Quick answer
Communal staircases in blocks of flats are the responsibility of the freeholder or management company under CAR 2012 regulation 4. A survey is required because they routinely contain Artex ceilings, AIB soffits, cement risers and vinyl floor tiles installed before 2000, and because the duty to manage applies to all non-domestic parts of a residential block.
Why staircases attract attention
In pre-2000 blocks, staircases commonly feature Artex or textured coatings on ceilings and soffits, asbestos insulating board (AIB) around risers and behind fire doors, cement-based flue panels, and vinyl floor tiles with bitumen adhesive. Because the staircase is a shared escape route, condition and fire performance are treated seriously by lenders and freeholders alike.
Who is legally responsible
Under Regulation 4 of CAR 2012, the 'dutyholder' for the communal parts is whoever has responsibility for maintenance and repair under the lease — normally the freeholder or their managing agent. Leaseholders do not carry the duty for communal areas, but they can and should ask to see the current asbestos register when buying or selling.
What a communal survey covers
A typical HSG264 Management Survey of a communal staircase covers ceilings and soffits, wall linings, fire doors and reveals, floor coverings and adhesives, cupboards, risers, meter housings and any accessible service voids. Samples are taken under controlled conditions and analysed at a UKAS-accredited laboratory. The report includes a photographic register, risk scores and recommended actions.
Frequently asked questions
Common questions
Who arranges the survey?+
The freeholder or managing agent, on behalf of all leaseholders. If they refuse, leaseholders can escalate under the lease or LTA 1985.
How much does a communal survey cost?+
For a small block of 2–8 flats, communal surveys typically start from £450–£850 plus VAT, shared across leaseholders through the service charge.
How long does it take?+
Small blocks: 1–2 hours on site, report in 48 hours. Larger blocks with basements and roof voids: half a day.
Do I need one to sell my flat?+
You will almost always need to provide evidence that a current communal survey exists. If none is on file, one is normally commissioned before exchange.
Can it be done non-intrusively?+
Management Surveys are visual and lightly intrusive. Full destructive inspection only happens if refurbishment or demolition is planned.