Question 1

How often does a lift in a block of flats need a LOLER inspection?

Accepted Answer

At least every 6 months for any lift that carries people, including passenger lifts, platform lifts and communal stairlifts. A goods-only lift needs one at least every 12 months. A competent person can set different intervals in a written examination scheme.

Question 2

Does LOLER apply to lifts in residential blocks?

Accepted Answer

In practice, yes. LOLER covers lifts used by people at work, and cleaners, concierge staff, managing agents and contractors use block lifts as part of their jobs.

Where a lift genuinely isn’t used by anyone at work, HSE says the building operator still has duties under Section 3 of the Health and Safety at Work Act, and that a regime similar to LOLER “may be entirely ‘reasonably practicable’”.

That’s why 6-monthly examination is treated as the standard for residential lifts.

Question 3

Who is responsible for lift inspections in a block of flats?

Accepted Answer

LOLER Regulation 3(3) places the duty on anyone who controls the lift to any extent. That's usually the freeholder, RMC or RTM company, with the managing agent arranging examinations and sharing the duty as far as it controls the lift.

Question 4

Is an insurance inspection the same as a LOLER examination?

Accepted Answer

Usually, yes. An "insurance inspection" is normally a LOLER thorough examination carried out by an insurer's engineer surveyor under an engineering insurance policy. The difference is how it's arranged: it's tied to the policy, so the examiner and report format change if the building changes insurer. An independent examiner stays the same whoever insures the block.

Question 5

Can our lift maintenance contractor carry out the LOLER examination?

Accepted Answer

HSE guidance says the competent person should be independent and impartial enough to judge the lift objectively, so they aren't examining their own maintenance work. PULO only examines lifts and doesn't maintain or repair them.

Question 6

Can leaseholders see the lift report?

Accepted Answer

It's your report to share. Many managing agents share reports or a summary with directors and leaseholders. PULO reports state clearly whether the lift is safe to use and list any defects with a date to fix each, so non-engineers can follow them.

Question 7

What happens if the lift fails its examination?

Accepted Answer

If there's a dangerous defect, we tell you immediately and the lift must not be used until it's fixed. Where there's an existing or imminent risk of serious injury, LOLER also requires us to send the report to the enforcing authority.

Question 8

Do firefighting lifts in high-rise blocks need extra checks?

Accepted Answer

Yes. In residential buildings at least 18 metres or 7 storeys high, the Fire Safety (England) Regulations 2022 require monthly checks of firefighting and evacuation lifts, and faults not fixed within 24 hours must be reported to the fire and rescue service. That's on top of the 6-monthly LOLER examination.

Question 9

Does a lift inspection contract need Section 20 consultation?

Accepted Answer

Only if it's a qualifying long-term agreement: a contract lasting more than 12 months where any one leaseholder pays more than £100 a year towards it. Agreements of 12 months or less, and one-off pieces of work, aren't qualifying long-term agreements.

Question 10

Can you cover blocks in different towns or regions?

Accepted Answer

Yes. We're based in Nottingham and most of our work is across the Midlands, but we travel anywhere in the UK, so one examiner can cover your whole portfolio.