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HMO Fire Risk Assessments Across a Large Property Portfolio

Helping a property investor identify fire safety risks and plan essential improvements before committing to long-term leases.

Project Overview

Absolute Property Surveys (APS) was approached by a prospective client considering taking on a large portfolio of Houses in Multiple Occupation (HMOs) across the South of England.

Before committing to long-term leases, the client wanted a clearer understanding of the condition of the properties, particularly in relation to fire safety. They needed to identify any existing risks, understand what remedial works might be required and make informed decisions about their investment.

APS was appointed to carry out comprehensive fire risk assessments across the portfolio, providing the client with detailed findings and practical recommendations.

The Challenge

Taking on a large portfolio of HMO properties comes with significant responsibilities, particularly when it comes to protecting residents and maintaining appropriate fire safety standards.

The client had limited visibility of the existing fire safety arrangements within the properties and needed professional advice before proceeding with their long-term commitments.

With multiple buildings involved, it was important to establish a clear picture of potential risks and identify any improvements required to protect residents and safeguard the client’s business assets.

Our Approach

APS arranged and carried out fire risk assessments across the property portfolio, reviewing the existing fire safety arrangements and identifying areas requiring attention.

Each assessment was supported by a detailed action plan, giving the client a clearer understanding of the risks identified and the steps needed to address them.

The initial assessments highlighted several significant issues across the portfolio, including:

  • Fire doors requiring further inspection and potential remedial works.
  • Fire alarm systems that were not appropriate for the requirements of the properties.
  • Other fire safety features requiring improvements to support resident safety.

Following the initial assessments, the client was impressed with APS’s expertise and commissioned the team to assist further with addressing the findings.

This involved a second visit to the South of England to carry out more detailed fire door surveys and prepare quotations for the necessary remediation works.

By providing both the initial assessments and further specialist inspections, APS helped the client move towards a structured programme of fire safety improvements.

The Outcome

Although the project remains ongoing, the initial assessments have already provided the client with valuable clarity about the condition of the properties and the investment required to improve fire safety.

The client now has a detailed understanding of the issues identified, supported by practical action plans and quotations to help prioritise and plan the necessary works.

A substantial programme of remedial works is being prepared, with APS continuing to support the client as the project progresses.

Most importantly, the client has greater confidence in the decisions they are making, knowing that potential fire safety concerns have been identified and that a clear plan is in place to address them.

Supporting Fire Safety Across Property Portfolios

This project demonstrates the importance of carrying out professional fire risk assessments before taking responsibility for multiple residential properties.

Identifying potential issues early can help property investors, landlords and managing agents understand their responsibilities, plan remedial works and make more informed commercial decisions.

At Absolute Property Surveys, we provide professional fire risk assessments and fire safety services to help clients identify risks, understand their obligations and take practical steps towards improving building safety.

Need fire risk assessments for an HMO or property portfolio?

Contact Absolute Property Surveys to discuss your requirements and find out how our team can help.

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brendan hallBlog, Insights

Commercial Building Fire Safety: From Risk Assessments to Emergency Lighting

Fire safety is a critical responsibility for anyone who owns, manages or controls a commercial building.

Commercial buildings can present a wide range of risks. These may include electrical equipment, heating systems, kitchens, storage areas, escape routes, fire doors, emergency lighting, staff training and occupancy levels. Each building is different, which means fire safety should never be treated as a tick-box exercise.

Commercial property and facilities managers also hold a significant responsibility for ensuring that all building occupants are safe and understand evacuation protocols in the case of fire. This is where the team at Absolute Property Surveys are here to help. We work nationwide to support businesses and property managers to ensure all fire safety measures are in place.

Why fire safety matters in commercial buildings

Fire safety in commercial buildings is not just about having extinguishers on the wall or signs above doors. It is about understanding the building, how it is used and what risks could affect the people inside.

In a busy commercial property, the risks can change over time. Staff numbers may increase, layouts may change, new equipment may be installed, storage areas may become crowded or escape routes may become blocked.

That is why fire safety needs to be regularly reviewed. Not as a negotiable extra, but as a mandatory priority. 

What is a commercial property fire risk assessment?

A commercial property fire risk assessment is a detailed review of the fire hazards, risks and safety measures within a commercial premises. With the support of a fire safety specialist, this report looks at how a fire could start, who may be at risk, how people would escape and whether existing fire safety measures are suitable.

This can include reviewing:

  • Sources of ignition
  • Electrical equipment
  • Heating systems
  • Fire doors
  • Emergency lighting
  • Escape routes
  • Fire alarms
  • Fire extinguishers
  • Signage
  • Staff procedures
  • Storage areas
  • Compartmentation
  • Maintenance records

Absolute Property Surveys provides professional fire safety services including fire risk assessments, fire door inspections, fire stopping surveys and landlord fire safety compliance support.

Fire doors in commercial buildings

Fire doors play an important role in helping to slow the spread of smoke and fire.

In commercial buildings, they can help protect escape routes, support compartmentation, and give occupants more time to evacuate safely.

Despite their importance, fire doors only work properly if they are correctly installed, maintained and inspected. Damaged seals, poor gaps, missing signage, faulty closers or wedged-open doors can all affect performance. If fire doors are not maintained and inspected properly, they may not be offering the safety and protection that you would expect.

Emergency lighting and commercial escape routes

Emergency lighting supports safe evacuation by helping illuminate escape routes, stairwells, corridors, exits and key areas of the building. For commercial buildings, emergency lighting should be suitable for the layout and use of the premises. It should also be tested and maintained so that it performs when needed.

Absolute Property Surveys works with competent emergency lighting contractors specialising in installation, maintenance and servicing of emergency lighting systems.

