Fire Risk Assessment: Complete UK Guide 2026
Everything you need to know about fire risk assessments in the UK. Legal requirements, the 5-step process, costs, and professional assessment services from BAFE-accredited assessors.
A fire risk assessment is a legal requirement for all UK businesses and buildings with communal areas. Updated for the Building Safety Act 2022, Fire Safety Act 2021, and the latest British Standards BS 8674:2025 and BS 9792:2025.
What is a Fire Risk Assessment?
Definition
A fire risk assessment is a systematic evaluation of your premises to identify fire hazards, assess risks to people, and determine what fire safety measures are needed. It is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 for all non-domestic premises in England and Wales.
The purpose of a fire risk assessment is to ensure that everyone in your building can escape safely in the event of a fire. It examines potential sources of ignition, fuel, and oxygen (the fire triangle), identifies who might be at risk, and evaluates whether existing fire safety measures are adequate.
What Does a Fire Risk Assessment Include?
A comprehensive fire risk assessment examines:
- Fire hazards: Sources of ignition (electrical equipment, heating, cooking), fuel sources (paper, textiles, flammable liquids), and oxygen sources
- People at risk: Employees, visitors, contractors, and especially vulnerable people who may need assistance evacuating
- Fire detection and warning systems: Smoke detectors, fire alarms, and their maintenance
- Escape routes: Emergency exits, corridors, stairways, and external routes
- Fire doors: Their condition, certification, and proper operation
- Emergency lighting: Functionality and coverage
- Firefighting equipment: Fire extinguishers, blankets, and sprinkler systems
- Signage: Fire exit signs, fire action notices, and assembly point signs
- Staff training: Fire safety awareness and evacuation procedures
Key Requirements for 2026
- Written fire risk assessment required for all premises with 2+ domestic units (Building Safety Act 2022)
- Quarterly fire door checks in buildings over 11 metres
- External wall assessments for high-rise buildings
- Personal Emergency Evacuation Plans (PEEPs) for residents who need assistance (from April 2026)
- Assessor competency requirements under BS 8674:2025
Types of Fire Risk Assessment
Fire risk assessments are categorised into four types under PAS 79-1:
- Type 1 – Common Areas Only: Assesses communal parts without inspecting flats. Suitable for most residential blocks.
- Type 2 – Common Areas + Sample Flats: Includes inspection of a sample of flats to assess fire spread risks.
- Type 3 – Common Areas + All Flats: Full inspection of every flat. Required where serious concerns exist.
- Type 4 – Destructive Inspection: Includes opening up construction to inspect hidden voids and compartmentation.
For commercial premises, the type depends on complexity and risk level. Simple offices may need only a basic assessment, while industrial premises with hazardous materials require more detailed evaluation.
Who Needs a Fire Risk Assessment?
Under UK law, almost all premises other than single private dwellings require a fire risk assessment.
You Need a Fire Risk Assessment If You Have:
- Business premises: Offices, shops, factories, warehouses, workshops
- Residential buildings: Blocks of flats (communal areas), HMOs, care homes, hotels, B&Bs
- Public buildings: Schools, hospitals, churches, community centres, sports facilities
- Hospitality venues: Restaurants, pubs, cafes, nightclubs
- Healthcare premises: GP surgeries, dental practices, care homes, hospitals
- Any premises employing staff: Even home-based businesses with employees
- Communal areas: Shared entrances, corridors, stairwells in residential blocks
Exemptions
The only properties exempt from fire risk assessment requirements are single private dwellings where the occupants are not employees. However, if you run a business from home, have lodgers, or have converted your property into multiple units, you will need an assessment.
The 5 Steps of Fire Risk Assessment
The government’s official 5-step approach to conducting a fire risk assessment, as outlined in fire safety guidance.
Identify Fire Hazards
Identify sources of ignition (heaters, electrical equipment), fuel (paper, textiles, flammable substances), and oxygen. Consider work processes and activities.
Identify People at Risk
Consider employees, visitors, contractors, and vulnerable people including those with disabilities, elderly, children, or those unfamiliar with the premises.
Evaluate & Reduce Risks
Assess whether existing fire safety measures are adequate. Remove or reduce hazards where possible. Implement additional controls where needed.
