When it comes to fire safety in commercial, public sector (such as healthcare and higher education) and residential high-rise buildings, even minor oversights can lead to catastrophic consequences. Fires in large-scale premises often start due to common, preventable risks, many of which remain hidden until a detailed fire risk assessment is carried out.

Under the Regulatory Reform (Fire Safety) Order 2005, building owners, responsible persons and duty holders are legally required to conduct a suitable and sufficient fire risk assessment. This is especially critical in commercial and high-rise environments where fire can spread rapidly and evacuation is more complex.

Based on extensive assessments across a wide range of commercial and multi-storey properties, here are the most frequently identified fire hazards that demand immediate attention.

1. Electrical Hazards

Electrical faults are one of the most common causes of fire in office blocks, retail premises and high-rise developments. Common issues include:

• Overloaded socket banks or daisy-chained extension leads
• Ageing or poorly maintained distribution boards
• Infrequent or absent PAT testing
• Temporary installations or trailing cables in high-traffic areas
• Appliance misuse e.g. tumble dryers
• Charging of e-bikes and scooters, along with improper storage in communal areas. (Link to full article when created next)

These risks can be significantly reduced through routine inspection and maintenance by competent electrical contractors, along with stricter on-site policies.

2. Combustible Materials and Poor Housekeeping

In larger buildings, storage and waste management can quickly become fire risks. Typical hazards include:

• Stacked cardboard, paper or flammable goods in plant rooms or riser cupboards
• Cleaning chemicals and aerosols stored improperly
• Rubbish build-up in stairwells or near service cores (not complying with DSEAR regulations, e.g. dusty environments)

Poor housekeeping can contribute to both fire ignition and accelerated spread, especially in high-rise buildings where compartmentation is crucial.

3. Smoking Materials

Despite smoking bans in internal areas, fires still occur due to carelessness around designated smoking zones. Risks include:

• Smoking near combustible cladding or materials
• Cigarette ends discarded in standard waste bins
• Lack of fire-resistant smoking shelters or disposal bins

Properly located and maintained smoking areas are essential, particularly for large multi-tenant premises.

4. Arson Vulnerabilities

Arson is a serious concern in commercial and high-rise properties, especially those in urban areas. Assessors frequently highlight:

• Unsecured bin stores located next to external walls
• Poor external lighting or no CCTV coverage
• Easy access to underground car parks or service entrances

Improved site security, including access control, perimeter checks and fire-resistant bin enclosures, can significantly reduce this risk.

5. Defective Fire Doors and Compromised Compartmentation

Fire doors and compartmentation are fundamental to life safety in high-rise environments. Common issues include:

• Fire doors wedged open or missing closers
• Doors that do not meet the correct fire resistance rating
• Breaches in compartment walls caused by unsealed cable or pipe penetrations
• Damaged doors or compartmentations

In tall buildings, these defects can allow smoke and flame to bypass floors and spread vertically, undermining evacuation strategies.

6. Poorly Maintained Fire Alarm and Detection Systems

Fire detection and alarm systems are often found to be non-compliant with BS 5839 in commercial buildings. Typical findings include:

• Detector heads obstructed by fittings or not located in required zones
• Zones unlabelled or inaccurately referenced on fire panels
• Missed weekly tests or overdue servicing

A functioning detection system is vital for timely evacuation, especially in premises with complex layouts and multiple floors.

7. Inadequate Emergency Lighting

In high-rise and multi-occupancy commercial properties, emergency lighting is critical for safe evacuation during power loss. Common problems include:

• Exit signs and lift safety equipment not visible from all approach angles
• Failed battery packs in emergency lighting units
• Insufficient lighting in stair cores, plant rooms or basement areas

Full compliance with BS 5266 is required to ensure routes remain lit and clear during an incident.

8. Obstructed or Inadequately Signed Escape Routes

Evacuation routes in larger buildings are often blocked or poorly signposted. Frequent issues include:

• Stock, furniture or deliveries obstructing exits
• Means of escape doors locked or access-restricted without a fire override
• Lack of visible directional signage from deep plan areas

Regular walk-through checks and evacuation drills are essential to ensure escape routes remain accessible.

9. Portable Heaters and Fixed Heating Equipment

While less common in modern commercial buildings, heating equipment still presents hazards where:

• Portable fan heaters are used under desks or near combustibles
• Gas cylinders or space heaters are brought in without permits
• Heating systems are not serviced in accordance with manufacturer guidance

These risks are amplified in buildings with high occupancy and dense floor plans.

10. Lack of Fire Safety Training and Coordination

Even with robust fire systems in place, human error remains a critical factor. Assessments often reveal:

• Fire wardens and co-ordinators not appointed or untrained
• Occupants unaware of evacuation procedures
• No coordination between multiple tenants in mixed-use or multi-tenant high-rise buildings

Fire drills, induction procedures and clear lines of communication between tenants and building management can greatly improve preparedness.

11. Inadequate or Incorrect Firefighting Equipment

Extinguishers and hose reels are only effective if they are:

• The correct type for the local risk, such as CO₂ for server rooms
• Inspected annually and easily accessible
• Labelled clearly with user instructions and nearby signage

In some high-rise environments, sprinklers or dry risers may also be present but not adequately maintained.

A Proactive Approach Saves Lives and Assets

Every one of these hazards, while common, has the potential to escalate into a serious fire event. In high-rise and commercial settings, the consequences can be especially severe, with greater life risk, property damage and reputational harm.

A fire risk assessment is more than a compliance exercise. It is a vital tool for ensuring that risks are identified, prioritised and managed effectively. When tailored to your specific building type and usage, it can form the foundation of your fire safety strategy.

Protect Your People and Property with Confidence

At Salus, we specialise in delivering detailed fire risk assessments for commercial and high-rise buildings across the UK. Our assessors bring sector-specific expertise, helping you navigate complex regulations and ensure your property meets all legal fire safety standards.

Don’t wait for an inspection or emergency to uncover the risks.

Get in touch to schedule a professional fire risk assessment and take control of your building’s fire safety.