Fire extinguishers and equipment

Fire extinguishers are yet another important part of commercial fire safety, but they need to be the right type, positioned correctly and maintained.

These features of fire safety are not a one-size-fits-all approach in any way. A fire safety consultant will be able to advise you on which extinguishers need to be available and where. For example, the needs of an office may differ from a kitchen, workshop or industrial unit.

The key questions for commercial property owners and managers are:

  • Are the correct extinguishers in place?
  • Are they accessible?
  • Are they positioned on escape routes?
  • Are they clearly signed?
  • Are they serviced regularly?
  • Do staff understand what to do in an emergency?

Absolute Property Surveys highlights the importance of having the correct fire extinguishers in place, along with a servicing schedule and safe positioning on escape routes.

Keep your commercial buildings compliant

Fire safety is not about a checklist of tasks; it is an ongoing responsibility that evolves with your building and business.

A commercial building may have been compliant last year, but as the business use has evolved, that does not mean it will remain compliant without regular checks, maintenance and review.

Changes to layout, occupancy, building use, equipment, staffing or working patterns can all affect fire safety.

The aim is simple: to identify issues before they become serious risks and make them safe for staff and visitors.

How Absolute Property Surveys can help

Absolute Property Surveys supports property owners, landlords, managing agents and businesses with professional fire safety services across commercial, industrial and residential buildings.

From commercial property fire risk assessments to fire door inspections, fire stopping surveys and emergency lighting support, our team can help you understand your responsibilities and take practical steps to improve safety.

We provide clear reporting, practical recommendations and professional aftercare to help you manage fire safety with confidence.

Contact Absolute Property Surveys today to discuss fire safety for commercial buildings and arrange a professional assessment.

Speak To Fire Safety Experts

brendan hallBlog

Absolute Property Surveys Announces Partnership with Prime Fire Protection

Absolute Property Surveys is pleased to announce its partnership with Prime Fire Protection, bringing together two specialist businesses to provide a more connected approach to fire safety, compliance and remedial works.

The partnership combines our expertise in fire risk assessments, fire door surveys and fire safety compliance with Prime Fire Protection’s specialist passive fire protection services.

For our clients, this means a clearer route from identifying potential fire safety risks to carrying out the necessary improvements, helping property owners, landlords and managing agents maintain safer buildings.

Bringing Fire Safety Assessments and Remedial Works Together

A fire risk assessment or fire door survey is an important step in identifying potential hazards, defects and areas where improvements may be required.

However, identifying an issue is only part of the process. Acting on the findings and completing the appropriate remedial works is equally important.

At Absolute Property Surveys, we provide professional assessments, inspections and recommendations to help clients understand their fire safety responsibilities and the steps needed to improve their properties.

Through our partnership with Prime Fire Protection, we can work alongside a specialist contractor to support the next stage of that process.

Prime Fire Protection provides a range of passive fire protection services, including:

  • Fire door installation, maintenance and remedial repairs
  • Fire stopping
  • Fire compartmentation works
  • Cavity barrier installation
  • Fire curtains and specialist passive fire protection solutions

This allows clients to access complementary expertise, from the initial assessment and identification of risks through to appropriate remedial works.

What Does This Partnership Mean for Our Clients?

For landlords, housing associations, property managers and businesses, managing fire safety can involve several different contractors and services.

Our partnership with Prime Fire Protection aims to make this process more straightforward by connecting our assessment and surveying expertise with specialist installation and remediation services.

The benefits include:

  • A more connected approach: Helping clients move from identifying fire safety issues to addressing them.
  • Access to specialist expertise: Bringing together professional fire safety surveying and passive fire protection services.
  • Practical support: Helping clients understand the findings of their assessments and the next steps required.
  • Supporting ongoing compliance: Assisting property owners and managers in maintaining appropriate fire safety measures.

Both businesses will continue to operate independently, each providing its own specialist services while working together where projects require additional expertise.

Working Together to Improve Fire Safety

At Absolute Property Surveys, our focus has always been on helping clients understand their fire safety responsibilities and providing practical recommendations to protect their properties and the people who use them.

Working alongside Prime Fire Protection strengthens our ability to support clients beyond the initial assessment stage, providing access to trusted specialist contractors when remedial works are required.

We look forward to developing our partnership and continuing to support clients across the UK with their fire safety requirements.

Joined-Up Approach to Fire Safety

By working collaboratively, both organisations aim to make the journey from identifying fire safety issues to resolving them simpler, clearer and more effective.

The partnership brings together Absolute Property Surveys’ independent fire safety and compliance expertise with Prime Fire Protection’s specialist installation, remedial works and maintenance services.

This collaborative approach will help clients access the right expertise at each stage, from identifying potential risks and understanding their responsibilities through to carrying out the necessary works and maintaining compliance.

Luke Wilkinson, Director of Absolute Property Surveys, said:

“Our priority has always been providing independent and practical fire safety advice. By partnering with Prime Fire Protection, we can help clients move from identifying issues to implementing compliant solutions through a trusted specialist contractor.”

Carl, Prime Fire Protection, said:

“For us, this partnership is about making the process simpler for the client. We already support customers from survey and specification through to certified installation, remedial works and ongoing maintenance, but there will always be areas where independent fire risk and compliance expertise is required.

“Working with Absolute Property Surveys means we can bring that expertise together without either business trying to be something it isn’t. Clients get the right specialist at each stage of the process, with a clear route from identifying a fire safety issue through to putting the correct, fully evidenced solution in place.”

Need Support With Your Property’s Fire Safety?

Whether you require a fire risk assessment, fire door survey or wider fire safety support, Absolute Property Surveys can help.

Contact our team today to discuss your requirements and find out how we can support your property.

