005 in respect of the above-mentioned premises.

In order to carry out this fire risk assessment the Assessors have used their professional expertise and judgement and guidance contained in publicly available specification and fire safety risk assessment guides issued by H.M Government. The recommendations made represent the assessor’s assessment of the minimum fire safety standards considered necessary for the common areas to ensure the safety of both the residents and visitors to the premises. It should be borne in mind however that an assessment is open to individual interpretation and as such an officer of the local fire authority may express a different view on certain aspects.

Changes generally introduced in the workplace may have an effect on potential fire risk and associated precautions e.g. changes to the premises layout, work processes, furniture, plant, machinery, or the number of people likely to be present in the workplace, including those persons with a temporary or permanent disability. Any of these could lead to a new hazard or increased risk and as such will require this assessment to also be reviewed and/or a new assessment to be undertaken.

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Action Plan & Risk Calculation Tool Unique ID + Sequencial Number (UPRN)

1001507-1

1001507-2

Action Creation Date

12/02/2026

12/02/2026

Hazard Category

10.0 - Lightening Protection

13.0 - Housekeeping

Picture Numbers

P001

P002-P003

Inherent Risk Likelihood

Possible

Possible

Severity

Minor

Minor

Hazard / Action (What needs to be done, where it needs to be done and why it needs to be done)

Recommended Priority

Medium

The premises are equipped with a lightning protection system. Documentation provided for review confirms that a recent specialist inspection and continuity test of the Lightning Protection System (LPS) resulted in a 'Fail' outcome.

The test report indicates that the system does not currently meet the requirements of BS EN 62305 due to identified defects Consequently, the building cannot be considered adequately protected against the effects of a lightning strike, which poses a risk of structural damage or fire. It is recommended that the duty holder commissions a competent lightning protection specialist contractor to undertake all necessary remedial works as identified in the failed test report.

Residual Risk Residual Likelihood

Residual Severity

Residual Risk Rating

Status

Six Months

Unlikely

Minor

Low

To-Do

Medium

Housekeeping within the premises was generally found to be of a good standard. However, at the time of inspection, several potted plants were observed in the communal area on the top floor. This represents a localized increase in fire loading and a potential obstruction to the means of escape. While the building is otherwise well-maintained, these items should be removed immediately to ensure the escape routes remain sterile. The potted plants identified within the communal areas should be removed, and all residents should be reminded of the importance of keeping these areas clear of any combustible items or material. It is recommended that the communal areas within the premises are regularly monitored by NSDC to prevent any recurrence of this issue.

Six Months

Unlikely

Minor

Low

To-Do

Six Months

Unlikely

Minor

Low

To-Do

Risk Rating

1001507-3

12/02/2025

19.0 - Measures to Limit Fire Spread & Development

P004-P005

Possible

Minor

Medium

During the inspection it was noted fire stopping works had recently been undertaken within the communal areas, which included the fitting of intumescent grilles to vents and fire stopping of electrical cables which enter into the individual dwellings from the communal area.

It was not possible to access the cupboards on the ground floor and therefore not possible to check for any breaches in compartmentation within them. It is recommended that the cupboards on the ground floor are checked to ensure there are no breaches in compartmentation. Any breaches in compartmentation should be fire stopped with a proprietary sealing system by a 3rd party passive fire protection contractor

1001507-4

12/02/2025

20.0 - Fire Doors (Communal)

P004-P005

Possible

Minor

Medium

It was not possible to access the cupboards in the building and therefore not possible to fully check the doors. A visual check of the doors from the communal area identified no issues the gaps around the cupboard doors were checked and found to be compliant with current guidance. i.e. - The gap sizes around the door were in accordance with current guidance. i.e – side and head gaps: 2-4 mm, bottom threshold gap: up to 8mm. It is recommended that the cupboard doors are checked to ensure that they comply with current standards.

Six Months

Unlikely

Minor

Low

To-Do

A sample inspection of a flat entrance door was conducted at Flat 31. The door appeared to be of 44mm solid-core timber construction supported by three fire-rated hinges and featuring a fire-resisting letterbox and spy hole and was considered to be a FD30s door.

It is understood that the duty holder has implemented a regime of regular inspections for all flat entrance doors, However, the following defects were identified: •Flat 31: The self-closing device had been removed. As a self-closing door is a cri cal component of the building's compartmentation strategy, this is a significant non-compliance. Under the Fire Safety (England) Regulations 2022, the duty holder must ensure that the flat entrance doors are maintained in an effective state of repair to prevent the spread of fire and smoke into the common parts. These checks are designed to ensure that doors remain in an effective state of repair, with specific focus on the condition of self-closing devices, intumescent strips, and cold smoke seals.

Six Months

Unlikely

Minor

Low

To-Do

Six Months

Unlikely

Minor

Low

To-Do

Six Months

Unlikely

Minor

Low

To-Do

1001507-5

12/02/2025

21.0 - Flat Entrance Doors

P006-P007

Possible

Minor

Medium

1001507-6

12/02/2025

27.0 - Testing and Maintenance

n/a

Possible

Minor

Medium

1001507-7

Overall Premises Risk

12/02/2026

4.0 & 5.0 - Building Description, Facilities and Use

n/a

Possible

Moderate

3.00

2.14

Possible

Minor

Medium

Records provided confirm that a full three hour discharge test is conducted annually on the emergency lighting system by a competent contractor. However, there was no evidence available at the time of inspection to confirm that a monthly test on the system being carried out. If not already in place, a programme of monthly testing for the emergency lighting system in accordance with BS 5266-1. should be implemented.

Information has been provided which indicates that external walls of the building have been treated with a ‘Lamdatherm’ EPS External Wall Insulation System (EWIS).

