Fire Risk Assessment
The legally required assessment of fire hazards, escape routes and precautions for HMOs, blocks of flats, workplaces and commercial premises — carried out by a competent assessor and delivered as a prioritised action plan you can actually work through.
The duty
Who must have one, and who answers for it
Article 9 of the Regulatory Reform (Fire Safety) Order 2005 makes a suitable and sufficient fire risk assessment compulsory for almost any building that is not a single private home. If your property has common parts shared by more than one household, is an HMO, or is a workplace or commercial unit, the duty applies — and it belongs to the Responsible Person: the owner, landlord, employer or managing agent with control of the premises.
The scope of that duty has grown. The Fire Safety Act 2021 confirmed that assessments of multi-occupied residential buildings must cover the external walls (including cladding and balconies) and flat entrance doors; the Building Safety Act 2022 then removed the old let-out for small premises, so the significant findings must now be recorded in writing whoever does the assessment and whatever the building's size.
Our assessors examine ignition sources, fuel and oxygen paths, escape routes and travel distances, detection and warning arrangements, compartmentation, emergency lighting, signage, and the needs of anyone less able to escape unaided — then turn the findings into actions ranked by priority.
The five steps of every FRA
- Identify hazards — sources of ignition, fuel and oxygen.
- Identify people at risk — occupants, visitors, and anyone especially vulnerable.
- Evaluate and reduce — judge the risk, remove or control what can be controlled.
- Record, plan, train — write down the findings, set the emergency plan, instruct occupants or staff.
- Review — keep the assessment current as the building and its use change.
Depth of inspection
FRA Types 1 to 4, in plain terms
Fire risk assessments for residential blocks come in four recognised types. The difference is how deep the inspection goes — into the structure, and into the flats themselves.
| Type | Where it looks | Destructive? | Typically used when |
|---|---|---|---|
| Type 1 | Common parts only | No — visual inspection | The standard assessment for most blocks and shared buildings; the usual starting point |
| Type 2 | Common parts | Yes — samples opened up | There is reason to doubt hidden construction, such as suspect compartmentation above ceilings |
| Type 3 | Common parts and a sample of dwellings | No | Concern extends past flat front doors — alarms, escape provision and doors inside dwellings |
| Type 4 | Common parts and dwellings | Yes — the most comprehensive | Serious concern about the building as a whole, often after defects are found elsewhere |
Licensing an HMO? Councils expect a current fire risk assessment as part of the licence application, and its findings drive the alarm grade, fire doors and escape provision they will condition. Our HMO fire risk assessment service is built around exactly that process, and a fire alarm certificate usually completes the evidence pack.
Common questions
Fire risk assessment questions, answered
How much does a fire risk assessment cost?
It depends on the size and complexity of the building — the number of storeys, flats or rooms, and the FRA type required. Send the address, a short description of the building and how it is used, and we'll reply with a fixed quote, usually the same working day.
Which FRA type do I need?
Type 1 — a non-destructive assessment of the common parts — is the default for most blocks and shared buildings, and is usually what licensing and lenders mean by a fire risk assessment. Types 2 to 4 add destructive inspection or entry into dwellings, and are commissioned when there is specific cause for concern. If you are unsure, describe the building and we will advise before you commit.
Can I do my own fire risk assessment?
The law allows the Responsible Person to do it themselves if they are competent — and since the Building Safety Act, findings must be recorded in full whoever does it. For anything beyond the simplest premises, competence is hard to demonstrate without training and experience, and an assessment dismantled in court or after a fire is worse than none. Most duty holders commission a competent assessor for exactly that reason.
How often does the assessment need to be renewed?
Treat it as a live document: review it annually, and have it redone in full around every three years — or sooner after a fire or near-miss, a material alteration to the building, or a significant change in who occupies it. Licensing schemes sometimes set their own cycle, which we align with.
What do we receive at the end?
A written report recording the significant findings: the hazards identified, the people at risk, an assessment of the existing precautions, and a prioritised action plan with timescales — significant items first, low-cost improvements flagged as quick wins. It is written to be worked through, not filed away.