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brendan hallBlog, Insights

Fire Door Requirements: A Guide for Landlords and Property Managers

Fire doors are one of the most important parts of a building’s fire safety measures. When installed, maintained and used correctly, they help slow the spread of fire and smoke, protect escape routes and give people more time to leave the building safely.

Fire doors are life-saving equipment for any property, and they are heavily regulated under The Regulatory Reform (Fire Safety Order) 2005, which makes fire door installation and routine maintenance mandatory in all commercial and HMO properties.

Because of this, understanding fire door requirements is essential for landlords, property managers, managing agents and responsible persons. So, whether you manage flats, commercial premises, workplaces, hotels, HMOs or mixed-use buildings, Absolute Property Surveys is on a mission to ensure that fire doors are properly installed and kept in effective working order.

In this guide, we explain key fire door rules, where fire doors are needed and what property managers should check as part of wider fire safety compliance.

Why are fire doors important?

A fire door is designed to resist fire and smoke for a set period of time (this is often referred to as the fire door time rating, such as FD30 or FD60, depending on the door’s specification), but why are they important? In real-world terms, fire doors help to:

  • Protect escape routes
  • Separate higher-risk areas
  • Slow the spread of smoke and flames
  • Support evacuation
  • Protect residents, employees, visitors and contractors
  • Support the building’s fire strategy
  • Help responsible persons meet fire safety duties

All of these functions come together to save lives and protect properties from excessive fire damage. 

Fire door regulations UK: who is responsible?

In business and other non-domestic premises, the ‘Responsible Person’ is legally accountable for fire safety. This may include an employer, owner, landlord, occupier, facilities manager, building manager or managing agent. 

For managed residential buildings, the Fire Safety (England) Regulations 2022 introduced specific duties for Responsible Persons. These include providing residents with information about fire doors and, in multi-occupied residential buildings above 11 metres, undertaking best endeavour annual checks of flat entrance doors and quarterly checks of communal fire doors.

In simple terms, this confirms that fire door compliance is not a one-off task for those responsible for property maintenance. Instead, fire doors should be considered as part of your fire risk assessment, ongoing inspections and maintenance programme.

Where are fire doors needed?

The exact requirements for fire doors depend on the building type, use, layout and fire strategy. This is why a fire risk assessment is important.

Fire doors are commonly required in areas such as:

  • Escape routes and corridors
  • Stairwells
  • Flat entrance doors
  • Doors between garages and homes
  • Doors to plant rooms, electrical cupboards or service risers
  • Doors separating higher-risk rooms
  • Doors between commercial and residential parts of mixed-use buildings
  • Hotel bedrooms and corridors
  • Communal areas in blocks of flats
  • Workplaces where compartmentation or escape route protection is needed

If you are unsure where fire doors are required in your building, the safest approach is to arrange a professional fire risk assessment or fire door inspection.

When is a fire door required?

A fire door may be required where a door forms part of the building’s mandatory fire protection measures. This could be to protect an escape route, separate a high-risk area, maintain compartmentation or support a stay-put or evacuation strategy.

For example, fire doors are often required in blocks of flats to protect communal corridors and stairwells. In workplaces, they may be required to protect escape routes or separate areas with higher fire risk. In hotels and guest accommodation, fire doors are particularly important because occupants may be asleep or unfamiliar with the building layout.

There is no single answer that applies to every property. Fire door requirements should be based on the property’s design, building regulations, fire strategy and fire risk assessment.

Fire doors in residential properties

Fire door requirements in houses and flats depend on the property’s type and layout.

In residential blocks, flat entrance doors and communal fire doors are critical because they help protect shared escape routes. Responsible persons must also provide residents with information about fire doors, including that fire doors should be kept shut when not in use, that self-closing devices should not be tampered with and that any fault or damage should be reported immediately.

In houses, HMOs and converted buildings, fire door requirements may depend on the number of storeys, risk level, escape routes and whether the property is being used as a single dwelling, rental property or shared accommodation.

Landlords and managing agents should not guess. Fire door requirements residential properties need to be reviewed properly, especially where the building has communal areas, multiple occupants or sleeping accommodation.

Fire doors in hotels and care settings

Fire doors in hotels, guest houses, care settings and other sleeping accommodation are especially important. People may be asleep, unfamiliar with the building or slower to respond in an emergency.

The Regulatory Reform (Fire Safety) Order 2005 required that sleeping accommodation, including holiday lets, hotels and single-let rental properties, should include self-closing fire doors in all bedrooms. Corridors and staircases, as well as communal areas and kitchens where relevant.

In cases of care facilities, the Care Home Regulations Act (2001) requires care home property managers to provide adequate provision for fire safety for all residents, including fire alarms, extinguishers and fire doors.

If you are unsure, a suitable fire risk assessment should identify whether the fire doors are appropriate for the building and whether any repairs, upgrades or replacements are needed.

Should fire doors open inwards or outwards?

The opening direction of a fire door and its impact on safety is a common question for many landlords and property managers responsible for fire safety. Whether a fire door should open inwards or outwards depends on its location, purpose and the building’s escape strategy.

Many internal fire doors open in the normal direction of travel within a building. In escape routes, especially where larger numbers of people may need to evacuate quickly, doors may need to open in the direction of escape.

The important point is that fire doors must support safe movement and maintain the required fire protection. If there is any doubt, the door should be assessed as part of the fire risk assessment or a specialist fire door inspection.

How Fire doors must be maintained

Fire doors can only do their job if they are kept in good condition. Wear and tear, tenant damage, poor repairs, contractor alterations and day-to-day use can all affect performance.

Fire doors should not be:

  • Wedged open
  • Damaged or altered without assessment
  • Fitted with unsuitable hardware
  • Left with missing seals
  • Painted over in a way that affects seals or labels
  • Ignored after faults are reported

For workplaces, the UK regulations advise that fire doors should be regularly maintained and should not be wedged open at any time.

