Answered
301
of 318 questions
Fire risk assessment
Riverside House
IssuedFRA-0012 · Initial · Assessed 30 Sep 2026 · Assessor James Thornton · 12 Thames Walk, London, SE1 2AA
Open actions
8
of 9 in the action plan
Check
Checked
Before it was issued
Overall risk
Moderate
As the assessor recorded it
Assessor
James Thornton
Level 4 Diploma in Fire Safety; Member, Institution of Fire Engineers
Property
Riverside House
12 Thames Walk, London, SE1 2AA
Client: Riverside Housing Association
Visit
Wed 30 Sep 2026, 09:00–13:00
Assessor: James Thornton
Checker: Sarah Mitchell
Capture
This assessment has been issued, so nothing more can be captured. Its answers are on the Answers tab.
Questions answered
301 of 318
Sections done
14 of 14
Done 14
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1. Premises, scope and limitations
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2. Occupancy
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3. Use
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4. Construction
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5. Complexity
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6. Fire hazards
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7. Fire safety measures
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8. Fire safety strategy
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9. Emergency response and evacuation procedures
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10. Fire safety management
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11. Fire safety arrangements
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12. Risk evaluation
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13. Action plan
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14. Declaration
Methodology
This assessment follows BS 9792:2025.
The premises type selects the methodology this assessment follows. Housing takes BS 9792:2025; non-domestic premises take PAS 79-1:2020, including care homes and short-term lets. You do not choose the standard directly and you cannot override it — it follows from what the building is. Where the building also has parts the other standard covers, setup can add it for this assessment.
Type of fire risk assessment
Compare the other types
These are the four types in BS 9792:2025 Clause 5 c), the same four scopes the LGA guidance numbers 1 to 4. Some assessors label them A to D instead (Type A is Type 1). Choose by the scope described below.
1. Premises, scope and limitations
This assessment
What this document is, when it was carried out, and the legislation it is written against.
- Purpose of the assessmentTo assist the responsible person in meeting their duty under article 9 of the Regulatory Reform (Fire Safety) Order 2005, and to serve as the record of the assessment.
- Date of assessment30 Sep 2026
- AssessorJames Thornton, Safepath Fire Safety Ltd
The premises
- BuildingRiverside House
- Address12 Thames Walk
London
SE1 2AA
- Premises typeBlock of flats
- Storeys6, ground to fifth floor
- Dwellings42 flats, seven on each floor
Executive summary
- SummaryRiverside House is a six-storey purpose-built block of 42 flats with a stay-put strategy. Its fire precautions are generally what would be expected, but six shortcomings weaken the protection of the single escape stair: a lobby door that does not close, two flat entrance doors without head seals, a soil pipe and a wall joint left unsealed, and unlabelled riser cupboard doors. The overall risk is Moderate, and should be Tolerable once the action plan is complete.
Scope and limitations
- Areas includedThe stair, all lobbies, the bin store, the cycle store, the electrical intake room, the riser cupboards and the external walls from ground level.
- Areas excludedThe interiors of individual flats, other than the entrance doorsets sampled.
Numbered limitations
1
- LimitationThe inspection was visual and non-destructive. No construction was opened up and fire resistance was not tested.
2
- LimitationThe roof void above the fifth-floor landing was locked and could not be inspected on the day of the visit.
3
- LimitationFlat interiors were outside the scope of this Type 1 assessment. Eight flat entrance doorsets were examined from the common parts.
2. Occupancy
Who is in the building
- Estimated highest number of occupants105
- People sleeping on the premisesYes
- Lone workingNo
People at particular risk
- People at particular riskResidents who may be asleep when a fire starts. The managing agent holds no information that any resident would need help to leave.
Describe groups, not individuals. Do not record names, flat numbers, or any person's health or mobility details.
3. Use
How the building is used
- Primary useResidential, general needs flats
- Hours of occupationOccupied continuously
- Dangerous substances presentNo
4. Construction
Structure and compartmentation
- ConstructionReinforced concrete frame with blockwork and brick
- Compartment wallsImprovement required
- Improvement required
See limitation 1 The inspection was visual and non-destructive. No construction was opened up and fire resistance was not tested.
- Roof void compartmentationNot inspected
- Not inspected
See limitation 2 The roof void above the fifth-floor landing was locked and could not be inspected on the day of the visit.
Fire doors and penetrations
- Communal fire doorsNot satisfactory
- Not satisfactory
- Fire stopping of penetrationsNot satisfactory
- Not satisfactory
See limitation 1 The inspection was visual and non-destructive. No construction was opened up and fire resistance was not tested.
