Fire Safety Works framework

Fire safety contractors provide specialist services enabling organisations to meet regulatory requirements and manage fire risk effectively. Services include fire risk assessment, fire door installation and maintenance, emergency lighting installation and testing, fire alarm and detection system installation and servicing, fire suppression system installation and maintenance, and remedial works addressing deficiencies. Qualified contractors possess technical expertise, maintain current knowledge of evolving fire safety legislation, and provide assurance that work meets required standards. By engaging contractors through formalised procurement, organisations benefit from service level agreements establishing response times, quality standards, and performance accountability. Professional fire safety services enable organisations to focus on core business whilst ensuring fire safety management is conducted by appropriately qualified professionals. For housing organisations managing fire safety across multiple buildings, engaging multiple specialist contractors through a coordinated framework improves efficiency and ensures comprehensive coverage.

Organisations should develop fire safety management strategies identifying all regulatory requirements, assessing current compliance, and planning systematic improvements. The strategy should identify responsibility for fire safety management (responsible person, fire safety manager, committee), establish processes for regular assessment (annual risk assessment, regular inspections), and plan capital works addressing identified deficiencies. The strategy should include staff training ensuring key personnel understand fire safety responsibilities. Communication protocols should ensure residents receive fire safety information and understand evacuation procedures. For organisations with multiple buildings, the strategy should establish portfolio-wide processes ensuring consistent fire safety standards. Professional fire safety consultancy services can support strategy development, ensuring organisational approaches align with legislation and incorporate industry best practice.

Whole building fire safety encompasses integrated assessment and improvement of all fire safety elements within a building. This includes both active fire protection (alarms, detection, suppression systems) and passive fire protection (compartmentation, fire stopping, fire doors, materials). It addresses means of escape design, emergency lighting, fire signage, staff training, resident communication, and emergency procedures. Assessment includes evaluation of structural elements such as external walls and cladding affecting fire safety. Whole building approaches recognise that fire safety depends on multiple interconnected elements, and failure of individual elements can compromise overall safety. Following risk assessment identifying deficiencies, whole building improvement programmes systematically address identified issues through coordinated works. For complex buildings or those with identified fire safety deficiencies, engaging suppliers offering comprehensive whole building fire safety services provides holistic solutions rather than fragmented interventions.

Cladding remediation services should begin with professional assessment identifying cladding materials, evaluating compliance with current regulations, and determining remediation requirements. For buildings requiring remediation, services should include design of replacement systems using non-combustible materials, procurement specifications, installation supervision, and certification that work meets regulatory requirements. Remediation projects require coordination with residents (managing access, minimising disruption), engagement with regulatory bodies, and potential temporary accommodation for residents during works. Cost estimates for large-scale cladding remediation typically represent significant organisational investment. Professional cladding remediation contractors provide expertise managing complex programmes and deliver assurance that remediated buildings meet current fire safety standards. For housing organisations, engaging specialist contractors removes technical burden and reduces risk of non-compliance. The PfH Fire Safety Works Framework includes specialist suppliers experienced in large-scale cladding remediation programmes, providing access to contractors with proven expertise in managing complex multi-building projects.

Building cladding can contribute to fire risk if constructed from combustible materials that allow fire to spread rapidly across building exteriors. Following the Grenfell Tower fire, government has introduced restrictions on combustible materials in buildings above a certain height containing residential units. For buildings meeting these criteria, cladding must be replaced with non-combustible materials. The Building Safety Act introduced requirements for buildings 18 metres or higher to remove combustible materials from external walls. Organisations managing buildings with non-compliant cladding must undertake remedial cladding replacement programmes. Cladding assessment and removal programmes are technically complex, involve significant cost, and require professional coordination. Housing organisations should commission specialist cladding remediation services to assess building compliance, plan remediation, and supervise installation of compliant replacement systems.

