FIRE SAFETY
A fire risk assessment identifies fire hazards, people at risk and measures needed to reduce or control fire risk within the assessment scope.
Where fire risk assessment duties arise
In England, the Regulatory Reform (Fire Safety) Order 2005 places duties on the responsible person for relevant premises. In blocks of flats, the duties generally concern common parts and also extend to matters such as the building structure, external walls and flat entrance doors as defined by current fire safety law.
The responsible person may be a landlord, freeholder, managing agent, housing provider or another person with control, depending on the arrangements for the premises.
What the assessment should address
A suitable and sufficient assessment should identify fire hazards and people at risk, evaluate the risks and identify appropriate precautions. It must be kept under review and updated when circumstances change.
Some buildings may need specialist assessments beyond a general FRA, including a Fire Risk Appraisal of External Walls (FRAEW) where the circumstances require one. That is a separate specialist scope.
What to provide with your enquiry
Building profile
Postcode, building use, number of storeys, occupancy type, communal areas and any known fire-safety systems or recent alterations.
Existing documents
If available, provide the previous FRA date and any relevant fire-safety or building information.
Regulatory context
This page summarises key requirements for England. Requirements can vary by property type, tenure and location, so the exact duty should be checked for the property concerned.
GOV.UK: Fire safety responsibilities and fire risk assessments in blocks of flats
Related guide: fire risk assessments for blocks of flats
Read about responsible-person duties, common parts and external-wall considerations in England. Read the guide →
Fire risk assessments for small blocks of flats and communal areas
If you manage a small converted house or purpose-built block of flats in London, the shared entrance, hallways and staircases can fall within the Fire Safety Order. The responsible person needs a suitable and sufficient assessment of the relevant fire risks. A building does not become exempt simply because it contains only two or three flats.
What areas should the assessor consider?
- Shared escape routes, staircases, landings, corridors and entrance halls.
- Flat entrance doors and other relevant fire doors, as appropriate to the assessment.
- Fire precautions and management arrangements, including any emergency lighting, detection systems, storage or refuse risks.
- The building structure and external walls within the legal assessment scope; specialist external-wall appraisal may be needed separately.
Does the assessment from several years ago need renewing?
A fire risk assessment should be kept under review and revised when it is no longer valid or there has been a significant change, such as building alterations, occupancy changes or new information about risks. There is no universal statutory rule that every block must purchase a new fire risk assessment certificate every year or every five years. Share your previous assessment and any action records so the current scope can be agreed.
What details help us quote accurately?
Include the London postcode, number of flats, number of storeys, whether there is a shared entrance or staircase, property use, date of any previous assessment, recent alterations and whether relevant records or building plans are available. State if the request concerns only common parts; the exact scope and any exclusions must be confirmed before booking.
For reference, the Home Office publishes guidance for small blocks of flats of up to three storeys and GOV.UK explains responsibilities for common parts, flat entrance doors and external walls. Three flats and three storeys are different measurements; the guidance scope depends on the building, not merely the number of dwellings.
Preparing for a fire risk assessment
Provide the previous assessment, building layout and details of how the premises are used. Tell the assessor about shared areas, sleeping accommodation, recent alterations and people who may need help evacuating. Discuss access to the areas covered and make relevant fire-safety records available.
Agree the scope before booking
Ask which parts of the building will be assessed and whether any specialist investigations are outside the quotation. Alarm servicing, fire-door inspections, remedial works and an external-wall appraisal should not be assumed to be included in a general fire risk assessment.
After the assessment
Review the findings and action priorities, assign follow-up responsibilities and retain evidence of completed work. Keep the assessment under review. See GOV.UK guidance on fire risk assessments and our HMO compliance enquiry page where shared accommodation is involved.
Common questions before booking
What determines the price of a fire risk assessment?
Building use, size, layout, occupancy and assessment scope influence the quotation. Include storeys, shared areas and any previous assessment so the proposed work can be defined.
Does an assessment include fixing every issue?
Do not assume it does. Confirm the assessment deliverable separately from alarm work, door repairs, specialist investigations or other remedial work. Ask who will follow up on the action plan.
Can I request an assessment for shared areas in a block?
Yes, describe which areas you control and provide the building layout and management arrangements. Confirm the assessment boundaries and access requirements before booking.
Request a fire risk assessment quote
Share the property postcode, property type and any relevant deadlines or planned works. Scope, availability and price are confirmed before booking.