- Flat entrance doorsNot satisfactory
- Not satisfactory
See limitation 3 Flat interiors were outside the scope of this Type 1 assessment. Eight flat entrance doorsets were examined from the common parts.
- Other fire doorsImprovement required
- Improvement required
External wall
- CladdingNo
- External wall assessment (FRAEW)Not required
- WhyMasonry external walls with a brick outer leaf, no cladding, no balconies and no external attachments.
5. Complexity
Layout
- Internal layoutSimple
- DescriptionA central core on every floor: a ventilated lobby gives access to seven flats and to the stair.
6. Fire hazards
Sources of ignition
- Fixed electrical installationSatisfactory
- Satisfactory
- Smoking in the common partsSatisfactory
- Satisfactory
- Arson and deliberate fire settingSatisfactory
- Satisfactory
Housekeeping
- Combustible items in the escape routesSatisfactory
- Satisfactory
- Refuse storageSatisfactory
- Satisfactory
7. Fire safety measures
Means of escape
- Escape stairOne protected stair serving the ground to fifth floors, with an automatic opening vent at its head.
- Protection of the escape routeSatisfactory
- Satisfactory
Detection, warning and lighting
- Emergency escape lightingSatisfactory
- Satisfactory
- Smoke ventilation of the stairSatisfactory
- Satisfactory
Signage and notices
- Fire safety signsImprovement required
- Improvement required
8. Fire safety strategy
Evacuation strategy
- StrategyStay put
- BasisBy design
9. Emergency response and evacuation procedures
Procedures
- Fire action noticesSatisfactory
- Satisfactory
- Fire safety information given to residentsSatisfactory
- Satisfactory
10. Fire safety management
Statutory duties in England
- Quarterly checks of communal fire doors (Fire Safety (England) Regulations 2022)Satisfactory
- Satisfactory
- Maintenance and testing recordsSatisfactory
- Satisfactory
11. Fire safety arrangements
Arrangements
- Serious shortcomings reported before issueSatisfactory
- Satisfactory
The defective closer on the fourth-floor lobby door was reported to the estate manager on the day of the visit.
12. Risk evaluation
The assessor's rating
- LikelihoodMedium
- ConsequenceModerate harm
- Final risk ratingModerate
- Rationale for the ratingFire hazards are what would be expected in a purpose-built block of flats and are generally controlled. The consequence of a fire would be moderate harm: the building is designed for a stay-put strategy, but the lobby door and flat entrance door defects recorded here weaken the protection of the escape route until the actions are completed.
- Risk rating once the action plan is completeTolerable
The rating the assessor would expect if every action were carried out.
13. Action plan
The plan
- Actions raised9 — see the Action plan tab
- New hazards introduced by the actionsSatisfactory
- Satisfactory
None of the actions in this plan introduces a significant new hazard.
14. Review
When this assessment is reviewed
- Recommended review date30 Sep 2027
- Review sooner ifThere is a fire or a near miss, the building is altered, the way it is used or managed changes, or the action plan is not carried out.
15. Declaration
Declaration
- AssessorJames Thornton
- Competence, as declared by the assessorLevel 4 Diploma in Fire Safety; Member, Institution of Fire Engineers
- Checked bySarah Mitchell, 2 Oct 2026
Risk matrix
Safepath 5x5 matrix
| Likelihood \ Consequence | Very low harm | Low harm | Moderate harm | Severe harm | Extreme harm |
|---|---|---|---|---|---|
| Very low | Trivial | Trivial | Tolerable | Moderate | Moderate |
| Low | Trivial | Tolerable | Moderate | Moderate | Substantial |
| Medium | Tolerable | Moderate | Moderate | Substantial | Substantial |
| High | Moderate | Moderate | Substantial | Substantial | Intolerable |
| Very high | Moderate | Substantial | Substantial | Intolerable | Intolerable |
Derived by the matrix Moderate
Recorded by the assessor Moderate
The rating is the assessor's determination. The matrix is the reasoning it was reached through, and it is frozen with this assessment — later changes to the workspace's matrix do not alter what this assessment says.
Limitations
1
The inspection was visual and non-destructive. No construction was opened up and fire resistance was not tested.
Cited by Compartment walls Fire stopping of penetrations
2
The roof void above the fifth-floor landing was locked and could not be inspected on the day of the visit.
