By law, all business premises and the common parts of residential buildings, such as blocks of flats, must have a suitable and sufficient fire risk assessment in place. Despite this, fire risk assessments are still widely misunderstood or overlooked, leaving people and property unnecessarily exposed to fire risk.
People often ask, “What is a fire risk assessment, and do I really need one?”
A fire risk assessment is not a paperwork exercise — it sits at the centre of your fire safety arrangements and is fundamental to protecting life.
Quick Answer
You need a fire risk assessment if you are the responsible person for non-domestic premises, a workplace, premises the public can access, or the common parts of a multi-occupied residential building. The assessment must be suitable and sufficient, recorded in full and reviewed regularly or when significant changes occur.
Who Legally Needs a Fire Risk Assessment?
A fire risk assessment is required where the Regulatory Reform (Fire Safety) Order 2005 applies. This includes workplaces, commercial premises, public buildings, communal areas of blocks of flats and HMOs, and premises where people visit, work, stay or receive services.
The duty usually falls on the responsible person, such as the employer, owner, landlord, occupier, managing agent, facilities manager or another person with control of the premises. Where more than one person has control, they must cooperate and coordinate fire safety arrangements.
Premises That Commonly Need Fire Risk Assessments
| Premises | Why an Assessment Is Needed |
|---|---|
| Offices and shops | Employees, visitors, escape routes, fire alarms, extinguishers and management duties must be assessed. |
| Blocks of flats and HMOs | The common parts, shared escape routes, fire doors and resident fire safety arrangements must be considered. |
| Care homes and supported housing | Occupants may be vulnerable or need assistance to evacuate, making the risk profile more complex. |
| Warehouses and factories | Storage, processes, ignition sources, machinery and fire loading can create higher risk. |
| Hotels and guest accommodation | Sleeping risk, unfamiliar occupants and evacuation arrangements must be assessed. |
| Schools, nurseries and healthcare premises | Children, patients, visitors and staff may create complex evacuation and management requirements. |
Need to Arrange a Fire Risk Assessment?
Fire Risk Assessment Network can help responsible persons arrange suitable fire risk assessments for commercial, residential and mixed-use premises.
When Should a Fire Risk Assessment Be Reviewed?
A fire risk assessment should be reviewed regularly and whenever there is reason to suspect it is no longer valid. Common triggers include refurbishment, layout changes, occupancy changes, new processes, fire incidents, enforcement action, serious defects or changes to fire safety measures.
For more detail, see our guide on how often fire risk assessments should be reviewed.
What Happens If You Do Not Have One?
Failing to have a suitable and sufficient fire risk assessment can lead to enforcement action, prohibition of premises use, prosecution, fines and increased risk to people in the building. It can also create problems during insurance reviews, landlord checks, managing agent audits and fire service inspections.
For a fuller guide to the legal and practical risks, see what happens if you do not have a fire risk assessment.
What Is a Fire Risk Assessment?
A fire risk assessment is a systematic review of a building to identify fire hazards, assess the level of risk, and determine what measures are needed to reduce that risk to an acceptable level.
It considers:
- how a fire could start
- who could be harmed
- how a fire could spread
- how people would escape
- what fire safety measures are already in place
- what additional actions are required
The outcome is a set of significant findings and a prioritised action plan designed to improve fire safety.
Does a Fire Risk Assessment Have to Be Written Down?
Under UK fire safety law, a written fire risk assessment is required where:
- five or more people are employed, or
- the premises are licensed, or
- an enforcing authority requires it
However, in practice, almost all non-domestic premises and blocks of flats require a written fire risk assessment, regardless of size. Residential buildings and common parts will always require written records.
Current government guidance expects fire risk assessments for non-domestic premises and the common parts of residential buildings to be recorded in writing in almost all cases, regardless of occupant numbers, with written records now regarded as standard practice rather than an exception.
Even where the law does not strictly require a written document, we strongly recommend that all fire risk assessments are recorded in writing. This ensures:
- findings are clearly communicated
- actions are tracked and completed
- compliance can be demonstrated if challenged
What Are the Legal Requirements for Fire Risk Assessments?
Fire risk assessments are required under the Regulatory Reform (Fire Safety) Order, with further clarification provided by the Fire Safety Act.
A fire risk assessment must be:
- suitable and sufficient
- kept up to date
- reviewed regularly
A review should be carried out:
- if the building’s use changes
- if the layout or structure is altered
- if there is a significant change in occupants
- following a fire or near miss
- at regular intervals appropriate to the level of risk
Many organisations operate on a review cycle of 12 months, with a more thorough reassessment periodically or when significant change occurs.
Who Is Responsible for a Fire Risk Assessment?
Every premises must have a Responsible Person.
The Responsible Person is legally responsible for:
- ensuring a fire risk assessment is carried out
- implementing fire safety measures
- acting on findings and recommendations
- keeping the assessment up to date
For businesses, this is often:
- the employer
- the business owner
- a senior manager
For blocks of flats, this is typically:
- the landlord
- the managing agent
- a residents’ management company
In residential buildings, the Responsible Person is responsible for common areas only (e.g. stairwells, corridors, plant rooms). Individual residents remain responsible for fire safety within their own flats.
