Check your building against the obligations directors carry under fire safety law, the Landlord and Tenant Act 1985, the Building Safety Act 2022, the Companies Act 2006, and the Health and Safety at Work Act 1974. See what's compliant, what's at risk, and what needs immediate attention. Whether you are a director checking your own compliance or a leaseholder checking your directors, this page has the tools you need.
This audit is for general information only - not legal advice. Always seek professional advice before acting.
Directors often put audits off because they are scared of what will surface. That is the wrong comparison. The comparison is not "audit or don't audit". It is "find it yourself or have it found for you." A gap you spot in an audit is something you can close. A gap the enforcement authority spots is a personal liability problem that is already in motion.
The audit can wait. Try the First 90 Days pathway first. It is a 9-step plan that has the audit baked in at the right point, so you do not start by panicking at a long list of gaps.
This changes which obligations we check and how we frame the results.
Your building must meet statutory requirements in each of these areas. Each one carries personal director liability where things go wrong; each is what the audit below checks.
Is a fire risk assessment in place, current, and properly documented? Are findings acted on? The Regulatory Reform (Fire Safety) Order 2005Article 9 requires a suitable and sufficient fire risk assessment. Must be reviewed regularly (typically annually) or after significant changes. legislation.gov.uk requires regular review. Non-compliance is a criminal offence for the responsible person.
Are service charge accounts certified, issued within the statutory timeframe, and accompanied by a summary of rights? Section 21 of the Landlord and Tenant Act 1985Requires a written summary of costs. Must comply within one month of request or six months after the accounting year-end (whichever is later). Certification required where 4+ dwellings. legislation.gov.uk sets the requirements.
Are annual confirmation statements, accounts, and director notifications filed on time? Late filing incurs automatic penaltiesCompanies Act 2006. Penalties range from £150 to £1,500 depending on how late. Persistent non-compliance can lead to involuntary strike-off and criminal prosecution of directors. Gov.uk. Persistent non-compliance can lead to strike-off and personal director prosecution.
Is buildings insurance adequate and current? Are health and safety obligations under the Health and Safety at Work etc. Act 1974Section 37 provides that directors can be held personally liable where an offence is committed with their consent, connivance, or neglect. legislation.gov.uk being met? Directors carry personal liability for gaps in cover and compliance.
Audit manually. Or let BLOCK-iQ guide you through every obligation and track everything automatically.
Locate your fire risk assessment. Is it dated within the last 12 months? Is it signed off by a competent personFor smaller, lower-risk buildings (typically under 4 storeys with no cladding concerns), a director with appropriate knowledge can carry out or review the fire risk assessment themselves. For higher-risk or more complex buildings, a qualified fire risk assessor is recommended. The key test is competence, not certification. GOV.UK fire safety guidance? Are findings documented and being acted on? If you have no assessment, you're in breach.
Locate your last issued accounts. Were they certified? Were they sent to leaseholders within the statutory timeframe? Did you include a summary of leaseholder rights? Review all requests you've received and check you responded within the required period.
Check Companies House directly. Are your confirmation statements and accounts up to date? Have all director changes been notified? Missing deadlines trigger automatic penalties; search for any current penalties against your company.
Review your buildings insurance policy. Is the sum insured adequate for the property's full rebuilding costIf your building is underinsured and a claim arises, the insurer can apply "average" and reduce the payout proportionally. For example, if the building is insured for £2m but the rebuilding cost is £4m, the insurer may only pay 50% of any claim. Directors can be held personally liable for the shortfall. Get a professional reinstatement valuation, not just an estate agent's market value.? When does it expire? Do you have evidence that it's been maintained without gaps? Check for exclusions in the fine printCommon policy exclusions that catch directors out: unoccupied flats (most policies void cover after 30-60 days of a unit being empty), lack of maintenance (insurers can refuse claims if the building wasn't properly maintained), undisclosed subletting or Airbnb use, and gradual damage exclusions (slow leaks vs sudden events). Review the policy conditions, not just the cover summary. that could void a claim. Underinsurance is personal liability for directors.
Collect evidence of all your actions: dated records, signed decisions, correspondence, filed certificates. If challenged, you'll need to prove you acted. A collection of emails isn't enough - you need documented decisions.
⚠️ Important: You're responsible even if you've delegated to a managing agent. Missing compliance is personal director liability regardless of delegation.
BLOCK-iQ tracks your compliance obligations in one dashboard:
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Compliance isn't optional. Regulators are enforcing harder than ever. Most volunteer directors have no formal training on their legal obligations.
The Building Safety Act 2022The Building Safety Act 2022 introduced a new regulatory regime. The most stringent requirements (including the Building Safety Regulator) apply to higher-risk buildings, typically those 18 metres or more in height, or 7+ storeys, with at least 2 residential units. legislation.gov.uk, Fire Safety Act 2021Clarified that the Fire Safety Order applies to the structure and external walls (including cladding) of multi-occupied residential buildings. legislation.gov.uk, and Leasehold and Freehold Reform Act 2024Royal Assent: 24 May 2024. Expands leaseholder rights and transparency requirements. Most provisions awaiting secondary legislation. legislation.gov.uk have all expanded director obligations in the last three years.
You can use this audit to understand whether your directors are meeting their statutory obligations - and what recourse you have if they're not.
You have the right to certified accounts within the statutory timeframe and to inspect supporting documentsLandlord and Tenant Act 1985, s.22. Request a cost summary, then the landlord must provide inspection facilities within one month, available for two months. legislation.gov.uk. An audit ensures directors are meeting this obligation.
Your building must have a current fire risk assessment. You can ask directors to show you it. If it doesn't exist, that's a criminal offence. An audit reveals whether this critical obligation is being met.
Section 20Landlord and Tenant Act 1985, s.20. Consultation required for qualifying works exceeding £250 per leaseholder or qualifying long-term agreements exceeding £100 per leaseholder per year. legislation.gov.uk requires directors to consult you before qualifying works or long-term agreements. An audit checks whether they're following this procedure - protecting you from unfair cost recovery.
If directors aren't meeting obligations, you can apply to the First-tier TribunalFirst-tier Tribunal (Property Chamber). Handles disputes about service charges, administration charges, lease variations, and the right to manage. Gov.uk. LEASE-iQ helps you understand what your lease requires so you can challenge fairly and prove your case.
Use this audit to check whether your directors are meeting their obligations. LEASE-iQ can help you understand your lease and know your rights.
Learn about your rights with LEASE-iQ →Add your building. BLOCK-iQ gives you a live compliance dashboard: every obligation dated, every deadline tracked, every overdue item flagged. Insurance, Companies House details, occupancy data, and service charges in one place.
See BLOCK-iQ in action →You don't need to know what an FRA or EICR is. Drop your building documents here and we'll identify what they are, what's missing, and give you ready-made questions to ask your freeholder or managing agent.
This takes 10 seconds and means we only flag documents that actually apply to your building. Pick the closest answer. "Not sure" is always fine.
Drop your building documents here
or click to browse. PDFs, Word docs, images, emails, spreadsheets. Anything you have.
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Don't have your documents to hand? Use our checklist instead. Tick what you know you have and we'll show the gaps.