The Building Safety Act 2022 applies to higher-risk buildings — those over 18 metres or 7 storeys in height with at least 2 residential units. Obligations include registration with the Building Safety Regulator, preparation and maintenance of a safety case, appointment of a Principal Accountable Person and Accountable Person, a mandatory resident engagement strategy, and cooperation obligations for residents. Sanctions for non-compliance include significant fines and criminal prosecution.

The Responsible Person under the Regulatory Reform (Fire Safety) Order 2005 is typically the freeholder or management company. They must ensure a suitable and sufficient fire risk assessment is carried out and reviewed regularly, that fire safety measures are implemented and maintained, and that residents are provided with relevant fire safety information. In higher-risk buildings, additional obligations under the Building Safety Act 2022 apply.

An EWS1 (External Wall System) form is a certificate that assesses the external wall construction of a building for fire risk. It is typically required by mortgage lenders before they will lend on flats in multi-storey buildings where there may be cladding or combustible materials. Where an EWS1 form is needed, we coordinate the assessment and communicate outcomes to leaseholders.

Fire risk assessments must be kept under review and revised when there is reason to suspect they are no longer valid or where significant changes have occurred. In practice, most managing agents carry out annual fire risk assessments for apartment buildings. Higher-risk buildings under the Building Safety Act 2022 have more frequent review obligations.

Yes — lift maintenance is a standard part of our apartment management service. We appoint a competent lift maintenance contractor, schedule regular maintenance visits and thorough examinations (required at least every 6 months under LOLER), and manage any breakdown call-outs. Lift records are maintained and available for inspection.

Communal area management covers all areas of the building used by multiple residents — entrance halls, stairwells, corridors, lifts, car parks, bin stores and external amenity areas. It includes regular cleaning, lighting maintenance, access control management, post box management, floor covering maintenance and any decorating or repair works. All costs are included in the service charge.