Cited by Roof void compartmentation
3
Flat interiors were outside the scope of this Type 1 assessment. Eight flat entrance doorsets were examined from the common parts.
Cited by Flat entrance doors
Action plan
Each action carries a priority band rather than a calendar date. The bands below state the timescale within which the assessor recommends the action is completed, measured from the date of this assessment. Where a target date has been agreed with the responsible person it is shown against the action; where none has been agreed, the band is the recommendation.
- Immediate ImmediatelyThe shortcoming presents a risk to life that should not be left in place while a programme of work is arranged. Interim measures may be needed until it is resolved.
- High Within 1 monthThe shortcoming materially weakens the fire precautions and should be corrected ahead of routine planned work.
- Medium Within 6 monthsThe shortcoming should be corrected within the current maintenance cycle.
- Low Within 12 monthsThe action improves the fire precautions and can be programmed with other planned work.
- Advisory No fixed timescaleA recommendation rather than a shortcoming to be corrected. It carries no deadline, and the responsible person may programme it as they see fit.
- 6Open
- 2In progress
- 0Overdue
- 1Completed
Immediate priority Immediately 1
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A-01
Replace the overhead closer on the fourth-floor lobby door, so that the door closes fully into its frame and latches from any angle of opening.
In progress- DueImmediately
- ResponsibleThameside Property Management
- WhereRiverside House · Fourth floor · Fourth-floor lobby door
Why: The lobby door protects the stair. While it does not close, smoke from a fire on the fourth floor can enter the only escape route.
Record progress
High priority Within 1 month 3
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A-02
Fit an intumescent strip and smoke seal to the head of the Flat 12 entrance doorset, matching those fitted to the jambs.
Open- Due31 Oct 2026
- ResponsibleRiverside Housing Association
- WhereRiverside House · Second floor · Flat 12 entrance door
Why: Without a seal at the head, smoke from a fire in the flat can reach the lobby serving six other flats.
Record progress
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A-03
Fit an intumescent strip and smoke seal to the head of the Flat 27 entrance doorset, matching those fitted to the jambs.
Open- Due31 Oct 2026
- ResponsibleRiverside Housing Association
- WhereRiverside House · Fourth floor · Flat 27 entrance door
Why: Without a seal at the head, smoke from a fire in the flat can reach the lobby serving six other flats.
Record progress
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A-04
Fit a tested intumescent pipe collar to the 110 mm soil pipe where it passes through the floor of the third-floor riser cupboard, installed by a competent fire stopping contractor.
In progress- Due31 Oct 2026
- ResponsibleRiverside Housing Association
- WhereRiverside House · Third floor · Third-floor riser cupboard soil pipe
Why: The breach links the riser on the third floor with the floor above and bypasses the compartment floor.
Record progress
Medium priority Within 6 months 2
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A-05
Reinstate the missing 180 mm section of linear joint seal at the head of the wall between the electrical intake room and the entrance lobby.
Open- DueWithin 6 months
- ResponsibleThameside Property Management
- WhereRiverside House · Ground floor · Electrical intake room wall head
Why: The gap lets smoke from a fire in the intake room into the entrance lobby, which is part of the escape route.
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Awaiting review Thameside Property Management reported this work as done on 17 Oct 2026
The missing section of joint seal was reinstated by our fire stopping contractor. Their completion sheet is on file.
Record progress
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A-06
Obtain the fire resistance information for the riser cupboard doors from the installer or the building records. Where it cannot be established, have the doors assessed by a competent person.
Open- DueWithin 6 months
- ResponsibleThameside Property Management
- WhereRiverside House · Riser cupboard doors, all floors
Why: The riser cupboards connect the floors, so their doors form part of the compartmentation between them.
Record progress
Low priority Within 12 months 3
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A-07
Fit a "fire door keep locked shut" sign to the second face of the second-floor riser cupboard door.
Completed- DoneCompleted 14 Oct 2026
- ResponsibleThameside Property Management
- WhereRiverside House · Second floor · Second-floor riser cupboard door
Why: Signage on both faces reminds anyone opening the cupboard to lock it again.
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A-08
Fit a "fire door keep locked shut" sign to the second face of the fourth-floor riser cupboard door.
Open- DueWithin 12 months
- ResponsibleThameside Property Management
- WhereRiverside House · Fourth floor · Fourth-floor riser cupboard door
Why: Signage on both faces reminds anyone opening the cupboard to lock it again.
Record progress
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A-09
Provide a key to the roof void hatch above the fifth-floor landing, so that the roof void can be inspected at the next review.