Emergency lighting services should include professional design ensuring coverage of all required areas, installation by qualified technicians, and comprehensive testing protocols. Installation contractors should ensure battery backup systems function properly and can sustain illumination for required durations. Maintenance services should include regular functional testing (monthly), annual professional servicing, battery replacement when necessary, and repair of defective units. Organisations should ensure contractors maintain detailed records documenting all testing and maintenance, enabling demonstration of compliance. Professional emergency lighting services remove technical complexity and provide assurance that systems remain functional. For organisations managing multiple buildings, engaging a single contractor for installation and ongoing maintenance across the portfolio improves efficiency and consistency.

Emergency lighting provides illumination enabling safe evacuation when normal lighting fails during fire emergencies. Building regulations require emergency lighting in escape routes (stairs, corridors, exits) and at specific locations (fire alarm call points, fire extinguishers, emergency exit signs). The lighting must be automatic (activating upon mains power loss) and must function for a minimum duration specified in regulations. Emergency lighting systems require professional installation ensuring correct positioning, adequate illumination levels, and proper functioning. The lighting must be tested regularly (weekly visual checks, monthly function tests, annual professional service) to ensure functionality. For residential blocks, emergency lighting is a critical fire safety system enabling residents to evacuate safely even when fires have disabled normal lighting or filled buildings with smoke.

Regular visual inspections (at least six-monthly) should check that fire doors remain in good condition, close properly, have intact seals, and have functioning self-closers and latches. Any doors failing inspection (not closing, damaged seals, missing hardware) must be immediately removed from service or repaired to prevent use of defective doors. Maintenance should include lubrication of hinges, inspection of seals for cracks or deterioration, and functional testing of self-closers and latches. Organisations should maintain detailed records documenting all inspections and maintenance activities. For multi-building organisations, implementing a systematic process where maintenance contractors conduct inspections on schedule, report findings centrally, and provide maintenance or repair services reduces administrative burden. Professional fire door inspection and maintenance services provide independent verification of door condition and assurance that doors remain compliant with regulations.

Professional fire door installation services include specification of appropriate fire-resistant doors based on building assessment, procurement of doors certified by independent verification, and installation by trained contractors. Installers should ensure doors are hung correctly, achieve proper seals when closed, have functional self-closers and latches, and meet fire safety standards. Following installation, doors should be certified with third-party accreditation confirming compliance. Installation contractors should provide maintenance and inspection support, including guidance on door operation and identification of issues requiring attention. For organisations undertaking large-scale fire door replacement programmes, selecting contractors with experience of multi-building projects, clear communication capabilities, and established maintenance relationships reduces complexity and improves outcomes. Professional installation services remove the technical burden from organisations and provide assurance that doors meet required standards.

For residential blocks 11 metres or higher, responsible persons must regularly check flat entrance doors to ensure they are appropriate fire-resistant doors and remain in good condition. Buildings must be assessed to determine which doors require fire-resistance (typically flat entrance doors and doors to common areas). Fire-resistant doors must be installed by qualified contractors and certified by third-party accreditation bodies. Doors must be maintained in a state where they remain effective, which means they must close properly, have intact seals, and be free from damage. If inspections identify non-compliant doors, organisations must undertake replacement programmes. Additionally, the Fire Safety Act requires assessment of external walls in buildings containing domestic premises, with remedial cladding replacement programmes required where non-compliant materials are identified. For housing organisations, fire door compliance has become a significant operational and financial consideration.

Fire doors are critical passive fire safety measures designed to resist fire for a specified period (typically 30 to 60 minutes), preventing fire and smoke spread between compartments and providing occupants with time to evacuate safely. In blocks of flats, fire doors at flat entrances and in common areas create compartments containing fire within limited spaces, protecting other residents and property. The Grenfell Tower inquiry highlighted that failure to maintain fire doors in proper condition was a significant contributory factor to the disaster. Following government response to Grenfell, regulations now require responsible persons to regularly check fire door condition and operation in blocks 11 metres or higher. Fire doors must be correctly hung, self-closing, and maintain proper seals when closed. Doors that do not close properly, have damaged seals, or are wedged open fail to provide fire safety benefits.

