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
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.