For managed residential buildings, residents should also be told to report damage or faults to the responsible person as soon as possible.

Fire door rules for property managers

Building regulations may require fire doors in certain locations, particularly where compartmentation, escape route protection or separation between higher-risk areas is needed.

However, building regulations and ongoing fire safety duties are not the same thing. A building may have complied with regulations when it was built, but fire doors can become damaged, altered or unsuitable over time.

That is why existing buildings need regular review through fire risk assessments, fire door inspections and maintenance records.

A practical approach may include:

  • Reviewing fire doors as part of the fire risk assessment
  • Keeping an up-to-date record of fire doors
  • Carrying out routine visual checks
  • Arranging professional inspections where needed
  • Recording defects and actions taken
  • Repairing or replacing damaged doors promptly
  • Keeping communal fire doors clear and accessible
  • Providing fire door information to residents where required
  • Making sure contractors use suitable fire-rated products
  • Reviewing fire door arrangements after building changes or refurbishment work

This helps demonstrate that fire door responsibilities are being actively managed.

How Absolute Property Surveys can help fire door compliance

At Absolute Property Surveys, we support landlords, managing agents, property managers and responsible persons with practical fire safety services.

Our team can help you understand your fire door requirements, identify defects and take the right steps to improve compliance.

We can support with:

Speak to a fire safety consultant

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brendan hallBlog

Arson Control: Reducing Fire Risk Around Your Property 

Arson is one of the many fire risks that property owners, landlords and managing agents cannot afford to overlook.

While many fire safety discussions focus on internal hazards, electrical faults, fire doors, alarms or emergency lighting, deliberate fire-setting can also create a serious risk to people, property and business continuity.

For those responsible for fire safety maintenance, arson control should form part of a wider fire safety management approach. This means identifying where a property may be vulnerable, putting practical arson prevention measures in place, and reviewing those controls as part of your fire risk assessment.

At Absolute Property Surveys, we help property managers, landlords and business owners understand their fire safety responsibilities and take practical steps to reduce risk across their buildings with aron prevention tips and comprehensive services.

What is arson control?

Arson control is the process of reducing the risk of deliberate fires being started in or around a property.

This can include simple, practical measures such as keeping external areas clear, securing waste storage, improving lighting, restricting unauthorised access and making sure fire safety systems are properly maintained.

Arson prevention is not only about stopping someone from entering a building. Fires can often be started externally, particularly where combustible materials, bins, waste, storage areas or unsecured access points are close to the premises.

For this reason, preventing arson should be considered as part of the overall fire safety strategy for your property.

Why does arson prevention matter

A deliberately started fire can spread quickly, especially if combustible materials are stored close to doors, windows, service areas or escape routes. Good arson control and comprehensive anti-arson policy helps reduce these risks by making it harder for fires to be started and easier for hazards to be identified before they become a problem.

Without appropriate addiction, the impact can be serious for the property owners, managers, and all building occupants. Arson can lead to:

  • Risk to life
  • Damage to buildings and contents
  • Business interruption
  • Disruption for residents, tenants or employees
  • Increased insurance concerns
  • Costly repairs
  • Loss of access to essential areas
  • Additional compliance issues

Who is responsible for arson prevention?

In business and other non-domestic premises, the responsible person has a legal duty to manage fire safety. This can include an employer, owner, landlord, occupier, facilities manager, building manager or managing agent, depending on who has control of the premises. GOV.UK guidance states that the responsible person must carry out and regularly review a fire risk assessment to identify what needs to be done to prevent fire and keep people safe.

This means arson risks should not be treated as a separate issue. They should be reviewed as part of the property’s fire risk assessment and ongoing fire safety management.

For blocks of flats, commercial properties, offices, retail units, industrial sites and mixed-use buildings, the responsible person should consider how external and internal areas are being managed, especially where the building is accessible to residents, visitors, customers, contractors or members of the public.

7 Common arson risks around properties

Every building is different, but there are several common arson risks that property managers and landlords should look out for. These include:

  1. Poor waste management

Bins, recycling, packaging and discarded materials can all provide fuel for a fire. Because of this, efficient waste management is one of the most effective arson prevention tips for landlords and property managers.

Where bins are stored close to a building, under windows, beside doors or near escape routes, the risk is increased. UK guidance for small non-domestic premises advises that combustible materials, refuse and recycling bins should be kept clear of the premises or stored securely, and that bins accessible to outsiders should be lockable where they are close to the building.

3. Unsecured external areas

External stores, plant rooms, service yards, bin stores and car parks can all become vulnerable if access is not controlled.

If gates, doors or compounds are left unlocked, it may be easier for someone to access areas where combustible materials are stored. External stores and plant rooms should be kept locked to help prevent unauthorised access.

4. Combustible materials near the building

Wooden pallets, cardboard, furniture, rubbish bags, packaging and waste materials should not be allowed to build up against external walls.

Even where these materials are only stored temporarily, they can create an avoidable fire risk. Regular inspections can help ensure external areas remain clear.

5. Poor lighting

Dark external areas can make it easier for unauthorised activity to go unnoticed.

Good lighting around entrances, bin stores, car parks, side passages and rear access points can support arson control by improving visibility and deterring anti-social behaviour.

6. Vacant or partially occupied buildings

Vacant buildings can be particularly vulnerable to arson, especially if they are poorly secured, visibly empty or not regularly inspected.

Doors, windows, letterboxes, service entries and access points should be checked regularly. Any damage should be repaired quickly to prevent further unauthorised access.

7. Faulty or poorly maintained fire safety systems

Fire alarms, emergency lighting, fire doors and escape routes all play an important role if a fire occurs.

