Delivering large-scale FRA programmes and intrusive fire safety investigations across residential and high-rise buildings
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Keegans delivers Fire Risk Assessments (FRAs), intrusive compartmentation surveys and specialist fire safety investigations for local authorities, housing providers and managing agents. Our experience ranges from large-scale residential portfolios to targeted intrusive investigations within occupied high-rise and Higher-Risk Buildings.
Keegans was appointed by the London Borough of Lambeth to undertake intrusive compartmentation surveys across 26 high-rise residential buildings, supporting the Council’s building safety responsibilities and Building Safety Regulator submissions.
Using a risk-based sampling approach, our fire safety surveyors inspected common parts, service zones, risers, compartment lines and flat entrance doors. Intrusive opening-up and making good were undertaken by a Keegans-appointed contractor under our direction and supervision.
The surveys identified compartmentation breaches, unprotected service penetrations, defective fire-stopping and fire door issues. Detailed photographic and location-specific evidence was provided to inform remediation and contribute to the golden thread of building safety information.
Encore Estate Management appointed Keegans to undertake a Type 4 Fire Risk Assessment at Central Cross Apartments, a four-storey development comprising 90 general-needs flats within a converted former office building.
Keegans coordinated intrusive inspections across common areas and selected dwellings, including ceiling voids, risers, plant areas and compartment walls. Targeted opening-up and borescope investigations were also undertaken within selected flats.
The assessment identified unsealed service penetrations, damaged or unverified fire-stopping and breaches within concealed ceiling voids. Our photographic evidence and prioritised recommendations provided the client with a clear basis for further investigation and remedial works.
Keegans was commissioned by Crawley Borough Council to undertake a targeted intrusive compartmentation survey within a modern residential apartment building.
Working alongside a Council-appointed contractor, we directed investigations of walls, ceilings, floor voids, service penetrations, fire door interfaces, ventilation routes and other concealed construction details.
The survey identified localised defects and areas of unverified fire-stopping, leading to evidence-based recommendations for remediation and further investigation of potentially repeated construction details elsewhere in the building.
For the London Borough of Newham, Keegans delivered one of our largest residential FRA programmes, undertaking Type 1 and limited Type 4 Fire Risk Assessments across more than 1,400 low-rise blocks and 83 high-rise residential buildings. Our work also included sheltered housing, compartmentation reviews, external wall assessments and asset validation surveys. Successful delivery resulted in further commissions for FRA reviews, intrusive investigations and Fire Risk Appraisals of External Walls.
Keegans is also delivering Fire Risk Assessments across 452 residential buildings for the London Borough of Hammersmith & Fulham, comprising 423 general-needs blocks and 29 specialised housing and hostel buildings.
Every assessment undergoes independent technical review before issue, with the Council also independently auditing 10% of submitted reports. Feedback has been consistently positive, with no corrective actions required.
For Anchor Hanover Group, Keegans completed a Type 1 Fire Risk Assessment at Patching Lodge in Brighton, a seven-storey Extra Care scheme containing 76 apartments.
Our assessment considered vulnerable residents, phased evacuation, Person-Centred Fire Risk Assessments, compartmentation, communal fire doors, smoke control, fire detection, mobility scooter charging and external wall risks, alongside the building’s café, commercial kitchen and community facilities.
Keegans has also undertaken FRAs at mixed-use residential developments, including commercial premises beneath occupied accommodation at Tower Bridge Road and Lambeth Walk. These assessments considered shared means of escape, compartmentation, fire-resisting construction and the interface of responsibilities between commercial and residential stakeholders.
Keegans provides ongoing Fire Risk Assessments and fire safety consultancy across approximately 100 residential and mixed-use buildings for Encore Estate Management throughout London, Cambridge and Nottingham.
Our services include Type 1 and Type 2 FRAs, Fire Risk Appraisals of External Walls, compartmentation surveys, fire door inspections, fire strategies and Building Safety Case support, with our findings helping to inform remediation and wider building safety programmes.
