Common Areas Asbestos and FRA

The Need for an Asbestos Survey and Fire Risk Assessment (FRA) in Common Areas

Common Areas Asbestos and FRA, Property owners and managers have a legal and moral responsibility to ensure the safety of residents, workers, and visitors within their buildings. One of the most critical aspects of building safety is the management of asbestos and fire risks, particularly in the common areas of residential and commercial properties. Conducting an asbestos survey and a Fire Risk Assessment (FRA) in these shared spaces is not just a legal requirement—it’s a vital measure for protecting health, complying with regulations, and maintaining property value.

Asbestos Survey: A Legal and Safety Imperative

Asbestos was widely used in building materials up until the late 1990s in the UK due to its fire-resistant and insulating properties. However, it is now well-documented that asbestos exposure can lead to serious health issues, including mesothelioma, lung cancer, and asbestosis. The Control of Asbestos Regulations 2012 requires duty holders (such as landlords and managing agents) to identify and manage asbestos-containing materials (ACMs) within non-domestic areas of buildings, which include common parts of residential properties like stairwells, corridors, service cupboards, and plant rooms.

An asbestos management survey is essential to locate and assess the condition of any ACMs in these areas. If disturbed during maintenance or refurbishment work, asbestos can release fibres into the air, posing a risk to anyone nearby. A survey ensures these materials are properly identified, risk-assessed, and managed or removed if necessary. Without such a survey, duty holders may unknowingly put occupants at risk and face significant legal and financial consequences.

Fire Risk Assessment: Protecting Lives and Property

Equally important is the need for a thorough Fire Risk Assessment (FRA). Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person (often the landlord or managing agent) must carry out a fire risk assessment of the premises and implement appropriate fire safety measures. Common areas in multi-occupancy buildings—such as lobbies, corridors, staircases, and shared entrances—are particularly critical, as they serve as evacuation routes and gathering spaces during emergencies.

An FRA identifies potential fire hazards, assesses the likelihood of fire and its consequences, and outlines steps to reduce or eliminate risk. This includes ensuring clear signage, maintaining fire doors, checking alarm systems, and ensuring escape routes are unobstructed and properly lit. Regular reviews and updates to the FRA are necessary, especially after significant changes to the building or its occupancy.

Combined Importance and Compliance

Together, an asbestos survey and a fire risk assessment form the foundation of a safe and compliant building management strategy. They not only help meet legal obligations but also reassure tenants and stakeholders that their safety is a priority. In many cases, insurers may also require evidence of these assessments to validate coverage.

Neglecting either assessment can lead to costly legal repercussions, invalidate insurance policies, and, more importantly, endanger lives. Therefore, ensuring these assessments are carried out by qualified professionals and kept up to date should be a top priority for all responsible parties managing buildings with shared spaces.