Here, you’ll find a summary of important building and fire safety information. This includes roles and responsibilities, evacuation strategies and our fire risk preventative and protection measures.

The information below acts as a summary only and further information can be found in other areas of our website and regular resident communication.

If you have any questions or concerns about your building or fire safety, please email our Fire Safety Engagement team.

Responsible person

The Building Safety Act (2022) requires that residents be informed as to who is responsible for ensuring the building complies with current building safety standards. In the case of L&Q, the organisation acts as the responsible person.


Contact details

Responsible person: London & Quadrant Housing Trust

Head Office: 29-35 West Ham Lane, Stratford, London E15 4PH

Primary contact: Neighbourhood Housing Lead

Resident responsibilities

How you live in your building can also play a part in how safety is managed. Being careful and reporting concerns or repairs will help you and others living in the building.

Learn more about how to keep your home and building fire safe.

Evacuation strategies

Evacuation strategies can vary from one building to another.

To know the strategy for your building, please check the fire action notice inside your building’s entrance. We’ll also write to you, on an annual basis, to remind you of your evacuation strategy.

Please note that the evacuation strategy for your building may change if we identify a risk that means the current strategy is no longer suitable. When this happens, we’ll let you know the reason why and provide details of the new strategy. We’ll also change the fire action notices displayed in communal areas.


Simultaneous evacuation

A simultaneous evacuation strategy means that in the event of a fire, everyone should evacuate immediately.

To let you know that you should escape, a warning will be given by a fire alarm system.

You can find more details by reading the fire action notices displayed in the building.


Stay put

A stay put evacuation strategy means that it has been considered that unless you’re in the area where the fire starts, you will generally be safer staying in your home unless advised otherwise by firefighters or you feel at risk. This is because buildings have been constructed with fire safety in mind with measures in place to stop fires from spreading.

You can find more details by reading the fire action notices displayed in the building.


Progressive horizontal evacuation

A phased evacuation strategy is only used in some registered care homes.

In the event of a fire, staff will assist in evacuating any residents in the area affected into an adjacent safe area. Once the fire area is clear, evacuation from the safe area will proceed.


Mixed evacuation

In some buildings, both a stay put and a simultaneous evacuation strategy will be in place.

This may be the case where the building also has communal rooms used by residents, such as a shared lounge. In these cases, those in the communal areas would be alerted to evacuate immediately on a fire alarm sounding, but those in their flats would be safer to stay put.

Risks to residents identified by fire risk assessment

Fire risk assessments (FRAs) can raise many actions that require us to resolve. However, the vast majority of these relate to small tasks or management improvements rather than actions that pose a risk to the safety of residents from fire.

Where risks are identified, we require our Fire Risk Assessors to act immediately to reduce the risk. We will communicate with residents in the building should it not be possible to reduce the risk and if we need to change the way the building is managed to keep residents safe. This could include temporary alarms or a waking watch to allow a change to the evacuation strategy.

Likewise, if we’re informed of any risks from a linked building, we’ll assess these and let you know if you will be affected.


Request your building's FRA

Competency

Carrying out fire safety activities competently is vital to ensuring residents are safe in the buildings they live in.


Fire risk assessments

We carry out fire risk assessments in one of two ways:

1) using our internal Fire Risk Assessment team who meet our Fire Risk Assessor Competence & Quality Assurance Frame

2) using a consultant or consultancy who is registered as competent by a 3rd party certified body


Service and maintenance of fire safety systems

Contractors carry out these duties for us. We state the minimum levels of competency required of our contractors, to ensure those maintaining our systems can do so at the right level.


Housing management inspections

All our housing management staff who undertake regular inspections of our buildings have been given appropriate training for the role they undertake.


Flat entrance door checks

Our Fire Risk Assessors check a sample of flat doors during the fire risk assessments they carry out.

In our mid/high-rise buildings, we’re also required by regulations to carry out further checks on an annual basis.

We carry out these checks in one of two ways:

1) using our internal Passive Fire Door team - this team is BM TRADA certified for fire door installation and repair and is ideal for carrying out minor repairs at the time of inspection

2) using a consultant or consultancy who is registered as a fire door inspector

Preventative and protection measures

We seek to manage and reduce risks to a level as low as possible and are determined to achieve the highest levels of safety.

It is important to understand that no matter how many preventative and protection measures are put in place, the risk of fire in a building can never be removed completely.

What can be achieved is multiple layers of safety and protection to reduce the chances of a fire and to have measures in place to keep people safe should a fire occur.

Higher-rise buildings or those housing more vulnerable people tend to have more requirements in place.

We have a fire risk management system in place which is externally audited annually to standards laid out in BS 9997 by a UKAS-certified body.

This system requires us to plan our arrangements, do what we say we will, check that this is happening and act if we identify areas lacking.

Having this system in place demonstrates that we’re committed to improving fire safety management at an organisational level year on year.