Across these commissions, Keegans has delivered Fire Risk Assessments and intrusive fire safety investigations across thousands of residential properties, from individual buildings to major local authority portfolios.
Our experience covers Type 1, Type 2, Type 3 and Type 4 Fire Risk Assessments, intrusive compartmentation surveys, FRAEWs, fire door inspections and Building Safety Case support across high-rise and Higher-Risk Buildings, general-needs housing, Extra Care schemes and mixed-use developments.
All Fire Risk Assessments are completed by competent assessors and independently reviewed before issue through our BAFE SP205-certified quality management system, providing clients with clear, evidence-based findings and prioritised recommendations to support remediation, statutory compliance and safer buildings.
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Services you may be interested in
Keegans have over 15 years of experience delivering Fire Safety services and providing Fire Risk Assessments
Sectors we work in
This is a core sector for us, working for numerous local authorities, housing associations, private managing agents and developers, ensuring residents are at the heart of every project.
What is the latest FRAEW Process?
Following an RICS led cross-industry working group investigation into best practices when reporting and valuing tall buildings within the secured lending arena, a revised standard process has been published together with a revised EWS1 form which was updated to reflect the Government Building Safety announcement, notably the immediate withdrawal of the Consolidated Advice Note (CAN) and the publication of BSI PAS9980:2022 – Assessing the external wall fire risk in multi-occupied residential buildings.
There is a requirement for a fire safety risk assessment of the external wall system to be conducted by a suitably qualified, and competent professional for buildings with a residential floor height above 18 metres (six storeys) and some 4/5 story buildings that have a significant element of external cladding.
The requirements are as set out in the RICS guidance note 'Cladding for Surveyors' - https://www.rics.org/globalassets/rics-website/media/news/news--opinion/fire-safety/cladding-for-surveyors-supplementary-info-paper-1.pdf
What classifies a building as a high fire risk?
A high fire risk building in the UK is a building that is subject to more stringent regulations and oversight due to the potential consequences of a fire. The definition of a high fire risk building depends on whether the building is in the design and construction phase or the occupation phase.
According to the Building Safety Act 2022 and the Higher-Risk Buildings (Descriptions and Supplementary Provisions) Regulations 2023.
A high fire risk building during the design and construction phase is a building that is at least 18 metres in height or has at least seven storeys and contains at least two residential units, a care home, or a hospital. However, some buildings are excluded from this definition, such as secure residential institutions, hotels, and military barracks.
A high fire risk building during the occupation phase is a building that is at least 18 metres in height or has at least seven storeys and contains at least two residential units. This definition excludes buildings that are regulated as workplaces under the Fire Safety Order, such as care homes, hospitals, secure residential institutions, hotels, and military barracks.
How do I determine if my building is a high fire risk?
There is no definitive answer to whether your building is a high fire risk, as different factors may affect the level of risk. However, you can use a fire risk assessment to evaluate the potential hazards and risks in your building and determine the appropriate measures to reduce them. A fire risk assessment is a legal requirement for all premises that the public has access to, as well as for businesses and blocks of flats.
What steps are involved in a fire risk assessment?
A fire risk assessment involves five steps:
When will the Building Safety Act become law?
The Building Safety Act has been approved by parliament and has received Royal Assent in April 2022, so is now law. However, the various requirements will come into effect over the next 12-18 months. All buildings in scope (HRBS) of the Act will need to be registered with the Building Safety Regulator, with registrations being expected at any time between April 2023 and October 2023. Once registered, the Accountable Person(s) or landlord must apply for a Building Assessment Certificate, a process which is expected to begin April 2024.
23.01.2026
Takura Mavera is a Retrofit Academy Awards 2026 Finalist!Takura has been shortlisted for the Retrofit Assessor of the Year Award!
02.03.2026
Jonathan Walker Achieves Two New Fire Qualifications!We are proud to share that Keegans’ Jonathan Walker, Associate Fire Risk Assessor, has achieved both the ABBE Level 4 Diploma in Fire Risk Assessment and the IFE Level 3 Certificate in Fire Safety
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