Fire safety is a critical responsibility for anyone managing property in the UK, whether you’re a landlord overseeing residential flats in London, a property manager handling commercial premises, or a small business owner ensuring workplace compliance. A fire risk assessment (FRA) isn’t just a legal requirement under UK fire safety laws it’s an essential safeguard that protects lives, property, and your business reputation.
The Regulatory Reform (Fire Safety) Order 2005 makes it clear: the ‘responsible person’ typically the employer, owner, or landlord must ensure fire safety measures are in place. This includes conducting a thorough fire safety risk assessment, implementing appropriate fire precautions, and maintaining proper documentation. With fire safety regulations becoming increasingly stringent, particularly following high-profile incidents, understanding your obligations has never been more important.
In this comprehensive guide, we’ll walk you through everything you need to know about fire risk assessments in the UK: who’s responsible, the step-by-step process, available templates and examples, typical costs, training requirements, and legal compliance essentials.
What is a Fire Risk Assessment?
A fire risk assessment is a systematic evaluation of your premises to identify potential fire hazards, assess the risk to people, and determine appropriate fire safety measures. It’s not simply a checkbox exercise a comprehensive fire and safety risk assessment examines everything from ignition sources and combustible materials to escape routes and emergency procedures.
For residential properties, particularly Houses in Multiple Occupation (HMOs) and purpose-built flats in London and other UK cities, the FRA focuses on communal areas, escape routes, and fire detection systems. Commercial fire safety risk assessments, meanwhile, must account for business operations, employee safety, visitor management, and specialised equipment or processes that could present fire hazards.
The assessment results in a documented action plan for risk mitigation reducing or eliminating identified hazards, improving fire safety equipment, enhancing emergency evacuation plans, and establishing ongoing monitoring procedures. This documentation becomes your fire risk assessment certificate, evidencing your compliance with UK fire safety regulations.
Who is Responsible for Completing a Fire Risk Assessment?
Understanding who is responsible for making a fire risk assessment is crucial for ensuring compliance. Under the Regulatory Reform (Fire Safety) Order 2005, the ‘responsible person’ bears this duty.
For landlords:
- You’re responsible for fire safety in communal areas of residential buildings, including hallways, staircases, shared facilities, and external escape routes
- HMO landlords must conduct FRAs covering the entire property, as tenants share living spaces
- Individual flat owners are typically responsible for fire safety within their own units
For employers and business owners:
- You must assess fire risks across all business premises, including offices, warehouses, retail spaces, and customer-facing areas
- This responsibility covers employees, visitors, contractors, and members of the public
- Multiple businesses sharing premises may share responsibilities, but clarity through written agreements is essential
Whilst the responsible person holds ultimate accountability, they can delegate the actual assessment to a ‘competent person’ someone with appropriate fire safety knowledge and training. This could be an in-house facilities manager who’s completed fire risk assessment training, or more commonly, a professional fire safety consultant. However, delegation doesn’t remove your legal responsibility to ensure the assessment is properly conducted and acted upon.
How Many Steps Make Up a Fire Safety Risk Assessment?
The standard fire risk assessment framework in the UK follows five key steps, as outlined in government guidance. Understanding these steps is essential whether you’re conducting your own assessment or supervising a professional.
Step 1: Identify Fire Hazards
Begin by identifying potential sources of ignition (electrical equipment, heating systems, cooking facilities, smoking materials), sources of fuel (flammable materials, furniture, packaging, waste), and sources of oxygen (ventilation systems, oxidising chemicals). Pay particular attention to high-risk areas such as kitchens, plant rooms, storage areas, and locations where hot work occurs.
Step 2: Identify People at Risk
Consider everyone who uses or visits your premises, with special attention to vulnerable individuals. This includes employees working alone or at night, people with disabilities who may need assistance evacuating, elderly residents, children in nurseries or schools, visitors unfamiliar with escape routes, and contractors working in high-risk areas. Your emergency evacuation plan must account for these varied needs.
Step 3: Evaluate, Remove, or Reduce the Risks
Assess each identified hazard’s likelihood and potential severity. Then implement appropriate control measures: remove hazards where possible (eliminating unnecessary ignition sources), reduce risks through safe systems of work and proper storage, install or improve fire detection and warning systems, ensure adequate fire-fighting equipment is available and maintained, and establish clear emergency procedures.
Step 4: Record, Plan, Inform, Instruct, and Train
If you employ five or more people, or your premises are licensed or require an alterations notice, you must record your significant findings. Document all identified hazards, people at risk, existing control measures, and action plans for improvements. Create or update your emergency evacuation plan, including assembly points, fire warden duties, and procedures for people needing assistance. Ensure all relevant staff receive fire safety training appropriate to their role.