Fire alarm systems typically require weekly testing and monthly visual checks by staff, with six-monthly professional service and testing. Emergency lighting requires weekly visual checks and monthly function tests, with annual professional service. Fire suppression systems such as sprinklers require annual professional inspection and testing. Fire doors require regular visual inspection (at least six-monthly) to ensure they operate correctly and self-close properly. Fire extinguishers require annual professional inspection and recharging where necessary. These maintenance requirements are not optional recommendations but legal requirements embedded in building regulations and fire safety standards. Failure to maintain systems in proper working order can render them ineffective during emergencies and constitute non-compliance with regulatory duties. Organisations should establish maintenance schedules, contract with qualified service providers, and maintain comprehensive records documenting all maintenance activities.

Active fire protection systems include fire alarm networks, fire detection systems, and fire suppression equipment such as sprinkler systems. Fire alarm systems alert occupants to fire and can automatically alert emergency services. Fire detection systems identify fire at the earliest stage, enabling rapid response. Sprinkler systems automatically suppress fire and are increasingly required in new buildings. The specific systems required depend on building type, occupancy, and risk assessment findings. Approved Document B (Building Regulations for fire safety) sets minimum standards for fire safety in residential buildings. Social housing organisations should ensure their buildings meet or exceed these standards. For high-rise or high-risk buildings, enhanced active fire protection may be required. Organisations should commission qualified fire safety services providers to evaluate active fire protection adequacy and recommend improvements where systems are insufficient or outdated.

Passive fire protection refers to building design and materials that prevent fire spread without active intervention. This includes fire compartmentation (using fire-rated walls, floors, and doors to contain fire within a limited space), fire stopping (sealing gaps and penetrations to prevent fire and smoke spread), and use of fire-resistant materials. Passive fire protection is critical because it provides time for occupants to evacuate and for emergency services to respond. Compartmentation prevents a fire in one flat from rapidly spreading to other dwellings, protecting the majority of residents. Following the Grenfell Tower fire, government guidance emphasises that buildings must be designed and maintained to ensure passive fire protection systems function as intended. For housing organisations, this means ensuring fire-rated materials are maintained, fire doors are properly hung and regularly inspected, and compartmentation has not been compromised by alterations or damage.

Organisations should procure a range of fire safety services addressing different building needs. Active fire protection services include installation, testing, and maintenance of fire alarm systems, fire detection systems, and fire suppression systems such as sprinklers. Passive fire protection services include fire stopping, fire compartmentation, and maintenance of fire compartmentation integrity. Fire door services include installation, maintenance, and compliance checking. Emergency lighting services include installation, testing, and maintenance. Additionally, organisations should procure fire suppression equipment maintenance, fire safety consultancy for compliance strategy, and remedial works services to address issues identified in risk assessments. For housing organisations, engaging a fire safety services provider offering multiple services through a single contract simplifies procurement, improves service coordination, and enables comprehensive fire safety management. The PfH Fire Safety Works Framework comprises seven specialist lots covering active works, passive works, fire doors, cladding, and whole building solutions, enabling organisations to access integrated fire safety services through a compliant procurement route.

Assessment frequency depends on the building’s risk rating and occupancy. Standard residential properties typically require assessment every 12 months, though lower-risk buildings may be assessed biennially and higher-risk properties every three months. Additionally, organisations should commission a reassessment following significant changes to the building (renovations, new occupancy types), remedial works completion, or when new hazards are identified. Some organisations commission assessments at longer intervals than minimum requirements stipulate, which increases compliance risk. Fire risk assessments should be scheduled proactively well before expiry deadlines to allow time for remedial works planning. For organisations managing portfolios of buildings with varying risk profiles, implementing a calendar system tracking assessment due dates and automatically prompting commissioning of assessments prevents lapses in compliance.

A comprehensive fire risk assessment should identify all significant fire hazards within the premises, evaluate the risk to occupants, and assess the adequacy of current fire safety measures. The assessment considers building construction, occupancy patterns, vulnerable occupants (children, elderly residents, those with disabilities), and available fire precautions. The assessor produces a detailed report documenting findings, risk rating (typically low, medium, or high), and prioritised recommendations for improvement. For blocks of flats, assessment should evaluate structural fire compartmentation, fire door integrity, means of escape, fire detection and alarm systems, emergency lighting, and management procedures. The assessment should address not only common areas but also, where applicable, issues affecting flat entrances and external walls. Organisations should ensure assessors provide clear, actionable recommendations with cost estimates where possible, enabling informed decision-making about remedial actions and budgeting.

