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Whether you are a developer planning a new residential block or a property manager responsible for an existing building, the question of when a lift is legally required — and what type — is less straightforward than most guidance suggests. Building height, number of units, accessibility obligations, and fire safety all pull in different directions. This guide sets out the current requirements clearly, and flags the decisions that depend on your specific building.
According to the ONS, in 2021 21.7% (5.4 million) of UK households were in a flat, maisonette or apartment — up from 21.0% (4.9 million) in 2011. That is a growing portion of the population who depend on lifts working reliably every day.
When Is a Lift Required in Flats?
Under UK regulations, a lift is generally required in residential buildings with more than two floors. For tower blocks, at least one lift should be installed. In larger buildings with 30 or more flats above the ground floor, two or more lifts should be provided to ensure residents can still access their homes if one lift is taken out of service for maintenance or repair.
Some buildings also require a firefighting lift — specifically, those with any floor more than 18 metres above or more than 10 metres below fire service vehicle access level. These are more demanding specifications than a standard passenger lift and must be factored in at the design stage, not retrofitted.
6 Current Lift Requirements in Residential Buildings
Requirement 1: General Requirements
For managed housing with two floors or more, a vertical passenger lift must be provided to guarantee that all residents — including those with limited mobility — can access their home comfortably. Two lifts should always be considered where there are 30 or more independent units above ground level, as a single lift out of service in a large block creates a serious accessibility failure for vulnerable residents.
Platform lifts are a practical option for low-rise housing where lift usage will be sparse or where a private installation is needed. They are generally more compact and lower cost than full passenger lifts.
Requirement 2: Compliance with the Equality Act 2010
The Equality Act 2010 requires all buildings to have disabled access lifts or a platform lift. Key requirements include accessible design — lifts must accommodate wheelchairs and other mobility aids; easy operation — controls within reach of all users; clear signage incorporating braille and audio announcements where necessary; and safety features including handrails, emergency communication systems, and non-slip flooring.
Requirement 3: Building Code Part M Recommendations
Approved Document M (Access to and Use of Buildings) specifies that passenger lifts should be the primary means of vertical transport in larger residential developments. The guidance requires careful consideration of lift type — some installations must also serve firefighting and evacuation functions. Getting this right requires input from both your lift contractor and fire engineer at the design stage.
Requirement 4: Firefighting Lift Requirements
All newly constructed passenger lifts comply with BS EN 81-73: Conduct of Lifts in the Event of Fire. Under this standard, the lift links to the fire alarm system — in the event of fire it descends to ground level, opens its doors, and does not respond to calls, allowing firefighters to confirm no one is trapped. A full firefighting lift provides additional capability: enhanced protection and controls that allow the fire and rescue service to take direct control during operations. This is a separate and more demanding specification required when floors exceed the 18-metre threshold.
Requirement 5: Vandal-Resistant Lifts
For residential buildings where vandalism is a risk — particularly high-rise social housing or buildings with unrestricted public access — vandal-resistant specifications include reinforced landing and car doors; heavy-duty stainless steel cladding in patterns like 5WL, leather, or linen; vandal-resistant lighting; car roofs rated at more than 150 kg; IP54 push buttons; and vandal-resistant displays and car operating panels.
Requirement 6: Existing Multi-Storey Properties
In listed or heritage buildings, architectural guidelines may limit what modifications are possible. Existing lift equipment also has a finite lifespan: after a certain point it becomes more cost-effective to replace than to continue maintaining ageing components. BS 8899 provides guidance on providing firefighting lift provisions for existing lifts in tower blocks where a new fire safety requirement is triggered.
Looking for a Passenger Lift Installation in Your Residential Building?
Future Lift Services are experts in lift installation, maintenance, and modernisation for all types of residential and commercial facilities across Essex and London. We hold CHAS, SMAS WorkSafe Contractor, and SafeContractor accreditations.