A recent investigation into a five-storey purpose-built residential block of flats revealed two major fire safety failings that had gone undetected for years. These findings underscore the importance of qualified, independent oversight in maintaining building safety and compliance
Case study 1: Systemic oversight failures in a five-storey block of flats.
Issue 1: Inadequate fire risk assessment
For several years, the building’s annual Fire Risk Assessment (FRA) was conducted by an employee of the management company—a health and safety consultant, but not a certified fire risk assessor. This led to repeated failures to identify critical issues, including the absence of fire stopping within risers and service penetrations. These gaps posed a serious risk of uncontrolled fire and smoke spread throughout the building.
Issue 2: Poor oversight of servicing contractors
The fire alarm, dry riser, and automatic opening vent (AOV) systems were maintained by a large national contractor. However, no one verified whether the servicing was properly completed, nor was there any scrutiny of the escalating annual repair costs.
Our investigation revealed that operatives were incentivised through commission on additional works, resulting in inflated quotes and unnecessary repairs. One example included a £1,000 quote to repair an automatic fire door. Upon inspection, we found the issue was a disconnected wire, resolved in under 30 minutes without the need for replacement parts.
Independent assessment findings
When our team was instructed to carry out a full, independent FRA, we uncovered:When our team was instructed to carry out a full, independent FRA, we uncovered:
- Missing fire stopping in risers and service penetrations.
- Incorrect and misleading fire safety signage throughout the building.
- Significant gaps in compliance documentation and contractor management.
Outcome
A comprehensive remedial programme was implemented, including:
- Reinstatement of fire stopping measures.
- Correction of all signage to meet regulatory standards.
- Strengthened oversight of contractors and servicing regimes.
The client now benefits from a transparent, accountable maintenance programme and a fully compliant FRA conducted by a third-party accredited fire risk assessor.
Key lessons
- Always engage qualified, third-party accredited fire risk assessors.
- Audit and verify contractor work— never rely solely on invoices or reports.
- Investigate recurring or high-cost repairs before approving.
- Independent reviews improve safety, ensure compliance, and reduce costs.
Case study 2: Fire door survey failures – Avoiding Unnecessary Costs
Recent reviews of fire door surveys have highlighted how poor reporting and a lack of independence can lead to significant financial waste and compromised safety.
Survey 1: Small block of flats
A report was issued for a small block of six flats, all leading to a single escape stairway. The survey was signed off by “Gary” – with no surname, qualifications, or company details. The report vaguely recommended intumescent strips and replacement of the final exit door.
Upon inspection, we found:
- Flat entrance doors had excessive gaps, lacked self-closing devices, and featured non-intumescent letter plates.
- The final exit door was fully compliant, offering safe, keyless egress and did not require replacement.
Given that all flat doors opened onto the sole escape route, these deficiencies posed serious risks to resident safety.
Survey 2: Larger block of flats
A second report covering 42 fire doors failed every door without explanation. When queried, the company stated the doors “did not meet current regulations” but refused to provide supporting evidence. A partner company then quoted £65,000 for full replacement.
We were commissioned to review the findings and conducted our own inspection. Only 6 of the 42 doors required replacement. The remaining doors were certified fire doors needing only minor remedial works. Final project cost: under £20,000 – saving the client over £45,000.
Key message
These cases demonstrate the importance of using approved, independent fire door inspectors. Poor or unqualified assessments can result in unnecessary costs and a false sense of compliance.
Final lessons
- Always use qualified, third-party accredited fire risk assessors and door inspectors.
- Verify servicing and repairs—never accept invoices without evidence of completed work.
- Challenge vague or excessive reports – request clarity and supporting data.
- Independent oversight protects lives, ensures compliance, and delivers real value.
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