Professional fire risk assessors possess specialised knowledge of fire safety legislation, building dynamics, and risk evaluation methodologies that internal staff may lack. Qualified assessors can identify hazards that non-specialists might miss, conduct risk evaluation using industry-recognised methods, and provide recommendations aligned with current legislation and best practice. Fire risk assessments provide evidence of compliance with regulatory duties and demonstrate that the organisation has taken reasonable steps to manage fire risk. If fire incidents occur and result in enforcement investigation, documented professional fire risk assessments evidence that the organisation acted responsibly. Additionally, assessments often identify cost-effective improvements reducing fire risk and potentially lowering insurance premiums. For housing organisations managing complex portfolios, engaging professional fire risk assessment services removes internal burden and provides external validation of fire safety management. The PfH Fire Safety Works Framework provides access to qualified fire risk assessors and consultants capable of conducting comprehensive assessments across your property portfolio.

Organisations must maintain comprehensive fire safety documentation to evidence compliance with regulations. This includes fire risk assessment reports with recommendations, records of remedial works completed, maintenance records for fire safety systems (alarms, emergency lighting, fire doors), records of fire safety inspections, and communication with residents about fire safety. Fire safety legislation requires responsible persons to share fire safety information with residents in common areas. For blocks of flats 11 metres or higher, regular checks of fire doors must be documented. Additionally, organisations must maintain records of any enforcement action or audit results from local fire and rescue services. Centralised fire safety management systems enable organisations to track deadlines, maintain documentation, and demonstrate compliance during regulatory audits or enforcement inspections.

Fire risk assessments are a legal requirement for any block of flats or converted house with common areas. The assessment must identify fire hazards, evaluate risk levels, and determine the frequency of reassessment based on building risk rating. Every 12 months is the standard approach in the residential sector, though high-risk buildings may require assessment every three months and lower-risk properties may only need biennial assessment. Responsible persons must commission qualified fire risk assessors to conduct assessments and implement recommended remedial actions. Following assessment, responsible persons must maintain records documenting the assessment, identified risks, and actions taken. For organisations managing housing blocks, establishing a systematic process for commissioning assessments, tracking deadlines, implementing recommendations, and maintaining compliant documentation is essential for regulatory compliance and tenant safety.

The Fire Safety (England) Regulations 2022 clarifies that where a building contains two or more sets of domestic premises, the responsible person must take account of the building’s structure, external walls, and flat entrance doors in fire risk assessments. This broadens the scope of fire safety considerations beyond common areas to include structural elements critical to fire compartmentation. These regulations were introduced following government response to the Grenfell Tower fire to prevent similar tragedies by ensuring comprehensive fire safety management. Responsible persons must now regularly check fire doors, share fire safety information with residents, and ensure vulnerable residents have appropriate evacuation support. For housing associations and councils managing residential blocks, compliance with the Fire Safety (England) Regulations 2022 requires systematic processes for fire risk assessment, door inspections, resident communication, and remedial works where deficiencies are identified.

Fire safety regulations in the UK are designed to protect residents and property from fire risk. The Regulatory Reform (Fire Safety) Order 2005 places legal duties on responsible persons (often landlords, managing agents, or freeholders) to carry out fire risk assessments in common areas of blocks containing two or more sets of domestic premises. The Fire Safety (England) Regulations 2022 strengthened fire safety standards for blocks of flats following government response to the Grenfell Tower fire. These regulations require responsible persons to ensure adequate means of escape, proper fire detection systems, and fire safety management in common areas. Compliance with fire safety legislation is mandatory, and failures can result in enforcement action, fines, and reputational damage. Social housing organisations should ensure they understand their duties as responsible persons and implement robust fire safety management systems.