Step 5: Review and Revise Regularly
Fire risk assessments aren’t one-time tasks. Review your FRA regularly at least annually and whenever significant changes occur: building alterations or refurbishments, changes in building use or occupancy, introduction of new processes or equipment, following a fire or near-miss incident, or when fire safety legislation changes. For high-risk premises such as nightclubs, care homes, or buildings with vulnerable occupants, more frequent reviews may be necessary.
Fire Risk Assessment Templates and Examples
Using a well-structured risk fire assessment template can streamline the FRA process and ensure nothing is overlooked. The UK government publishes free guidance documents and fire risk assessment examples for various building types, available through GOV.UK.
Common template types include:
- Residential premises templates – specifically for flats, HMOs, and purpose-built residential blocks, focusing on communal areas and means of escape
- Small business templates – suitable for offices, shops, and light industrial premises with straightforward layouts
- Specialised industry templates – tailored for healthcare facilities, educational establishments, hospitality venues, and care homes
- Comprehensive checklists – detailed fire safety checklists covering detection systems, emergency lighting, fire doors, signage, and extinguishers
A fire risk assessment example should demonstrate how to systematically work through each section, documenting hazards with specific locations (e.g., ‘electrical socket overload in second-floor kitchen’), identifying affected persons, rating risks, and specifying actions with responsible parties and deadlines. Professional templates often include photographic evidence sections, allowing you to document issues visually.
When selecting a template, ensure it’s appropriate for your building type and complexity. Whilst templates provide structure, they must be adapted to your specific circumstances—a template is a starting point, not a substitute for thorough assessment.
Fire Risk Assessment Cost: What to Expect
Fire risk assessment costs in the UK vary considerably based on several factors. Understanding typical pricing helps you budget appropriately and identify reasonable professional fees.
Typical cost ranges:
- Small residential buildings (single HMO or small block of flats): £200–£400
- Medium residential buildings (larger apartment blocks): £400–£800
- Small commercial premises (offices, shops): £300–£600
- Large or complex premises (hospitals, schools, factories): £800–£2,000+
- High-rise buildings or premises with specialised risks: £1,500–£5,000+
Cost factors include:
- Building size and complexity – larger premises with multiple floors, compartments, or mixed uses require more time
- Building type and use – sleeping accommodation (care homes, hotels) and premises serving vulnerable people command higher fees due to elevated risk
- Geographic location – London and Southeast England typically see higher costs than other UK regions
- Assessor qualifications – consultants with advanced certifications (e.g., from the Institution of Fire Engineers) may charge premium rates
- Additional services – some assessors include fire safety management plans, staff training, or action plan implementation support
Many assessors offer ongoing contracts for annual reviews at reduced rates, which can provide better long-term value than one-off assessments. Always request detailed quotes outlining exactly what’s included in the fire risk assessment cost.
Fire Risk Assessment Training and Certification
Proper fire risk assessment training is essential for anyone conducting FRAs, whether you’re managing your own property or building a career in fire safety consultancy.
Training levels:
- Basic awareness courses (half-day to one-day) – suitable for responsible persons who want to understand FRA requirements and oversee professional assessors
- Competent person training (2–3 days) – equips facilities managers or property managers to conduct straightforward FRAs for low-risk premises
- Advanced professional qualifications – including Institution of Fire Engineers (IFE) certificates, NEBOSH Fire Safety and Risk Management qualifications, and specialist courses for complex or high-risk premises
After completing training, participants typically receive a fire risk assessment certificate demonstrating their competence. However, certification alone doesn’t guarantee expertise practical experience is equally important. When selecting a professional assessor, verify their qualifications, ask about their experience with buildings similar to yours, and request examples of previous assessments.
For landlords managing a small portfolio, basic training can help you ask informed questions and effectively review FRA reports from external consultants. For those managing larger or more complex properties, investing in comprehensive training for in-house staff may prove cost-effective in the long term.
Fire Risk Assessment Requirements and Legal Compliance
Understanding fire risk assessment requirements under UK law is non-negotiable for responsible persons. The Regulatory Reform (Fire Safety) Order 2005 forms the cornerstone of fire and safety risk assessment legislation across England and Wales.