If these systems are not maintained, a small incident can become far more serious. Arson prevention should therefore work alongside wider fire safety maintenance and compliance checks.

8. Lack of CCTV Operation

CCTV plays an important role in reducing the risk of arson by acting as both a deterrent and an investigative tool. Visible CCTV cameras can discourage individuals from attempting to start fires, particularly in areas that are vulnerable to trespassing, vandalism, or anti-social behaviour. Modern surveillance systems can provide real-time monitoring of high-risk locations, allowing security teams or property managers to identify suspicious activity and respond quickly before an incident escalates. 

In the event of a fire, recorded footage can also help establish how the incident occurred and support investigations by the emergency services and insurers. For commercial premises, vacant buildings, and higher-risk sites, CCTV forms a valuable part of a wider fire prevention and security strategy. 

10. Practical arson prevention tips

To reduce the chances of deliberate fire setting and arson attempts , there are several arson prevention tips that all property managers and owners should take into consideration. Each of these could help save lives and reduce the risk of long-term property damage.

Arson prevention tips include:

  1. Keep bins, waste and recycling away from the building where possible
  2. Use lockable bin stores or secure compounds
  3. Avoid storing combustible materials near doors, windows or escape routes
  4. Keep external stores and plant rooms locked
  5. Improve lighting around vulnerable external areas
  6. Keep escape routes clear at all times
  7. Make sure fire doors are not wedged open
  8. Maintain fire alarm and emergency lighting systems
  9. Install CCTV cameras and systems to ensure you have a record of activity around your premise
  10. Review arson risks after incidents, vandalism or changes to building use

These measures can help reduce the chance of deliberate fire-setting and improve overall fire safety management.

How Absolute Property Surveys can help

At Absolute Property Surveys, we support landlords, managing agents, property managers and businesses with practical fire safety services.

Our team can help identify fire safety risks, review existing arrangements and provide clear recommendations to support compliance.

Our services include:

If you are unsure whether your property is properly protected against arson risks, a fire risk assessment is a sensible place to start, and we are on hand to offer our advice and support in ensuring your property is safe from arson or other fire risks. Get in touch for a consultation, advice or a free quote.

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brendan hallInsights

Fire Safety Compliance for Property Managers: What You Need to Know

Fire Safety Compliance for Property Managers: What You Need to Know

If you are a property manager, whether it is a commercial or residential property, you are likely very familiar with the large volume of legislation and legal requirements that you must maintain every year. Property managers are responsible for several mandatory aspects of fire safety compliance, including but not limited to:

  • Fire risk assessments
  • Fire extinguisher servicing
  • Fire alarm testing and maintenance
  • Smoke and carbon monoxide alarm checks where applicable
  • Clear, marked and accessible escape routes
  • Fire door inspection and maintenance
  • Emergency lighting servicing
  • Fire safety signage
  • Fire safety records and compliance documentation
  • Ongoing review when buildings, tenants or usage change

This is why we started Absolute Property Surveys: to ensure fire safety remains at the heart of your property or facility to protect the lives and safety of those around you.

In this guide, we will share essential information that every property manager needs to know to properly maintain fire safety compliance.

Why fire safety compliance matters for property managers

Fire safety compliance is about more than having the correct equipment in the right place in your property. Instead, it goes much deeper, ensuring that your space and occupants are managed in a way that actively reduces risk and supports safe evacuation if an emergency happens.

The Regulatory Reform (Fire Safety) Order 2005 places clear duties on the responsible person to provide appropriate fire safety measures. This includes ensuring premises are equipped with appropriate fire-fighting equipment and with fire detectors and alarms where necessary, and reiterates that all fire escape routes should remain clear at all times

But what does this mean for property managers tasked with fire safety compliance?

For a property manager, this can involve coordinating multiple areas of compliance at once. A fire risk assessment may identify an issue with escape routes, emergency lighting, signage, fire doors, alarm coverage, extinguishers or staff procedures. Each item then needs action, evidence and follow-up.

Fire risk assessments for property managers

A fire risk assessment is the foundation of fire safety compliance.

The Regulatory Reform (Fire Safety) Order 2005 states that the ‘Responsible Person’ must organise a Fire Risk Assessment and ensure that it is regularly reviewed to ensure it remains suitable for the property. Although there is no government-mandated review cycle for these reports, industry guidelines define review periods based on property type and use. For example:

  • HMO or rented housing: reviewed at a minimum of every 12 months.
  • Commercial property: On average, to be reviewed every 3 years.
  • Multi-story residential flats or residential high-rises: Due to the volume of dwellings, they are typically surveyed every 12-24 months, and new FRAs are recommended every 3-4 years.
  • High-Risk/Licensed Premises: Properties that are deemed as ‘high risk’, such as care facilities with vulnerable occupants, large event venues, or industrial properties with hazardous materials

When the Fire Risk Assessment is carried out, it should consider hazards, people at risk, measures to remove or reduce risk, emergency plans and regular review. For property managers, this is especially important when:

  • A building has multiple tenants
  • A property has shared or common areas
  • The layout or use of the building has changed
  • Refurbishment or maintenance work has taken place
  • New fire safety equipment has been installed
  • There has been a change in occupancy or resident needs

Fire extinguishers and fire-fighting equipment

Property managers need to be aware that their fire safety responsibilities expand far beyond ensuring fire risk assessments and the appropriate records are kept up to date.

For most managed properties, there is also stringent guidance on what equipment should be available to reduce the dangers and impact of fire.

For example, fire extinguishers, blankets and other fire-fighting equipment need to be suitable for the building, accessible, clearly signed and properly maintained.

For industrial and commercial property managers, the appropriate extinguishers should be selected based on the type of fire risk present. For example, different areas may require different extinguisher types depending on electrical equipment, flammable materials, kitchens, plant rooms or general combustible materials.

