When people hear the phrase "zero-action risk assessment", it can sound worrying, as if risks have been overlooked or nothing has been done.
In reality, it often means the opposite.
A zero-action risk assessment doesn't mean there are no risks. It means the risks have already been properly identified, addressed and controlled, so no additional actions are required at that point in time. In residential property management, this is a sign of proactive and well-planned risk management.
Many residential developments have risk assessments that become longer year after year. Actions can be added following:
Over time, this can result in:
It's worth pointing out that a longer action list does not always mean a safer estate.
A zero-action risk assessment means that:
It's not about doing less. It's about doing the right things early, and doing them well. Zero-action assessments are always subject to regular review. If something changes, actions will be added where needed.
The safest residential buildings are often those where risks have been reduced at source. This typically includes:
When these fundamentals are in place, risk assessments become simpler, because the building itself is safer, not just better documented.
One building we manage in the Midlands demonstrates how proactive risk management can achieve a zero-action outcome.
Following the Grenfell tragedy, we immediately arranged for the external cladding to be assessed. This early action meant we were able to secure full funding of approximately £1 million to remediate the building. It was one of the first buildings in Nottingham to be remediated.
Then came new legislation: the Fire Safety Act, the Fire Safety Regulations and the Building Safety Act. Each brought new requirements including enhanced fire risk assessments, external wall information, secure information boxes, wayfinding signage, firefighting equipment checks, communal and apartment fire door checks, and resident engagement. All of these posed multiple challenges, but we addressed them systematically over 18 months.
As a building over 18 metres tall, the development has been subject to regular inspections by the joint auditing task force made up of environmental health and fire brigade officers from the local authority. Following extensive work over a sustained period, the building received its latest fire risk assessment with no actions required and the second lowest risk rating possible.
A resident director commented: "Encore have always been ahead of the curve in ensuring the building meets its statutory obligations, keeping owners, occupiers and our investments in safe hands. Their swift action, particularly in the early days of the cladding crisis in navigating the government's cladding application process, not only saw our building remediated whilst others stalled but saved us £30,000 to £50,000 each in the process. Their continued perseverance has removed all obstacles linked to the sale, letting, insurance and mortgageability of the building".
A zero-action risk assessment is not always the right result. Actions will be required when:
Effective risk management is not about aiming for "no actions". It's about ensuring actions are meaningful, proportionate and timely.
For homeowners and residents, good risk management means:
At Encore, our approach focuses on prevention, clarity and professionalism. We also hold BAFE accreditation, still uncommon among managing agents, reflecting our commitment to managing fire safety to the highest standard. A zero-action risk assessment isn't about inaction. It's about being able to say, with complete confidence, that the right controls are already in place.