Legal requirements include:
- Conducting a suitable and sufficient fire risk assessment – the assessment must be appropriate to your premises’ size, use, and complexity
- Recording significant findings – mandatory if you employ five or more people, or your building is licensed or subject to an alterations notice
- Implementing appropriate fire safety measures – based on your FRA findings, including fire detection, warnings, escape routes, emergency lighting, and fire-fighting equipment
- Establishing emergency procedures – documented emergency evacuation plans, fire drills, and staff responsibilities
- Providing information and training – ensuring employees understand fire risks and emergency procedures
- Regular review and updates – at least annually or when circumstances change significantly
Additional regulations apply to specific building types. The Fire Safety Act 2021 extended the Regulatory Reform Order’s scope to residential building exteriors and individual flat entrance doors in multi-occupied buildings. The Building Safety Act 2022 introduced enhanced requirements for higher-risk buildings, particularly residential buildings over 18 metres or seven storeys high.
London-specific considerations:
- The London Fire Brigade maintains heightened standards and conducts regular inspections, particularly for HMOs and high-rise buildings
- Following the Grenfell Tower tragedy, London properties face increased scrutiny regarding external wall systems, compartmentation, and evacuation strategies
- Many London boroughs have additional licensing requirements for HMOs that include specific fire safety standards
Penalties for non-compliance can be severe. The Fire and Rescue Services can issue enforcement notices, prohibition notices (immediately closing dangerous premises), or prosecute responsible persons. Convictions can result in unlimited fines and up to two years’ imprisonment. Beyond legal penalties, failure to maintain proper fire safety can invalidate insurance policies and expose you to civil liability if fire causes injury or death.
Conclusion: Prioritising Fire Safety Compliance
Fire risk assessments represent far more than regulatory box-ticking they’re fundamental to protecting lives and property. Whether you manage residential lettings in London, operate a small business, or oversee commercial premises elsewhere in the UK, understanding your responsibilities under the Regulatory Reform (Fire Safety) Order 2005 is essential.
The five-step process identifying hazards, assessing who’s at risk, evaluating and mitigating risks, recording findings and training staff, and regularly reviewing your assessment provides a robust framework for fire safety compliance. Whilst templates and examples offer helpful starting points, every fire risk assessment must be tailored to your specific premises and circumstances.
For straightforward, low-risk properties, competent persons with appropriate fire risk assessment training can conduct FRAs in-house. However, complex buildings, high-risk operations, or premises housing vulnerable people warrant professional expertise. When weighing fire risk assessment costs against the potential consequences of inadequate fire safety, professional assessment represents prudent investment.
If you’re managing properties or businesses in London or across the UK and need expert fire risk assessment services, professional support ensures compliance whilst giving you peace of mind. Don’t leave fire safety to chance comprehensive, regularly updated FRAs protect everyone who uses your premises and demonstrate your commitment to their wellbeing.
Frequently Asked Questions
Who needs a fire risk assessment?
Any person or organisation responsible for non-domestic premises, including employers, landlords managing communal areas in residential buildings (HMOs, blocks of flats), business owners, and those responsible for shared spaces. If people other than yourself use the building or work there, you likely need an FRA.
Can I do a fire risk assessment myself?
You can conduct your own FRA if you have sufficient knowledge and understanding of fire safety principles, provided your premises are relatively simple and low-risk. However, you remain legally responsible for its adequacy. For complex buildings, high-risk operations, or premises with vulnerable occupants, professional assessment is strongly recommended.
How often should fire risk assessments be reviewed?
At minimum, review your FRA annually. You must also review it whenever significant changes occur: building alterations, changes in use or occupancy, introduction of new processes or hazardous materials, following fire incidents or near-misses, or when legislation changes. High-risk premises may require more frequent reviews.
What’s the difference between a fire risk assessment and a fire safety certificate?
A fire risk assessment is the process of evaluating fire hazards and implementing control measures. The documentation produced from this assessment is sometimes referred to as a fire risk assessment certificate or report. There’s no official ‘fire safety certificate’ in UK law the FRA documentation itself evidences your compliance.
Do I need different fire risk assessments for different buildings?
Yes. Each building or premises requires its own fire risk assessment tailored to its specific characteristics, use, occupants, and hazards. A template or approach that works for one property won’t necessarily be suitable for another, even if they appear similar.
What happens if I don’t have a fire risk assessment?
Failure to conduct an adequate fire risk assessment is a criminal offence under the Regulatory Reform (Fire Safety) Order 2005. The Fire and Rescue Service can issue enforcement notices requiring immediate action, prohibition notices closing your premises, or prosecute you. Penalties include unlimited fines and up to two years’ imprisonment. Additionally, inadequate fire safety can invalidate insurance and expose you to civil liability.