Absolute Property Surveys are certified and trusted experts in fire safety, offering fire risk assessments, strategy reports, fire alarm systems and other equipment to save lives and ensure regulatory compliance.

If you are a property manager overseeing fire safety in a commercial, industrial or residential property, our team is standing by to provide comprehensive fire services.

Get in touch with us today for a free quote

Fire doors for property managers

Fire doors are a critical part of a building’s fire safety strategy. They help slow the spread of fire and smoke, protect escape routes and support safe evacuation.

Government fire door guidance says that “fire doors need to be kept in good working order and in good repair”.

For residential blocks, the Fire Safety Act 2021 clarified that the Fire Safety Order applies to the structure, external walls and individual flat entrance doors between domestic premises and common parts.

For multi-occupied residential buildings that are over 11 metres in height, property managers must undertake quarterly checks on all communal fire doors and annual checks on flat entrance doors.

However, it is important to remember that, where those specific height restrictions aren’t met, fire doors should still be considered as a life-saving measure as part of the existing Fire Risk Assessment.

If you are unsure about your property’s requirement for fire door installation or maintenance, reach out to Absolute Property Surveys for professional advice and service.

Fire, Smoke and carbon monoxide alarms

For rented homes in England, guidance states that landlords and/or property managers must ensure at least one smoke alarm is installed on each storey which is used as living accommodation, and a carbon monoxide alarm is installed in any room containing a fixed combustion appliance, excluding gas cookers.

These alarm provisions, testing records and repair processes should be clearly managed by property managers using professional and certified services to ensure reliable fire safety precautions

Emergency lighting and escape routes

Regardless of what type of property is being managed, escape routes are an important factor in fire safety preparations, as these routes must provide a visible and usable path in an emergency. This includes keeping corridors, stairwells and exits clear, making sure signage is suitable, and ensuring emergency lighting works if normal lighting fails.

The Fire Safety Order 2005 states that emergency routes and exits requiring illumination must have emergency lighting of adequate intensity if normal lighting fails.

For property managers, regular emergency lighting servicing is a key part of compliance management. A failed light, blocked corridor or unclear exit route can create serious issues during an emergency.

How Absolute Property Surveys is supporting fire safety for property managers

Fire safety compliance can quickly become difficult to manage, particularly when you are responsible for multiple properties, mixed-use buildings or shared commercial spaces.

Absolute Property Surveys supports property managers, facilities managers and landlords with practical fire safety services designed to help keep buildings safe, compliant and properly documented.

If you are unsure whether your property’s fire safety measures are up to date, or you need support managing compliance across your buildings, speak to Absolute Property Surveys today.

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Understanding Fire Door Maintenance & Inspections

Understanding Fire Door Maintenance & Inspections

Fire Doors are an essential element of fire safety in various types of buildings and facilities. Not only are they legally required in many settings, but they are also vital in creating an engineered barrier that can protect occupants from heightened risks and delay widespread property damage.

Absolute Property Surveys offer a comprehensive range of fire door services, including:

  • Installation
  • Maintenance
  • Testing & Servicing
  • Inspections

If you manage or own a property with installed fire doors, arranging your fire door inspection appointment before you do could save you time, stress, and money by helping you understand how fire doors should be maintained and how to pass your inspection.

The Fire Safety (England) Regulations 2022 require all fire doors to be kept in good working order. This means that fire doors should be kept in a condition where no defects are materially undermining the ability of the doors to adequately prevent the spread of smoke and fire within the property.

On a day-to-day basis, Regulation 10 requires that residents be given information that:

  • fire doors should be kept shut when not in use;
  • residents or their guests should not tamper with self-closing devices;
  • residents should report any fault or damage immediately to the Responsible Person.

Who is responsible for fire door maintenance?

In England, fire door maintenance is the responsibility of the ‘Responsible Person’. In most buildings, this is usually the building owner, landlord, employer, managing agent, facilities manager, or anyone with control over the premises.

Under the Regulatory Reform (Fire Safety) Order 2005, the ‘Responsible Person’ must make sure fire doors are kept in good working order and remain suitable for protecting people in the event of a fire. This will include arranging regular checks, dealing with faults, keeping records, and ensuring any repairs are completed properly and by a certified professional.

For residential buildings in England with two or more domestic premises and common areas, the Fire Safety (England) Regulations 2022 also place specific duties on the ‘Responsible Person’.

At Absolute Property Surveys, we provide fire door installation, maintenance and inspections for residential, commercial and industrial properties.

England fire door maintenance regulations

In England, fire door maintenance is covered by the Regulatory Reform (Fire Safety) Order 2005 and, for relevant residential buildings, the Fire Safety (England) Regulations 2022.

For blocks of flats over 11 meters in height, the ‘Responsible Person’ must use best endeavors to check flat entrance fire doors at least every 12 months and carry out checks of communal fire doors every 3 months. Government guidance confirms these duties apply to ‘Responsible Persons’, including building owners and managing agents.

These checks are designed to make sure fire doors continue to perform as intended. A damaged, poorly fitted, or incorrectly maintained fire door may not hold back fire and smoke, which can put residents, staff, visitors, and the wider building at risk.

Absolute Property Surveys can support you with clear, practical fire door inspections to help you understand the condition of your doors, identify issues, and take the right next steps.

What does a fire door inspection check?

A fire door inspection checks whether the full door set is in a suitable condition and able to perform its role in a fire. This is not just about the door itself. It includes the frame, seals, gaps, ironmongery, glazing, signage, and closing mechanisms.