Record & Plan
Record significant findings. Prepare an emergency evacuation plan. Provide fire safety training to all staff. Document all fire safety measures.
Review Regularly
Review annually or after significant changes, fire incidents, or near misses. Update the assessment whenever the building use or layout changes.
Fire Risk Assessment Costs UK 2026
Transparent pricing for fire risk assessments. Costs vary based on building size, complexity, and risk level.
| Property Type | Size/Description | Price Range | Detailed Guide |
|---|---|---|---|
| Small Commercial | Office, shop, small business (<150m²) | £150 – £350 | Office FRA Guide → |
| Medium Commercial | Warehouse, restaurant, larger office (150-500m²) | £350 – £750 | Warehouse FRA Guide → |
| HMO Properties | Houses in Multiple Occupation | £200 – £450 | HMO FRA Guide → |
| Block of Flats | Communal areas assessment | £250 – £600 | Flats FRA Guide → |
| Care Homes | Residential care facilities | £500 – £1,200 | Care Home FRA Guide → |
| Hotels | Hotels and B&Bs | £400 – £900 | Hotel FRA Guide → |
| Schools | Educational premises | £450 – £1,000 | School FRA Guide → |
| High-Rise Buildings | Buildings over 18m (7+ storeys) | £750 – £1,500+ | High-Rise FRA Guide → |
| Hospitals | Healthcare facilities | £800 – £2,000+ | Hospital FRA Guide → |
Factors Affecting Cost
Fire risk assessment costs are influenced by: building size (larger premises take longer), complexity (multiple floors, unusual layouts), risk level (high-risk activities, hazardous materials), type of assessment (Type 1-4 for residential), and location (London typically 15-25% higher). Our cost calculator gives you an instant estimate.
Fire Risk Assessment by Building Type
Different premises have unique fire risks. Click through for detailed guides tailored to your property type.
HMO Fire Risk Assessment
Essential for landlords with Houses in Multiple Occupation. Covers licensing requirements, escape routes, and detection systems.
Learn more →Flats & Apartments
Communal area assessments for residential blocks. Updated for BS 9792:2025 and Building Safety Act requirements.
Learn more →Care Homes
Specialist assessments for vulnerable residents. Includes new sprinkler requirements and evacuation planning.
Learn more →Warehouses
Industrial premises with high storage and fire load. Covers rack storage, hazardous materials, and large open spaces.
Learn more →Hotels & B&Bs
Sleeping accommodation with unfamiliar guests. Focuses on detection, means of escape, and staff training.
Learn more →Schools & Education
Protecting children and staff in educational settings. Includes assembly halls, laboratories, and kitchens.
Learn more →Restaurants & Cafes
Commercial kitchens and dining areas. Addresses cooking equipment, extraction systems, and public areas.
Learn more →High-Rise Buildings
Buildings over 18 metres with enhanced requirements. External wall assessments and quarterly fire door checks.
Learn more →Offices
Commercial office spaces from small to large. Covers electrical safety, escape routes, and fire procedures.
Learn more →Retail & Shops
Retail premises from small shops to large stores. Public access, stock rooms, and display areas.
Learn more →Hospitals & Healthcare
Complex healthcare environments with vulnerable patients. Medical gases, operating theatres, and evacuation challenges.
Learn more →View All Services
Browse our complete range of fire safety services including fire door surveys, alarm testing, and more.
See all services →UK Fire Safety Legislation 2026
Understanding the legal framework for fire risk assessments, including recent updates from the Building Safety Act and new British Standards.
Current Legislation
Who is the Responsible Person?
The “responsible person” is the individual legally responsible for fire safety in premises. Under the Fire Safety Order, this is typically:
The Responsible Person Is Usually:
- The employer if the premises are a workplace
- The owner if the premises are not a workplace (e.g., residential block common areas)
- The landlord or freeholder for rented properties
- The managing agent if they have control of the premises
- The occupier if they have control (e.g., tenant of commercial property)
Multiple Responsible Persons
In many buildings, there may be more than one responsible person. For example, in a block of flats with commercial units on the ground floor, both the freeholder and commercial tenants may have fire safety responsibilities. Under the Building Safety Act 2022, all responsible persons must cooperate and coordinate their fire safety measures.
