Fire safety strategies in London’s newest neighbourhoods — How to fight fire risks for local residents in 2025
Fire safety strategies in London’s newest neighbourhoods set the tone for safer, more resilient communities and this guide explains what residents must do now to reduce risk, meet legal duties and influence building safety decisions. In the next sections you will learn how to spot common hazards in new developments, who is responsible for fire safety, practical prevention actions for households and shared spaces, and steps residents can take to press for remedial works and better design. The advice is practical and compliant with current UK guidance and standards.
Why fire risks are different in modern London developments
Many of London’s newest neighbourhoods feature high-density housing, mixed-use blocks and innovative façades. These features increase the complexity of fire risk management. New materials, novel exterior cladding and open-plan apartments create new ignition and spread pathways. At the same time, building services such as electric vehicle charging, communal battery storage and rooftop plant add novel hazards if not designed and maintained correctly.
Because of these changes, fire safety needs both careful design and ongoing management. The responsible person must ensure that risk assessments reflect the building’s modern construction and systems. Where external wall systems are suspected of increasing risk, official appraisal methods such as gov.uk (PAS 9980 approach) should be used to identify proportionate mitigation.
Who is legally responsible in new developments and what they must do
If you live in a flat or manage a property, it matters who holds responsibility under the Regulatory Reform (Fire Safety) Order. Landlords, freeholders or managing agents are typically the responsible person for common parts; employers or occupiers hold duties for business premises. They must carry out a suitable and sufficient fire risk assessment and keep it under review. The assessment must consider detection, means of escape, emergency planning and the external wall construction where relevant. See gov.uk for responsibilities and guidance.
Residents and tenant committees have rights to ask for evidence of compliance, such as the fire risk assessment report and records of maintenance on alarms, emergency lighting, fire doors and communal systems. If you are unsure whether the responsible person is fulfilling duties, you may contact your local fire and rescue service for advice or use professional services to check compliance; for London-specific advice see london-fire.gov.uk.
fire safety strategies in London’s newest neighbourhoods: core prevention measures for households
Start inside your home. The simplest measures often prevent the highest proportion of domestic fires. Install and test smoke alarms on each floor and a heat alarm in the kitchen. Test devices monthly and replace batteries or units as the manufacturer recommends.
Maintain clear escape routes. Keep corridors and stairways free of bikes, prams or storage that can block egress.
Check portable heaters and chargers. Inspect chargers and major appliances for damage and avoid overloading sockets. Charge batteries on hard surfaces and do not leave charging devices unattended overnight.
Store flammable liquids safely. Keep combustible materials away from heat sources and hold only small quantities in the home.
Plan and practise an escape plan. Agree a meeting point outside the building and rehearse the route with everyone in the household.
These actions reduce likelihood and improve escape chances if a fire occurs. For practical training and hands‑on familiarisation, consider an accredited course such as a Fire Marshal or Fire Safety Awareness course. Total Safe offer courses suitable for residents’ groups and small businesses: Fire Marshal Training.
Managing shared risks in blocks and mixed-use buildings
Communal areas need active management. Fire doors, escape stairways, emergency lighting and shared alarm systems require regular inspection and maintenance to remain effective. In many modern blocks, compartmentation and external wall systems are critical to preventing rapid fire spread. Where there is any doubt about façade materials or cladding, commissioning a Fire Risk Appraisal of External Walls in line with PAS 9980 is a recognised approach to understand risk and identify proportionate remediation. Guidance is available on gov.uk.
Residents should insist that the responsible person provides evidence of scheduled inspections and maintenance. For example, fire doors should be surveyed and certification produced after works; alarm systems need records of weekly tests and annual servicing; dry risers and hydrants must have up-to-date maintenance logs. If these records are not forthcoming, formal requests in writing and escalation to the local authority or the fire and rescue service are appropriate next steps. For owners and managers who prefer a professional audit, Total Safe provide comprehensive Fire Risk Assessment services and remedial plans: Fire Risk Assessment services.
Design and retrofit solutions to reduce building-level risk
Improved compartmentation between flats and communal areas reduces horizontal and vertical fire spread and is a key design principle.
Reliable, maintained automatic fire detection and alarm systems should be installed to recognised standards such as BS 5839; recent updates emphasise earlier detection and clearer guidance on sleeping areas and system modifications. See the BS guidance: BS 5839.
Sprinkler or water-mist systems can be appropriate in vulnerable or high-rise blocks to provide rapid suppression.
Non-combustible external materials or the safe retrofit removal of combustible cladding is recommended, guided by accredited appraisals. PAS 9980 offers a consistent method for assessing external wall risk and informing remediation; see bsigroup.com for details.
