Fire Risk
Fire Risk Assessment for UK landlords: who needs one and what is involved
Updated 2026-05-21 · 6 min read
If you let any property with shared common parts, including blocks of flats and HMOs, a written Fire Risk Assessment is a legal requirement. The rules tightened significantly after the Building Safety Act 2022 and again in October 2023, and many landlords are still catching up.
What a Fire Risk Assessment covers
A Fire Risk Assessment, often abbreviated to FRA, is a structured assessment of fire hazards, the people at risk, the existing protective measures, and the additional actions required to reduce risk to as low as reasonably practicable. The legal source is the Regulatory Reform (Fire Safety) Order 2005, as amended in 2022 and 2023.
The assessor walks the building, reviews fire doors, escape routes, signage, emergency lighting, fire alarms, extinguishers and structural fire compartmentation, and produces a written record with prioritised actions. The result is typically a risk grade of trivial, tolerable, moderate, substantial or intolerable.
Who needs one
Any non-domestic premises, the common parts of any building containing two or more domestic dwellings, and every HMO require a written FRA. From October 2023 the previous concession for buildings under five floors or seven dwellings no longer applies. Every block of flats with shared common areas needs a current written FRA.
Single-dwelling let properties without shared common parts are not directly covered, but landlords still have a duty of care and are encouraged to keep evidence of fire safety considerations such as smoke alarm placement and electrical inspection results.
The PAS 79 standard
Most accredited assessors follow the PAS 79 methodology, the British Standards Institution publicly available specification for fire risk assessment in residential and mixed-use buildings. A PAS 79-compliant report shows the council and any insurer that the assessment was carried out to a recognised methodology.
Higher-risk buildings (over 18 metres or seven storeys with at least two residential units, the so-called HRBs) require additional assessment under the Building Safety Act 2022 by an accredited Fire Risk Assessor on the BAFE SP205 or similar register.
Cost and renewal frequency
Typical cost in 2026 is £150 for a small two-flat conversion and up to £600 for a larger HMO or a block of flats up to four floors. High-risk buildings can cost £1,500 to £5,000 for a full Type 4 destructive assessment.
There is no fixed renewal interval in legislation. The general expectation is annual review and full reassessment when there is a significant change to the building, occupancy or use. Insurers and councils often expect at least an annual review.
Booking a Fire Risk Assessment
Look for assessors registered with BAFE SP205, IFE (Institution of Fire Engineers) or IFSM. Verify professional indemnity insurance of at least £1 million per claim, and ask for sample reports from comparable properties.
Booking via an established marketplace can simplify vetting; we list current commission-disclosed options on the fire risk assessment page.
Common questions
- Do I need an FRA for a single-let house?
- Not strictly under the Fire Safety Order, but you still have a duty of care. For HMOs and any building with shared common parts, a written FRA is mandatory.
- How often should the FRA be reviewed?
- At least annually, and whenever there is a material change to the building, occupancy or use.
- Who is qualified to do an FRA?
- Look for accreditation with BAFE SP205, the IFE or IFSM. Higher-risk buildings need an Accountable Person-approved assessor under the Building Safety Act 2022.