What Is a Fire Risk Assessment? A Complete Guide for UK Property Owners
If you’re responsible for any type of property in the UK—whether a commercial premises, residential block, or mixed-use development—fire safety must be a top priority. Yet many property owners and managing agents still ask: What is a fire risk assessment, and do I really need one?
The short answer is yes. A fire risk assessment is not only a vital part of protecting people and property; it’s also a legal obligation. But understanding the full extent of your duties—and how to carry them out correctly—can be complex.
This complete guide explains everything UK property owners need to know about fire risk assessments, from legal duties and assessment procedures to selecting a competent assessor and avoiding prosecution. Whether you're a landlord, business owner, or managing agent, this in-depth overview will help you stay compliant and confident.
What Is a Fire Risk Assessment?
A fire risk assessment is a structured review of a building and its use to identify potential fire hazards, assess the likelihood of fire, and determine what steps are needed to reduce or eliminate risk. The assessment also considers how a fire could impact occupants and how they would escape safely.
In essence, it answers four key questions:
- What could cause a fire?
- Who could be at risk?
- What existing fire precautions are in place?
- What further steps are required to improve safety?
This process is not a one-off document—it’s a living part of a fire safety management strategy and must be reviewed regularly to reflect changes in the building or how it is used.
Who Is Legally Responsible for Fire Risk Assessments?
In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 (Fire Safety Order) places legal responsibility on the “responsible person” to ensure that a fire risk assessment is completed and maintained.
The responsible person may include:
- Employers (for workplaces)
- Landlords and managing agents (for residential blocks and HMOs)
- Building owners or freeholders
- Occupiers with control over the premises
- Facilities managers or risk management consultants
In multi-occupied premises, more than one person may have responsibilities. For example, a landlord may be responsible for communal areas, while a commercial tenant is responsible for their occupied unit.
Legal Framework: Key Fire Safety Laws and Regulations
The foundation of fire safety law in the UK is the Regulatory Reform (Fire Safety) Order 2005, which applies to all non-domestic premises, including:
- Offices
- Shops
- Factories
- Warehouses
- Common areas of flats
- Public buildings such as schools and hospitals
Additional legislation includes:
- The Fire Safety Act 2021, which clarifies that external walls, doors, and flat entrance doors are within the scope of the Fire Safety Order for multi-occupied residential buildings.
- The Building Safety Act 2022, which introduces new duties for high-rise buildings, including oversight by the Building Safety Regulator.
These regulations require a proactive approach to fire safety, particularly in higher-risk residential buildings.
When Must a Fire Risk Assessment Be Carried Out?
You must carry out a fire risk assessment if:
- You are responsible for a commercial, industrial, or public premises
- You manage the common areas of a residential block or HMO
- You are an employer (with five or more employees)
- Your premises are subject to licensing
There is no fixed expiry date, but the Fire Safety Order requires that the assessment is reviewed regularly and updated when necessary. For most buildings, this means reviewing annually or after:
- Structural alterations
- Change of use or occupancy
- Installation of new equipment or systems
- A fire incident or near-miss
What Does a Fire Risk Assessment Involve?
A comprehensive fire risk assessment typically follows five key stages:
1. Identify Fire Hazards
Assess all ignition sources (e.g. electrical systems, heating equipment), combustible materials (e.g. paper, packaging, chemicals), and potential oxygen sources (e.g. ventilation systems).
2. Identify People at Risk
Evaluate who could be harmed in the event of a fire, including:
- Staff
- Visitors
- Residents
- Contractors
- Vulnerable persons (e.g. the elderly or disabled)
3. Evaluate and Control Risk
Consider the likelihood of fire, review existing precautions, and identify whether improvements are needed. This includes escape routes, fire doors, alarms, emergency lighting, and extinguishers.
4. Record the Findings
If you have five or more employees, or the premises require licensing, you must document:
- Hazards identified
- People at risk
- Current fire safety measures
- Additional steps needed
5. Review and Revise
Reassess the risk periodically or when significant changes occur.
