Health & Safety Inspections for Block Managers
Block managers have a legal obligation to ensure residential properties are safe, well-maintained and compliant with current health and safety legislation. This includes managing fire risks, monitoring asbestos and Legionella hazards and overseeing the condition of communal systems and materials.
Summit Environmental provides professional services to support block managers with these responsibilities. The following checklist outlines the essential inspections and assessments that should be reviewed annually.
1. Fire Risk Assessment
A fire risk assessment is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005. It identifies fire hazards, evaluates the risk to occupants and outlines measures to reduce and manage those risks.
For blocks of flats, assessments should consider ignition sources, fuel loads, structural layouts, vulnerable residents and the adequacy of fire precautions. A formal review should be undertaken periodically and following any significant changes to the building or its occupancy.
Summit Environmental’s accredited fire risk assessors provide detailed reports and, where necessary, a schedule of recommended remedial actions to ensure ongoing compliance.
2. Asbestos Management and Re-inspection Surveys
Under the Control of Asbestos Regulations 2012, duty holders must manage asbestos in non-domestic premises, including the common parts of residential buildings constructed before the year 2000.
An Asbestos Management Survey, conducted in accordance with HSG264, is designed to locate asbestos-containing materials (ACMs) that may be disturbed during normal occupancy. An asbestos register must be maintained and made available to contractors and others who may work in the building.
To support ongoing management, annual asbestos re-inspection surveys should be carried out to monitor the condition of known ACMs. Refurbishment or demolition works will require more intrusive surveys to identify all ACMs that could be disturbed.
3. Legionella Risk Assessment
Legionella bacteria can proliferate in engineered water systems, particularly where temperatures range between 20°C and 45°C and water is stored, recirculated or allowed to stagnate.
Common sources include domestic hot and cold water systems, cooling towers, spa pools, decorative fountains and other features that generate aerosols.
A Legionella Risk Assessment is required under the Health and Safety at Work etc. Act 1974 and the Control of Substances Hazardous to Health Regulations. Risk assessments should be reviewed regularly and following any system modifications. Routine maintenance should include flushing infrequently used outlets, monitoring water temperatures and cleaning water tanks where necessary.
4. General Health and Safety Risk Assessment
The communal areas of residential blocks fall under the scope of the Health and Safety at Work etc. Act 1974. Managers must assess potential hazards in areas such as stairwells, corridors, bin stores, plant rooms and external walkways.
This assessment should identify trip hazards, inadequate lighting, unsecured access points, and any obstructions to fire escape routes. A written record of risks and actions taken must be maintained to demonstrate compliance.
5. Fire Door Inspections
Under the Fire Safety (England) Regulations 2022, responsible persons must ensure that communal fire doors in buildings over 11 metres in height are inspected every three months, and that the entrance doors to individual flats are inspected annually.
Fire doors must be checked for damage, proper sealing, functional closers and signage. Faults should be logged and rectified without delay. All inspections should be carried out by a competent person and recorded.
6. Emergency Lighting
Emergency lighting systems must function correctly in the event of a power failure to support safe evacuation. These systems should undergo a brief monthly functionality test and an annual full-duration test of at least three hours. All tests must be documented and any faults addressed promptly to maintain system integrity.
7. Smoke Ventilation Systems (AOVs)
Automatic Opening Vent systems provide smoke extraction in common escape routes. AOVs must be tested monthly and serviced annually to ensure they operate effectively in the event of a fire. Testing should include a visual inspection and a functional test of all control systems, vents and interfaces.
8. Lift Maintenance and LOLER Compliance
Lifts in communal areas are subject to the Lifting Operations and Lifting Equipment Regulations 1998 (LOLER). They must be thoroughly examined every six months by a competent person and maintained in accordance with the manufacturer’s recommendations. All inspections, maintenance logs, and defect reports must be retained and available for review.
9. Electrical Safety
Electrical installations in communal areas must be inspected and tested regularly. An Electrical Installation Condition Report (EICR) should be completed at least every five years by a qualified electrician. Any portable appliances provided for communal use should undergo Portable Appliance Testing (PAT) to confirm their safety. All identified hazards must be rectified by a competent contractor.
10. Pest Control and Waste Management
Poor waste management and unhygienic conditions can lead to infestations that present a serious health hazard. Refuse areas should be monitored routinely for signs of vermin or pest activity and pest control services should be employed where issues are identified. Contractors responsible for waste disposal must adhere to proper hygiene and collection standards to minimise risk.
Working with Summit Environmental
Summit Environmental delivers tailored inspection and consultancy services to support block managers in meeting their legal obligations. Our team is highly experienced in conducting fire risk assessments, asbestos surveys in line with HSG264, Legionella risk assessments and hazardous material sampling, including deleterious and regulated substances such as lead, PCBs, and formaldehyde-based compounds.
Our reports are clear, actionable and fully compliant with all relevant UK legislation and guidance, helping you protect both the residents under your management and your own legal position.
For more information or to schedule an inspection, contact Summit Environmental today. Our specialist consultants are ready to assist with maintaining the safety, compliance and integrity of your property portfolio.