Can Occupants See the Fire Risk Assessment?
Yes. Occupants have the right to request access to the fire risk assessment for the premises they occupy.
Requests should be made to the Responsible Person, such as:
- the employer
- the managing agent
- the landlord
- the facilities or estates team
If no valid fire risk assessment exists, the Responsible Person must arrange for one to be carried out without delay.
Where serious concerns are ignored, the local Fire and Rescue Service may be contacted via their non-emergency channels.
What Is Reviewed During a Fire Risk Assessment?
What Is Reviewed During a Fire Risk Assessment?A fire risk assessment examines a wide range of factors. The depth of assessment depends on the size, use, and complexity of the building.
Typically, this includes:
- Building construction, layout, and use
- Number and type of occupants, including vulnerable persons
- Sources of ignition (e.g. electrical systems, heating equipment)
- Fire load and combustible materials
- Measures to reduce the risk of arson
- Smoking controls
- Housekeeping standards
- Escape routes and final exits
- Emergency lighting and signage
- Fire detection and alarm systems
- Compartmentation and fire-resisting construction
- Fire doors and their condition
- Firefighting equipment (e.g. extinguishers, sprinklers where fitted)
- Fire safety management arrangements
- Testing, inspection, and maintenance regimes
- Fire safety training and evacuation procedures
- Record-keeping and documentation
The assessor will then determine the overall level of fire risk and produce a prioritised action plan.
Who Can Carry Out a Fire Risk Assessment?
A fire risk assessment must be completed by a competent person.
- Competence means having:
- sufficient training
- relevant knowledge
- practical experience
- an understanding of current guidance and standards
While it is legally possible for some low-risk premises to be assessed internally, many buildings — particularly blocks of flats and complex premises — require a professional fire risk assessor.
A professional assessor is trained to:
- apply current standards (such as PAS 79-1 or BS 9792)
- assess complex risk scenarios
- produce clear, defensible reports
- prioritise actions proportionately
What Standards Apply to Fire Risk Assessments?
Different standards apply depending on the type of premises:
- PAS 79-1:2020 – for premises other than housing (e.g. offices, retail, schools)
- BS 9792:2025 – for housing (e.g. blocks of flats, HMOs)
Using the correct current standard is essential to ensure the assessment reflects the actual risks and expectations for the building type.
Our Experience With Fire Risk Assessments
At Fire Risk Assessment Network, we work with Responsible Persons across the UK to carry out and review fire risk assessments for business premises and residential buildings, including blocks of flats and HMOs.
In practice, we regularly encounter fire risk assessments that:
- are outdated or based on withdrawn guidance
- do not reflect how the building is actually used
- lack clear justification for risk ratings or priorities
- have recommendations that are impractical or not proportionate
Our approach focuses on applying current standards and guidance, such as PAS 79-1:2020 for non-housing premises and BS 9792:2025 for housing, while taking into account the specific layout, occupancy, and management arrangements of each building.
We treat fire risk assessments as a risk management tool, not a tick-box exercise. This means producing clear, structured reports with prioritised actions that Responsible Persons can realistically implement and maintain over time, and that remain defensible if reviewed by enforcing authorities or other stakeholders.
Fire Risk Assessments – What to Do Next
A fire risk assessment is not a one-off task. It is a living part of your fire safety management system and must be reviewed and acted upon.
If you are responsible for a business premises or residential building and need:
- a new fire risk assessment
- a review of an existing assessment
- confirmation that the correct standard is being applied
Professional advice can help ensure your obligations are met and risks are properly managed.
Frequently Asked Questions About Fire Risk Assessments
Is a fire risk assessment a legal requirement in the UK?
Yes. Fire risk assessments are required under UK fire safety legislation for all non-domestic premises and the common parts of residential buildings.
Does every building need a written fire risk assessment?
In most cases, yes. Residential buildings and the majority of business premises require a written fire risk assessment to demonstrate compliance and manage fire safety effectively.
Who is responsible for arranging a fire risk assessment?
The Responsible Person or duty holder is legally responsible for ensuring that a suitable and sufficient fire risk assessment is in place and kept up to date.
How often should a fire risk assessment be reviewed?
Fire risk assessments should be reviewed regularly, particularly when there are changes to the building, its use, or occupancy, or following a fire or near miss.
Can I carry out my own fire risk assessment?
In some low-risk premises this may be possible, but many buildings — especially blocks of flats and complex premises — require a competent professional assessor.
What standard should a fire risk assessment follow?
For non-housing premises, PAS 79-1:2020 is commonly used. For housing, fire risk assessments should now follow BS 9792:2025.
Do small businesses need a fire risk assessment?
Yes. If the Fire Safety Order applies, a suitable and sufficient fire risk assessment is required regardless of the size of the business.
Do landlords need fire risk assessments?
Landlords, freeholders and managing agents may need fire risk assessments for the common parts of blocks of flats, HMOs and other multi-occupied residential buildings.
Does a fire risk assessment need to be written down?
Yes. Responsible persons must now record the fire risk assessment in full, including findings and fire safety arrangements.
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