Open- DueWithin 12 months
- ResponsibleThameside Property Management
- WhereRiverside House · Fifth floor · Roof void hatch
Why: The roof void could not be inspected, so its compartmentation is unknown.
Record progress
The record
What this building is and where it is. The address is a statutory fact rather than a convenience: an assessment names the building it is about, and a reader who cannot see the address cannot tell which building that was.
- Building name
- Riverside House
- Address
- 12 Thames Walk
London
SE1 2AA - Country
- England
- Client's reference
- RHA-0412
- Premises contact number
- 020 7946 0100 (managing agent)
- Person in control of the premises
- Estate manager, Thameside Property Management
- Managing agent
- Thameside Property Management
- Listed or heritage status
- Not listed
This premises is linked to a property in the fire-door module — open it.
Statutory instruments that reach this building
- Higher-risk building (Building Safety Act s.65)
- No
- High-rise residential (Fire Safety (England) Regulations 2022)
- No
- Specified residential building (SI 2025/797)
- No
Derived from the height, storeys, dwelling count and evacuation strategy recorded for the building.
Clause 12 · The building
The nineteen items the standard asks the assessor to take account of. A blank value means the item was considered and nothing was recorded; that is a legitimate answer, which is why every item appears whether or not it holds one. These are facts. Nothing here is a judgement and nothing here is rated.
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Clause 12.1 a) — Type and use of the premises — staffed or unstaffed, purpose-built or converted
- Premises type
- Block of flats
- Purpose-built or converted
- Purpose-built
- Staffing arrangement
- Unstaffed
- Occupancy state
- In normal use
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Clause 12.1 b) — The height of the uppermost storey of the premises
- Height of the uppermost storey
- 14.6 m
- How it was established
- From dutyholder information
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Clause 12.1 c) — Brief details of construction
- Structural frame
- Concrete
- Building Regulations era
- Post-1991
- Construction
- Reinforced concrete frame and floor slabs, blockwork internal walls, brick outer leaf
Responsible persons
Who the Fire Safety Order places the duty on, each with a UK address at which they can be served.
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Riverside Housing Association Landlord
- Organisation
- Riverside Housing Association
- UK service address
- 40 Quay Road
London
SE1 2BB - Identified by
- Stated by the client
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Estate management team Managing agent
- Organisation
- Thameside Property Management
- UK service address
- Unit 3, 7 Bankside Court
London
SE1 9PL - Identified by
- Stated by the client
Issue
Issued on 3 Oct 2026
An issued assessment is frozen. To change it, start a new version — this one stays exactly as it is.
Client portal
Visible to clientThis report is available to the client in their portal, with its action plan.
Withhold from the client…
Record of check
CheckedThis report has been checked It was checked before it was issued.
- Checked bySarah Mitchell
- Checker qualificationsLevel 4 Diploma in Fire Safety; MIFireE
- Date checked2 Oct 2026
This records a check made within the organisation that wrote this report. It is not an independent or third-party review, and no independence is claimed for it.
Key dates
- Date of assessment30 Sep 2026
- Next review due30 Sep 2027
- New assessment due30 Sep 2031
Saturday, 17 Oct 2026
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3:12 PM Client reportThameside Property Management reported A-05 as done — waiting for your review
Wednesday, 14 Oct 2026
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11:40 AM CompletedA-07 recorded as completed
Wednesday, 7 Oct 2026
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9:15 AM ProgressA-01 moved to In progress — contractor booked
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9:16 AM ProgressA-04 moved to In progress
Saturday, 3 Oct 2026
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10:03 AM IssuedIssued as version 1 — the report is frozen as issued
Friday, 2 Oct 2026
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4:20 PM CheckedCheck recorded
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9:05 AM Check requestedA check was asked for
Wednesday, 30 Sep 2026
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3:48 PM Action raised9 actions raised
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3:30 PM CaptureRisk evaluation captured · 5 answers
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1:10 PM CaptureFire safety measures captured · 64 answers
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11:25 AM CaptureConstruction captured · 22 answers
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9:12 AM CapturePremises, scope and limitations captured · 58 answers
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9:00 AM ScopeScope agreed
Wednesday, 23 Sep 2026
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2:30 PM CreatedAssessment created, assessor James Thornton
Issue and version history
Issued and frozen — the report renders exactly as it was at issue. Changes need a revision.
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Version 1
Issued
Content hash
Content hash 7c41e0a9b2d3