Fire safety is one of the most critical — and most legally demanding — areas of property management in the UK. Whether you own a commercial premises, manage a block of flats or run an HMO, understanding your fire risk assessment obligations is not optional. It is the law.
⚖️ Legal Requirement
Under the Regulatory Reform (Fire Safety) Order 2005, the "responsible person" for any non-domestic premises must carry out — or arrange — a suitable and sufficient fire risk assessment. Failure to comply is a criminal offence carrying unlimited fines and up to two years imprisonment.
What Is a Fire Risk Assessment?
A fire risk assessment (FRA) is a structured evaluation of your premises to identify potential fire hazards, assess the risk to the people who use the building, and implement measures to reduce or eliminate those risks. It must be carried out by a "competent person" — someone with the necessary knowledge, training and experience.
For most property owners and landlords, this means commissioning a professional fire risk assessor. While some basic assessments can technically be carried out by the responsible person themselves, professional assessments are strongly recommended for any commercial or multi-occupancy property — both for accuracy and legal protection.
Who Needs a Fire Risk Assessment?
The Regulatory Reform (Fire Safety) Order 2005 applies to virtually all non-domestic premises in England and Wales, including:
- Offices and commercial premises
- Retail units and shops
- Warehouses and industrial units
- Houses in Multiple Occupation (HMOs)
- Blocks of flats and apartment buildings (common areas)
- Hotels, guest houses and B&Bs
- Care homes and supported living facilities
- Schools, colleges and educational institutions
- Restaurants, bars and licensed venues
- Places of worship
🏠 Important for Landlords
If you let a property, the common areas — hallways, stairwells, landings — are classified as non-domestic and fall under the RRO 2005. HMOs require a fire risk assessment regardless of size. Following the Fire Safety Act 2021, this now also explicitly includes the structure, external walls and flat entrance doors in buildings containing two or more dwellings.
What Does a Fire Risk Assessment Cover?
A thorough fire risk assessment will systematically review the following areas:
- Identification of all fire hazards — ignition sources, fuels and oxygen sources
- Identification of people at risk — staff, tenants, visitors, vulnerable individuals
- Evaluation of existing fire safety measures — alarms, extinguishers, sprinklers, emergency lighting, signage
- Assessment of escape routes — fire doors, exit widths, travel distances, final exits
- Review of fire safety management procedures — drills, training, maintenance records
- Written report detailing all findings, risk ratings and action points
- Prioritised action plan to achieve and maintain compliance
How Often Must a Fire Risk Assessment Be Reviewed?
There is no fixed statutory timeframe for review, but the law requires that the fire risk assessment is reviewed regularly and whenever there has been a significant change in the premises. This includes:
- Change in use of the building or any part of it
- Structural alterations or refurbishment
- Change in the number or type of occupants
- Introduction of new hazardous materials or processes
- Any fire incident, however minor
- New legislation or guidance that affects fire safety
As a best practice, annual reviews are strongly recommended for most premises, and Eco Assets Manager offers an ongoing review service to keep clients continuously compliant.
What Are the Penalties for Non-Compliance?
The consequences of failing to carry out a fire risk assessment — or for having an inadequate one — are severe:
- Unlimited fines on conviction
- Up to two years imprisonment for serious breaches
- Enforcement notices requiring immediate remedial action
- Prohibition notices closing all or part of your premises immediately
- Civil liability in the event of a fire resulting in injury or death
- Insurance invalidation — most commercial policies require a current FRA
⚠️ Real Consequences
Fire and Rescue Authorities carry out regular inspections. If your premises are found to lack a suitable fire risk assessment, you can be issued an Alterations Notice, Enforcement Notice or Prohibition Notice — the last of which closes your premises immediately until the issues are resolved.
How to Get a Fire Risk Assessment
The process of getting a professional fire risk assessment with Eco Assets Manager is straightforward:
- Contact us for a free quote — we respond within 2 hours
- We arrange a site visit at a time convenient for you, typically within 3–5 working days
- Our qualified assessor conducts a thorough inspection of your premises
- You receive your written report within 48 hours, including all findings and a prioritised action plan
- We provide follow-up support to help you implement any recommendations
You Must Now Record the Assessment in Full
Section 156 of the Building Safety Act 2022 amended the Fire Safety Order with effect from 1 October 2023. The old exemption for small premises is gone: every Responsible Person must now record their fire risk assessment in full, in writing — regardless of how many people they employ or whether the premises are licensed.
Before that date, only employers with five or more staff (and licensed premises) had to record the significant findings. If your assessment predates October 2023, or exists only as notes, it no longer meets the standard.
📋 What Else Changed in 2023
The same reforms require you to record the identity of the person or organisation carrying out the assessment, and to provide fire safety information to residents in buildings with two or more domestic premises. The Fire Safety (England) Regulations 2022, in force since January 2023, add further duties above 11 metres and above 18 metres.
Which Landlords Does This Apply To?
The Fire Safety Order does not apply to the inside of a single private dwelling let on an ordinary tenancy. It does apply to a great deal else, and this is where landlords most often assume wrongly:
- HMOs — the shared parts (hallways, stairs, kitchens, landings) are non-domestic premises. Every HMO is caught, licensed or not.
- Blocks of flats — all communal areas, plus (since the Fire Safety Act 2021) the structure, external walls and flat entrance doors.
- Mixed-use buildings — a flat above a shop brings the whole common-parts arrangement into scope.
- Holiday lets and short-term rentals — treated as business premises, not private dwellings.
- Any premises where you employ someone — including a cleaner or caretaker for a block.
What a Council Actually Asks For
Greater Manchester licensing teams are consistent about what they want to see, and it is more than a certificate:
- A current assessment — reviewed within the last 12 months for a licensable HMO, and after any building work.
- Evidence it was specific to the property — floor-by-floor detail, not a template that could describe any house.
- A prioritised action plan with risk ratings and target dates.
- Proof the actions were closed out — invoices, photographs, servicing certificates.
- Supporting records: alarm and emergency lighting test logs, electrical and gas safety certificates.
⚠️ The Most Common Reason Landlords Get Caught Out
An assessment that identifies problems and is then filed away is worse than no assessment. It documents that you knew about the risk. Insurers examine this after a claim, and courts treat it as evidence of awareness. If your assessment lists actions, complete them and keep the proof.
What It Costs and How Long It Takes
Most fire risk assessments for rental property in Manchester and the North West cost between £250 and £500 plus VAT, depending on size and type. A small HMO sits at the lower end; a block of flats with several communal cores sits higher. A competent assessor can quote a fixed fee from a short conversation about the property — if a firm cannot, ask why. See our full price guide by property type.
In practice the sequence is: quote within a couple of hours, survey within days, written report within 48 hours of the visit. Budget a further week or two to complete any physical actions the report identifies.
Can You Do It Yourself?
Legally, yes — if you are competent and the premises are simple. The Order requires a "suitable and sufficient" assessment by a competent person; it does not mandate an external consultant.
In practice the question is not whether you may, but who carries the risk if it is challenged. As the Responsible Person, the liability is yours personally. If a licensing officer rejects your assessment, if an insurer disputes a claim, or if the fire service serves a notice, a self-completed assessment is very hard to defend. For a licensable HMO or any building where people sleep, most landlords conclude the fee is cheaper than the exposure.
Conclusion
Fire risk assessment is not a box-ticking exercise — it is the cornerstone of fire safety management for any property. The law is clear, the penalties are severe, and the stakes — the lives of the people in your building — could not be higher.
If your premises do not currently have a valid, professional fire risk assessment, acting now is essential. Contact Eco Assets Manager today and we will respond within 2 hours.