‘Lambdatherm’ is an Expanded Polystyrene (EPS) product typically rated as Euroclass E/F (combustible). As a combustible material, it poses a risk of external fire spread, particularly in light of the height of the premises.

The external wall system, i.e. the render and insulation material is typically rated as Euroclass B (limited combustibility).It is possible for a fire to bypass the "Class B" render (e.g., through a broken window or around a boiler flue) and ignite the "Class E/F" EPS core. Once the core ignites, the render can delaminate, leading to rapid "secondary" fire spread up the facade. Because the wall contains combustible insulation, the risk cannot be determined by a standard visual inspection alone.

It is recommended that a PAS 9980 Fire Risk Appraisal of the External Walls (FRAEW) is commissioned to evaluate the risk to life safety. Pending the results of the report, the current evacuation strategy should be reviewed to ensure that it remains appropriate.

Medium

1

2.00

2.00

Unlikely

Minor

Low

P001

P002

P003

P004

P005

P006

P007

P008

P009

P010

P011

P012

P013

P014

P015

P016

P017

P018

P019

P020

P021

P022

P023

P024

P025

P026

P027

Likelihood:

Severity:

Negligible

Minor

Moderate

Major

Catastrophic

Almost Certain

Medium

High

High

Intolerable

Intolerable Intolerable

Likely

Low

Medium

High

Intolerable

Possible

Low

Medium

Medium

High

Intolerable

Unlikely

Low

Low

Medium

High

Intolerable

Rare

Low

Low

Low

Medium

High

Minor

Moderate

Major

Catastrophic

6

1

Minor

Moderate

Major

Catastrophic

In this context, a definition of the above LIKELIHOOD is as follows:

Inherent Risk Matrix (before Controls)

Severity:

Negligible

Likelihood:

Almost Certain Likely Possible Unlikely Rare

Residual Risk Matrix (after Controls)

Severity:

Negligible

Likelihood:

Almost Certain Likely Possible Unlikely

7

Rare

Risk Calculation On the next page is a summary overview of all the raised actions observed at the time of the assessment. Each action is identified by its unique ID, fully detailed, with evidence photos (as needed), where there is one action per row. Each action has it’s ‘Inherent Risk’ calculation (Action risk level as it was observed at the time of the assessment), and a ‘Residual Risk’ calculation (Action risk level after remediation). The raised actions are detailed in a quantifiable Risk Calculation Tool for clarity, consistency and transparency.

Low (Best Practice) Risks Where an action is identified and its risk rating is calculated to be ‘Low’, it is considered to be best practice and not a legal requirement and as such not taken into consideration when calculating the overall risk rating for the building unless there are excessive amount of identified actions with a Low-risk rating.

Intolerable Risks Where there is only a single Intolerable risk rating, this will not be taken into consideration when calculating the overall risk rating for the building, as an identified issue with an Intolerable risk rating is considered to be an immediate risk to life safety and a ‘Due Diligence’ notice for immediate rectification is documented and communicated with the client whilst still on site. It is assumed therefore, that a single Intolerable action will be rectified within 24 hours and would then no longer affect the overall risk within the building.

Where there are multiple Intolerable actions identified, they will all be reported via the Due Diligence process, and the client informed. However, multiple instances are taken into account when calculating the overall risk rating for the building.

Overall Building Risk Ratings The overall building risk rating is taken from a quantifiable process, where Medium, High and Intolerable risk ratings are all taken into consideration collectively, and a score is calculated which automatically details the buildings overall Inherent and Residual risk ratings. This is detailed at the foot of the action summary overview list where inherent and Residual ratings are shown.

Inherent and Residual Matrix tables There are also two further risk matrix estimators, one for inherent risks and one for residual risks. These matrix tables indicate visually where raised actions sit in terms of there risk and how many of each risk rating there is. This also clearly demonstrates the potential level that the overall risk rating could be reduced to should all the raised actions be rectified, assuming the building conditions remain the same and no further hazards arise.

It is recommended that maintenance and testing logs for all systems (such as but not limited to the Testing of the Fire detection system, emergency escape lighting, Fixed Wired installations, Portable appliances, fire extinguishers, kitchen extraction, chimneys etc..) are recorded as appropriate (e.g. Weekly, Fortnightly, Monthly, Yearly, Fixed duration) as it could potentially effect insurance cover.

A suitable risk based control plan should involve effort and urgency that is proportional to risk. The following risk based control plan is based on one advocated

by BS 8800 for general health and safety risks: Action Timescales: Be aware that the timeline for the recommended action priorities to be completed by is a recommended period of time from the action creation date and not a legal requirement. This is for guidance only.

Risk level

Action and timescale

Low

No action is required as it is considered to be best practice, not a legal requirement and no detailed records need be kept.

Medium

It is essential that efforts are made to reduce the risk. Risk reduction measures, which should take cost into account, should be implemented within a defined time period. Where moderate risk is associated with consequences that constitute extreme harm, further assessment might be required to establish more precisely the likelihood of harm as a basis for determining the priority for improved control measures.

High

Considerable resources might have to be allocated to reduce the risk. If the building is unoccupied, it should not be occupied until the risk has been reduced. If the building is occupied, urgent action should be taken.

Intolerable

Building (or relevant area) should not be occupied until the risk is reduced.

Note that, although the purpose of this section is to place the fire risk in context, the above approach to fire risk assessment is subjective and for guidance only.

All hazards and deficiencies identified in this report should be addressed by implementing all recommendations contained in the associated action plan. The fire risk assessment should be reviewed regularly.

In this context, a definition of the above SEVERITY is as follows: