Fire Risk Assessments: Who Needs One and How Often

What is a Fire Risk Assessment?

A fire risk assessment is a legally required review of a building to identify fire hazards, evaluate the people at risk, and set out the precautions needed to reduce that risk. For landlords, managing agents, and commercial property owners across London and the Home Counties, it's one of the core pillars of property compliance alongside your EICR and gas safety certificate.

Under the Regulatory Reform (Fire Safety) Order 2005, a fire risk assessment is a legal requirement for most non-domestic premises and the communal areas of residential blocks, including HMOs.

Who is legally responsible?

Responsibility falls on the 'responsible person' — usually the employer, owner, landlord, or managing agent of the premises. For blocks of flats and HMOs specifically:

• Landlords are responsible for communal areas such as hallways, stairwells, and shared kitchens
• HMO landlords have additional statutory duties given the higher occupancy and risk profile
• Commercial property owners are responsible for their entire premises

Getting this wrong isn't just a compliance box-tick — it's a legal duty with real penalties for non-compliance, including unlimited fines and, in serious cases, imprisonment.

What does the assessment cover?

A proper fire risk assessment looks at:

• Fire hazards and ignition sources on the premises
• People at risk, including vulnerable occupants
• Existing fire safety measures (alarms, extinguishers, escape routes, signage)
• An action plan for any improvements needed

How much does a fire risk assessment cost?

Costs vary depending on the size and type of property, but as a guide, assessments for standard residential blocks and small commercial premises typically start from a fixed price with clear next steps included in your report — no hidden fees.

How often do you need one?

There's no fixed legal interval, but best practice — and most insurers' expectations — is to review your fire risk assessment annually, or sooner if there's a significant change to the building (renovation, change of use, occupancy change) or after any fire safety incident.

HMOs: extra considerations

HMOs carry additional fire safety obligations due to higher occupant density and shared living arrangements. Local authorities can and do inspect HMOs specifically for fire risk assessment compliance as part of licensing.

Book your fire risk assessment

Certs & Repair provides fire risk assessments for HMOs, blocks of flats, and commercial property across London and the Home Counties, with a digital report and action plan delivered within 72 hours.