A typical fire door inspection will check:

  • Whether the door closes fully and securely
  • The condition of the door leaf and frame
  • Gaps around the door
  • Intumescent and smoke seals
  • Hinges, handles, locks, latches, and other metal work
  • Self-closing devices
  • Fire-rated glazing and vision panels
  • Fire door signage
  • Damage, warping, holes, or unauthorised alterations
  • Whether the door is being obstructed or wedged open

Absolute Property Surveys provides professional fire door inspections, surveys, maintenance guidance and installation support to help residential and commercial property owners understand their responsibilities and maintain safer, compliant buildings.

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Fire door maintenance and inspections with Absolute Property Surveys

Here at Absolute Property Surveys, we understand that fire doors save lives. This is why it is so important that they are properly installed, maintained and routinely inspected to protect your property and occupants.

Our team of certified professionals ensure that your commercial or residential property is equipped to a high standard with the necessary fire equipment. Absolute Property Surveys can conduct official fire door surveys on buildings, including:

  • Residential blocks of flats
  • Converted HMO homes
  • Student accommodation
  • Commercial buildings (e.g. offices, factories and warehouses)
  • Sheltered housing and care homes
  • Hospitals, schools, and universities
  • Hotels and guest houses
  • Retail properties

Following the inspection, we provide a clear report with photographic evidence, condition grading, identified defects, recommendations, and guidance for follow-up action. This gives you a practical record of your fire door condition and helps you take the right steps towards compliance.

We work with clients across England to ensure your property remains safe and compliant with the latest regulations. To book your fire door inspections or maintenance work, contact the Absolute Property Surveys team for your free quote and arrange your services.

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Call in the Fire Door experts

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brendan hallInsights

Fire Safety Requirements for Landlords: What You Need to Know

Fire Safety Requirements for Landlords: What You Need to Know

Following changes to renters’ rights and landlord obligations in the Renters’ Rights Act from May 1st, it is more important than ever that landlords and property managers understand their legal responsibilities around fire safety compliance.

Here at Absolute Property Surveys, we specialise in fire risk and safety services that help protect residential, commercial, and industrial properties while maintaining compliance with landlord fire safety requirements.

What Are Landlords Responsible for in Fire Safety?

In the UK, landlords have a legal responsibility to protect tenants from fire risks. From installing fire alarms in rented properties to maintaining escape routes and ensuring compliance with current regulations, understanding your obligations is essential.

Landlords are expected to take a proactive approach to maintaining safe living environments, particularly when it comes to identifying hazards and demonstrating compliance. This includes ensuring fire alarms in rented properties are correctly installed and maintained, escape routes remain clear, and fire safety measures are regularly reviewed.

According to current government guidance, landlords have several legal duties when it comes to protecting tenants from fire risks, including:

How Absolute Property Surveys Can Help

Absolute Property Surveys helps landlords better understand and meet their fire safety responsibilities across rented properties and HMOs.

Our team provides professional fire risk assessments, fire doors, alarms, fire extinguishers, and other practical guidance to help identify risks and areas requiring attention. We support landlords in taking a proactive approach to compliance and tenant safety. Our services include:

Fire Alarms in Rented Properties

Absolute Property Surveys provides fire alarm installation, maintenance, and testing services across the UK. All work is carried out in line with the relevant British Standards, including BS 5839-1 and BS 5839-6.

Fire & Smoke Alarm Requirements for Landlords

Landlords are legally required to ensure smoke alarms are installed and maintained on every storey of a rented property, alongside carbon monoxide alarms where required.

Landlords must also ensure alarms are tested at the start of every tenancy and that faulty alarms or batteries are replaced promptly.

Fire Doors in Rented Properties & HMOs

Absolute Property Surveys supplies, installs, and maintains fire doors for rented properties and HMOs across the UK to help landlords remain compliant with the Regulatory Reform (Fire Safety) Order 2005.

Fire Door Requirements for Landlords

Landlords of HMO properties are responsible for taking reasonable measures to protect occupants from fire risks. This includes installing and maintaining appropriate FD30 fire doors in bedrooms, kitchens, and other required areas.

Emergency Lighting in Rented Properties & HMOs

Absolute Property Surveys offers emergency lighting installation and maintenance services to help landlords remain compliant. Emergency lighting is an important part of fire safety in many rented properties, particularly HMOs. Landlords and managing agents must ensure escape routes remain illuminated if mains power fails.

Emergency Lighting Requirements for Landlords

Emergency lighting requirements depend on:

  • Property size and layout
  • Number of tenants
  • Whether the property is an HMO
  • Findings of the fire risk assessment

HMOs, blocks of flats, and larger shared properties commonly require emergency lighting in communal escape routes.

Residential Fire Risk Assessments

Absolute Property Surveys works with certified fire safety professionals across the UK to help landlords and property managers remain compliant with detailed fire risk assessments. A fire risk assessment is an inspection carried out to identify fire hazards, people at risk, and recommendations to improve safety where necessary.

Fire Risk Assessment Requirements for Landlords

Under the Regulatory Reform (Fire Safety) Order 2005, landlords of properties with communal areas are legally required to carry out a fire risk assessment. This commonly applies to:

  • HMOs
  • Blocks of flats
  • Converted buildings with shared escape routes
  • Student accommodation
  • Mixed-use residential buildings

PAT Testing / Electrical Equipment Testing for Rental Property

Portable Appliance Testing (PAT Testing), also known as Electrical Equipment Testing, helps landlords ensure electrical appliances supplied within rented properties are safe for tenant use.

Absolute Property Surveys provides professional electrical equipment testing services for landlords, HMOs, offices, and commercial premises.

PAT Testing Requirements for Landlords

While PAT testing is not a legal requirement in every rental property, landlords do have a legal duty to ensure all supplied electrical equipment is safe throughout the tenancy.

Need Support Understanding Your Fire Safety Obligations?