Key Components of a Fire Risk Assessment
A professional fire risk assessment report should cover:
- Building type and layout
- Occupancy and use
- Fire hazards
- People at risk
- Escape routes and travel distances
- Fire detection and warning systems
- Emergency lighting and signage
- Firefighting equipment
- Fire doors and compartmentation
- Evacuation strategy
- Maintenance, drills, and training records
- Action plan with risk ratings and timescales
Risk Ratings and Priorities
Assessors often use a risk matrix to determine the level of fire risk, based on likelihood and potential harm. For example:
The action plan will recommend practical improvements, ranked by urgency and importance.
Fire Hazards by Property Type
Residential Buildings
- Blocked escape routes
- Smoking in communal areas
- Poor fire door maintenance
- Combustible materials in corridors
Commercial Properties
- Overloaded electrical circuits
- Inadequate training for staff
- Cluttered fire exits
- Failure to test alarms or lighting
Warehouses and Industrial
- Improper storage of flammables
- Poor compartmentation
- Welding or hot works
- Lack of suppression systems
Who Can Carry Out a Fire Risk Assessment?
The law requires that a fire risk assessment be carried out by a competent person—someone with the necessary training, knowledge, and experience.
In small or low-risk buildings, a responsible person may complete the assessment themselves using government guidance.
However, in complex or higher-risk buildings, it is strongly recommended to use a qualified professional with third-party accreditation such as:
- BAFE SP205
- IFSM Tiered Register
- IFE NAFRAR
- FRACS or Warringtonfire
What Happens If You Don’t Comply?
Non-compliance with fire safety legislation can have serious consequences, including:
1. Improvement Notices – issued by the Fire and Rescue Service requiring you to fix deficiencies
2. Prohibition Notices – stopping use of a building entirely
3. Prosecution – unlimited fines and potential imprisonment
4. Insurance Issues – non-compliance may invalidate cover
5. Civil Liability – claims from tenants, employees, or residents
High-profile incidents like Grenfell Tower have led to increased scrutiny and enforcement.
How to Keep Your Fire Risk Assessment Up to Date
To remain compliant, you should:
- Review the assessment at least annually
- Update it after significant changes
- Keep records of all reviews and actions taken
- Schedule regular fire drills and equipment testing
- Provide training for staff or occupants
Fire safety is not a one-time task—it’s an ongoing responsibility.
FAQs
- Is a fire risk assessment required for a single dwelling?
Not usually. However, if the property is a House in Multiple Occupation (HMO) or includes communal areas, a fire risk assessment is mandatory. - Do landlords need fire risk assessments for rental properties?
Yes, for HMOs and blocks of flats, landlords must assess the communal areas and ensure they are kept safe. - Can I do my own fire risk assessment?
Yes, if you have a simple building and understand the risks. But for larger or complex properties, you should appoint a competent professional. - How much does a fire risk assessment cost?
Prices vary based on building size and complexity. Typical costs for a residential block start from £300–£600, while complex commercial buildings can exceed £1,000. - How often should I renew a fire risk assessment?
There’s no set timeframe, but annual reviews are standard best practice—sooner if there are changes in structure, use, or occupancy.
Key Takeaways
- A fire risk assessment is a legal requirement for most UK property owners and managers.
- It involves identifying hazards, assessing risk, and implementing controls to keep people safe.
- The responsible person must ensure the assessment is completed, documented, and kept up to date.
- Non-compliance can result in criminal prosecution, insurance issues, and reputational damage.
- Use a competent, accredited assessor for high-risk or complex buildings.
- Regularly review, train, and maintain fire safety systems to ensure ongoing compliance.
Need a Professional Fire Risk Assessment for your property?
Anstey Horne provides comprehensive, accredited fire safety assessments tailored to every building type. Our experts help you stay compliant, reduce risk, and protect lives.
Get in touch with us today to arrange a no-obligation consultation.
We provide specialist assessment and mitigation advice on buildings that fail to meet the required safety standards.
Get in touch with us today to arrange a no-obligation consultation - please call 020 4534 3130.
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For further information on all aspects of this service see the collection of articles in our blog.
To commission a Fire Risk Assessment please call 020 4534 3130.
For further information on Fire Risk Assessment, Retrospective Fire Strategies, FRAEWs or advice in respect of your obligations as a building owner, developer or manager, please contact :
Sarah Taylor
Business Support Manager
Building Surveying
London
Pete Scholefield
Director
QHSE Compliance & Fire
Manchester