Where remediation is required but funding or technical capacity is a barrier, responsible persons should be aware of government initiatives and guidance that may apply to their building. The NFCC and other bodies have highlighted the scale of remediation work needed and the importance of coordinated action: nfcc.org.uk.
How residents can influence safety and work with the community
Form a residents’ safety group to consolidate concerns and requests for evidence and to speak with one collective voice.
Keep records of formal requests and responses from landlords or managing agents. Written records strengthen any case with the regulator.
Use local authority and fire service channels for complaints or enforcement if safety is not being addressed. The London Fire Brigade and local fire services can provide advice and may inspect where there is clear cause for concern: london-fire.gov.uk.
Request communal training and drills. Practise evacuation routes and make sure vulnerable neighbours have tailored support plans. Total Safe can deliver on-site training for blocks and management teams to improve preparedness: Fire safety services.
Engage professionally where necessary. Appoint a competent FRA author or façade assessor when complex external wall issues arise. PAS 9980 sets out competence criteria and a method for producing robust appraisals: gov.uk.
Collective action often produces quicker, safer outcomes than individual complaints. Work with fellow residents to prioritise the most urgent hazards and to agree a clear list of required actions.
Preparing for emergencies: what to expect and practise
A clear emergency plan reduces confusion and saves time. It should identify responsible contacts, escape routes, assembly points and arrangements for people needing assistance. Regularly check that escape stairs and exits remain unlocked and unobstructed. Practice a drill at least once a year and update the plan when building works or occupant needs change.
If a fire occurs, follow the building strategy that applies. Many modern high-rise buildings were designed on a stay-put strategy, but there are circumstances where evacuation is necessary. Fire and rescue services have updated guidance on when a change from stay put to simultaneous evacuation is required; this decision is made by trained professionals based on building assessment and operational factors. When in doubt, follow the instructions from the emergency services. See nfcc.org.uk for more information.
Next steps and practical checklist for residents in 2025
Request and read the latest Fire Risk Assessment for your building. If none exists, escalate to the responsible person and the local fire service. Guidance available at gov.uk.
Test and record smoke alarms at home and ask for communal alarm maintenance records.
Remove obstructions from communal escape routes and report hazards promptly.
Join or form a residents’ safety group to agree priorities and communicate with managers.
Book practical training for nominated residents and staff, such as Fire Marshal courses. Total Safe Fire Marshal Training.
If façade or cladding is a concern, ask whether an FRAEW (Fire Risk Appraisal of External Walls) has been commissioned and that it follows PAS 9980. More on PAS 9980 at bsigroup.com.
Implementing these steps will strengthen local resilience and help ensure compliance with UK fire safety requirements.
Conclusion
Fire safety strategies in London’s newest neighbourhoods must combine solid building design, robust management and informed residents. You can reduce risk by using practical household measures, insisting on thorough and up-to-date risk assessments, and working together to press for remediation when required. Use recognised standards and official guidance to support your case, and call on competent professionals when complex technical issues arise. If you need training, audits or remediation advice, Total Safe provides local services tailored to modern London buildings and communities. Find out more about Total Safe services.
FAQ
Q: Who must carry out a fire risk assessment for a multi-occupancy block?
A: The responsible person—usually the landlord, freeholder or managing agent—must ensure a suitable and sufficient fire risk assessment is carried out and kept under review. If the building is complex, they should appoint a competent assessor. See gov.uk.
Q: What should I do if I suspect a building has unsafe cladding or external walls?
A: Ask the responsible person whether a Fire Risk Appraisal of External Walls (FRAEW) has been commissioned to PAS 9980. If you cannot get a clear answer, raise the issue with your local fire and rescue service or request a formal review by a competent professional. See PAS 9980 guidance on gov.uk.
Q: Are smoke alarms sufficient in modern flats or do I need extra systems?
A: Smoke alarms are essential but may not be sufficient in all buildings. Where there are sleeping areas, shared corridors or high-risk elements, automatic detection and communal alarm systems designed to BS 5839 standards provide earlier warning and better protection. Professional advice should guide system selection. Reference: BS 5839.
Q: How can residents get practical help or training?
A: Residents can arrange on-site training such as Fire Marshal courses through local providers. Total Safe offer practical fire marshal and awareness training suited to communal buildings and resident groups. Book training with Total Safe.
Q: What evidence should managers keep to show compliance?
A: Keep written fire risk assessment reports, maintenance records for alarms, emergency lighting, fire doors and dry risers, logs of drills and training, and certificates for any remedial works. These documents demonstrate active management and help satisfy regulators. Further guidance: gov.uk.