Here, you’ll find the typical preventative and protection measures that can be found across a range of buildings:

Purpose-built mid/high rise blocks (five storeys and above)

MeasureReasonServiced or monitored by
Fire risk assessmentTo identify any risk and/or areas for improvement to benefit fire safety Property Services
Smoke ventilationTo ventilate smoke from the escape route ensuring escape is possibleCompetent Contractor
Emergency lightingTo assist residents in escapeCompetent Contractor
Estate inspectionTo monitor the building and fire safety measures in placeHousing Management
Fire door / directional signageIdentification of fire doors / assist residents in escape (if there are multiple escape routes available) Housing Management
Fire Action NoticesTo provide information on the action to take in the event of a fire Housing Management
No storage in the common partsTo reduce the risk of fire and to keep escape routes clear Housing Management
Communal fire doorsTo prevent fire and smoke from spreading along the escape and to aid firefighting operations Housing Management
Flat entrance doorsTo prevent fire and smoke from entering common partsProperty Services
Way finding signageTo support firefighting operations Housing Management
Dry riserTo support firefighting operations
Competent Contractor
Fire fighting liftTo support firefighting operations
Competent Contractor
Drop key accessTo support firefighting operations
Housing Management
Secure entrance doorTo provide security and unauthorised persons from enteringHousing Management and Property Services
Premises information boxTo support firefighting operationsHousing Management and Property Services
Reporting of issuesTo allow repairs to be undertakenStaff and residents

Purpose-built low-rise blocks (four storeys and below)

MeasureReasonServiced or monitored by
Fire risk assessmentTo identify any risk and/or areas for improvement to benefit fire safety Property Services 
Smoke ventilationTo ventilate smoke from the escape route ensuring escape is possibleCompetent Contractor
Emergency lightingTo assist residents in escapeCompetent Contractor
Estate inspectionTo monitor the building and fire safety measures in placeHousing Management
Fire door signageIdentification of fire doors Housing Management
Fire Action NoticesTo provide information on the action to take in the event of a fire Housing Management
No storage in the common partsTo reduce the risk of fire and to keep escape routes clear Housing Management
Communal fire doorsTo prevent fire and smoke from spreading along the escape and to aid firefighting operations Housing Management
Drop key accessTo support firefighting operations
Housing Management
Secure entrance doorTo provide security and unauthorised persons from enteringHousing Management and Property Services
Reporting of issuesTo allow repairs to be undertakenStaff and residents

Converted buildings (three storeys and above)

MeasureReasonServiced or monitored by 
Fire risk assessmentTo identify any risk and/or areas for improvement to benefit fire safety Property Services 
Fire alarm systemTo give early warning of fire to residents allowing them to evacuate until the stay put strategy
can resume
Competent Contractor
Emergency lightingTo assist residents in escapeCompetent Contractor
Estate inspectionTo monitor the building and fire safety measures in placeHousing Management
Fire door signageIdentification of fire doors Housing Management
Fire Action NoticesTo provide information on the action to take in the event of a fire Housing Management
No storage in the common partsTo reduce the risk of fire and to keep escape routes clear Housing Management
Communal fire doorsTo prevent fire and smoke from spreading along the escape and to aid firefighting operations Housing Management
Secure entrance doorTo provide security and unauthorised persons from enteringHousing Management and Property Services
Reporting of issuesTo allow repairs to be undertakenStaff and residents

Converted buildings (two and three storeys)

MeasureReasonServiced or monitored by
Fire risk assessmentTo identify any risk and/or areas for improvement to benefit fire safety Property Services
Fire alarm systemTo give early warning of fire to residents allowing them to evacuate until the stay put strategy
can resume
Competent Contractor
Fire Action NoticesTo provide information on the action to take in the event of a fire Housing Management
No storage in the common partsTo reduce the risk of fire and to keep escape routes clear Housing Management
Secure entrance doorTo provide security and unauthorised persons from enteringHousing Management and Property Services
Reporting of issuesTo allow repairs to be undertakenStaff and residents

Supported housing, sheltered and extra care

MeasureReasonServiced or monitored by
Fire risk assessmentTo identify any risk and/or areas for improvement to benefit fire safety Property Services 
Fire alarmTo warn residents of a fire at the earliest opportunityL&Q Living and Competent Contractor
Tele-care monitoring of fire alarmTo determine whether there is a fire and to call 999L&Q Living and Competent Contractor
Smoke ventilationTo ventilate smoke from the escape route ensuring escape is possibleCompetent Contractor
Emergency lightingTo assist residents in escapeCompetent Contractor
Estate inspectionTo monitor the building and fire safety measures in placeL&Q Living
Fire door / directional signageIdentification of fire doors / assist residents in escape (if there are multiple escape
routes available)
L&Q Living
Fire Action NoticesTo provide information on the action to take in the event of a fireL&Q Living
Managed storage in the common partsTo reduce the risk of fire and assist residents in escapeL&Q Living
Communal fire doorsTo prevent fire and smoke from spreading along the escape and to aid firefighting operationsL&Q Living
Drop key accessTo support firefighting operations
L&Q Living
Secure entrance doorTo provide security and unauthorised persons from enteringL&Q Living and Property Services
Premises information boxTo support firefighting operationsL&Q Living and Property Services
Reporting of issuesTo allow repairs to be undertakenStaff and residents

Get in touch

If you would like more information about your building, please speak to your Neighbourhood Housing Lead or email our Fire Safety Engagement team.