Keeping up with landlord fire safety requirements can be challenging, especially as regulations continue to evolve. Absolute Property Surveys helps landlords identify risks, improve safety standards, and maintain compliance across rented properties. Get in touch today for your free service quote.

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Book Your Residential Fire Services

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brendan hallBlog, Insights

Absolute Property Surveys Achieves PQS Health & Safety Approved Status

 

pqs certificationAt Absolute Property Surveys, health and safety is not something we dip in and out of; it is part of how we work every day. Whether we are on site, carrying out surveys, or supporting clients with compliance, doing things properly matters.

That is why we are pleased to share that our team has achieved PQS Health & Safety Approved status in 2026!

What does PQS Health & Safety Approved Status mean?

This isn’t just a badge to add to the website. It recognises the systems, training, and processes we have in place to ensure work is carried out safely and responsibly.

Behind the scenes, it reflects the effort our team puts into:

  • Keep procedures clear, practical and up to date
  • Stay on top of changing regulations
  • Approach every site with the same level of care and attention

Why it matters for our clients

For our clients, it gives an extra level of reassurance.

When we are working in your property, you want to know that everything is being handled professionally, safely and with the right level of detail. This approval helps reinforce that trust.

It also supports what we are already known for, straightforward advice, clear reporting and a team that takes responsibility for the work they do.

Moving forward at Absolute Property Surveys

We see this as a positive step, not a finish line. Standards change, and so do we. We will continue to review what we do and look for ways to improve, so our clients always get a service they can rely on.

If you need support with surveys or compliance, our team is always happy to help. Contact our team for a free quote today!

Read more about Absolute Property Surveys here.

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legionella bacteria
brendan hallBlog, Property Survey Services

Legionella Risk Assessment: A Complete Guide

Legionella Risk Assessment: A Complete Guide

If you own, manage, or rent out a property, it is important to feel confident in understanding what a Legionella risk assessment is, when it is needed, and how to take action to avoid water contamination. For property managers of any kind, Legionella risk assessments are not only a legal requirement but also play a vital role in safeguarding the health and safety of anyone using the water systems within your building.

If you are looking for a professional service to handle your Legionella risk assessments, Absolute Property Surveys works with a team of experienced professionals across the UK to provide comprehensive assessment reports for your property. Why not get a free quote today?

What is a Legionella Risk Assessment?

Before we dive in, let’s clearly define what a Legionella risk assessment is. Legionella is a type of bacteria that can develop in water systems such as tanks, pipes, showers, and taps. If inhaled through small droplets of contaminated water, it can lead to Legionnaires’ disease, a serious form of pneumonia. A Legionella risk assessment is a detailed inspection of a property’s water systems to identify potential risks of Legionella bacteria growth. The purpose of a Legionella risk assessment is to:

  • Identify potential sources of Legionella bacteria
  • Assess who may be at risk
  • Evaluate the condition and management of water systems
  • Recommend control measures to reduce or eliminate risk

Microscopic illustration of Legionella bacteria in water.Why are Legionella Risk Assessments Important?

For any occupied property with access to a water system, Legionella risk assessments play a vital role in safeguarding the health and safety of its occupants. Whether it is a rented home managed by a landlord or a busy office building managed by a facilities manager, water systems must be maintained and assessed in line with UK regulations. Without proper monitoring and control, this can pose a significant health risk. A professional assessment ensures that:

  • Risks are identified early.
  • Control measures are implemented.
  • Legal responsibilities are met.

At Absolute Property Surveys, we carry out thorough Legionella risk assessments to help property owners understand their systems and take appropriate action. Beyond the essential health and safety considerations, there are several pieces of UK legislation that make Legionella risk assessments mandatory. These include:

Failure to remain compliant also comes with considerable consequences for the building or business owner, including:

  • Enforcement action by the HSE
  • Prosecution under HSWA (Health & Safety at Work Act) or COSHH (Control of Substances Hazardous to Health Regulations)
  • Significant fines
  • Increased liability following illness or outbreak

What is ACOP L8, and How Does it Apply to Legionella Risks?

ACOP L8 is an Approved Code of Practice published by the UK’s Health and Safety Executive (HSE). Although it is not legally mandated, it provides important guidance on how to comply with legal requirements when managing Legionella risks in your premises. According to ACOP L8, duty holders should:

  • Carry out a Legionella risk assessment
  • Appoint a competent person
  • Implement a written scheme of control
  • Monitor and maintain water systems
  • Keep records and review the assessment regularly

How Often is a Legionella Risk Assessment Required?

A common question is, “How often are Legionella risk assessments required?” For property managers, Legionella risk assessments are typically recommended every two years, with regular reviews to ensure they remain valid. If your Legionella risk assessment is due for review, contact our team today to arrange your free quote or book an appointment. There are also instances where you should consider carrying out an additional Legionella risk assessment, including:

  • When there are changes to the water system
  • If the property use changes
  • If there are concerns about water quality or safety

Ultimately, how often a Legionella risk assessment should be carried out depends on both UK guidance and the specific condition and use of the property.

What Does a Legionella Risk Assessment Involve?

A professional Legionella risk assessment will usually include:

  • A full inspection of the property’s water systems
  • Identification of risk areas, such as dead legs or unused outlets
  • Temperature checks to ensure water is stored safely
  • Assessment of current control measures
  • A detailed report with findings and recommendations

At Absolute Property Surveys, we provide clear, easy-to-understand reports so you know exactly what actions, if any, are needed.

How Absolute Property Surveys Can Help

Our experienced team at Absolute Property Surveys offers comprehensive Legionella risk assessments tailored to your property. Whether you are a landlord, homeowner, or business owner, we can help you stay compliant and protect those who use your building. Contact Absolute Property Surveys today to arrange an assessment and ensure your property remains safe and compliant.

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