Beyond fire safety, the common parts of a building carry other risks. The board is responsible for managing them, and for being able to show that it has. The table below lists the checks most buildings need. Your own risk assessments will show which apply, and how often.
| Area | What to check | Usually done by |
|---|---|---|
| Water systems | Legionella risk assessment and control measures | A competent water hygiene contractor |
| Lifts | Thorough examination and servicing | A lift engineer and insurer’s inspector |
| Electrical installation | Periodic inspection of the common parts | A qualified electrician |
| Gas appliances in communal areas | Safety check and servicing | A Gas Safe registered engineer |
| Asbestos | Management survey and plan, where the building may contain it | An accredited surveyor |
| Emergency lighting and alarms | Testing and servicing | A competent engineer |
| Roof, balconies and structure | Inspection of condition and safety | A surveyor or engineer |
| Trees, paths and grounds | Hazards and trip risks | A grounds contractor or arborist |
| Play areas, if any | Regular inspection | A competent inspector |
Risk assessments
Assess the risks to residents, visitors and contractors, and write down what you found and what you did. Keep it proportionate: a small block with no lift or plant will have a shorter list.
Water safety
The common water systems can carry Legionella bacteria if they are not managed. A competent person should assess the risk and set out simple controls, such as temperature checks and flushing of little-used outlets.
Lifts
Passenger lifts need regular thorough examination under the lifting equipment regulations, usually at intervals set by the regulations and the insurer, as well as routine servicing. Keep every report.
Electrics and gas
A periodic electrical inspection of the common parts is good practice, at intervals set by the electrician. Gas appliances you control must be installed and maintained by a Gas Safe registered engineer.
Asbestos
For older buildings, the duty to manage asbestos in the common parts is real. Find out whether a survey exists and whether the material is safe in place.
Contractors on site
Check their insurance, method statements and safe working. Residents must not be put at risk by their work.
Keep records
Use a compliance calendar to show what is due, who is responsible and when it was last done. Keep the certificates and reports together, and make sure more than one director knows where they are.
This guide is general information, not advice on your circumstances. Leasehold law is detailed and changes: check the current position and take advice before acting.