Learn more about responsibilities in our detailed guide: Who is responsible for fire safety in the workplace?
Who Can Carry Out a Fire Risk Assessment?
The law requires assessments to be carried out by a “competent person” – but what does that mean?
Self-Assessment vs Professional Assessor
Under current legislation, any competent person can carry out a fire risk assessment. This means:
You Can Do It Yourself If:
- Your premises are simple and low-risk (small office, shop)
- You have sufficient knowledge of fire safety principles
- You can identify fire hazards and people at risk
- You have time to do it thoroughly
- You use government guidance documents
You Should Use a Professional If:
- Your premises are complex (multiple floors, unusual layout)
- You have sleeping accommodation (HMO, hotel, care home)
- You have vulnerable occupants
- You have high-risk activities or materials
- Your building is over 11 metres (enhanced requirements)
- You’re uncertain about any aspect of fire safety
- Your insurer requires professional assessment
BS 8674:2025 Competency Framework
The new British Standard BS 8674:2025 establishes a three-tier competency framework for fire risk assessors:
- Foundation Level: For simple, low-risk premises (small offices, shops). Requires basic fire safety knowledge and training.
- Intermediate Level: For moderate-risk premises (hotels, schools, mid-rise residential). Requires more extensive qualifications and experience.
- Advanced Level: For complex, high-risk buildings (hospitals, care homes, high-rise, hazardous materials). Requires specialist qualifications and significant experience.
While not yet a legal requirement to use assessors certified under BS 8674, it is increasingly becoming the industry standard and expected by insurers and enforcement authorities.
What to Look for in a Professional Assessor
- BAFE SP205 registration – Third-party certification scheme
- Professional indemnity insurance
- Relevant qualifications (NEBOSH, IFE membership)
- Experience with your building type
- PAS 79 or BS 9792 compliant reporting
- References from previous clients
How Often Should Fire Risk Assessments Be Reviewed?
Best Practice
Fire risk assessments should be reviewed at least annually. However, there is no set legal timeframe – the requirement is to review whenever there is reason to suspect the assessment is no longer valid.
You Must Review Your Assessment When:
- Building changes: Alterations, extensions, or change of use
- Process changes: New equipment, materials, or work activities
- After a fire or near miss: Even small incidents should trigger review
- New legislation: Changes to fire safety law (like Building Safety Act)
- Changes in occupancy: More people, different people, vulnerable occupants
- Following enforcement action: Fire service notices or advice
- Annually: Even without specific triggers, annual review is best practice
High-Risk Premises
For high-risk premises such as care homes, hospitals, and high-rise buildings, more frequent reviews may be necessary – potentially every 6 months or even quarterly for certain elements like fire doors.
Read our full guide: How often should fire risk assessments be reviewed?
Penalties for Not Having a Fire Risk Assessment
Criminal Offences Under the Fire Safety Order
- Unlimited fines for failing to comply with fire safety duties
- Up to 2 years imprisonment for serious breaches
- Enforcement notices requiring you to take specific action
- Prohibition notices that can immediately close your premises
- Alterations notices requiring approval before changes
Post-Grenfell Enforcement
Since the Grenfell Tower tragedy in 2017, fire safety enforcement has significantly increased. Fire and Rescue Services are conducting more audits, and penalties for non-compliance have become more severe.
Recent Prosecutions Have Resulted In:
- Fines of £50,000+ for landlords without adequate fire risk assessments
- Prison sentences for those whose negligence caused death
- Business closures through prohibition notices
- Directors held personally liable for company failures
The cost of a professional fire risk assessment (from £150) is minimal compared to the potential penalties, not to mention the risk to life.
37,000+
Fires in non-domestic buildings annually (UK)
£1.9bn
Annual cost of fire damage to UK businesses
80%
Of businesses fail after a major fire
£150
Starting cost for professional assessment
Fire Risk Assessment Templates & Checklists
Free resources to help you understand and manage fire safety in your premises.
Frequently Asked Questions
Common questions about fire risk assessments answered by our experts.
Ready to Get Your Fire Risk Assessment?
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