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The landlord's fire risk assessment checklist

A free, printable walk-through for landlords and managing agents — the five recognised assessment steps, then a room-by-room checklist of what a competent assessor looks for. Aligned to the Fire Safety Order 2005.

🖨️ Print this page or save it as a PDF to take round the property.

Every landlord of an HMO, a block of flats or any let building with shared areas is a "responsible person" under the Regulatory Reform (Fire Safety) Order 2005 and must ensure a suitable and sufficient fire risk assessment is in place. You can appoint a competent assessor to carry it out, but the legal duty stays with you.

This checklist mirrors how a professional assessment is structured. It's a genuinely useful self-check — but it is not a substitute for a competent person's assessment, which licensing officers, insurers and lenders will expect to see.

The 5 steps of a fire risk assessment

The recognised methodology behind every compliant assessment.

Identify the fire hazards

Sources of ignition (heaters, electrics, cooking, smoking), fuel (furnishings, waste, stored items) and oxygen that could start or feed a fire.

Identify the people at risk

Everyone in and around the building — tenants, visitors, anyone sleeping on the premises, and anyone who may need help to escape.

Evaluate, remove, reduce & protect

Judge the risk, remove or reduce hazards where you can, and put in place detection, escape routes, fire doors, signage and emergency lighting.

Record, plan, inform & instruct

Record the significant findings and action plan, prepare an emergency plan, and tell tenants what to do. Recording in writing is required where five or more people are employed, and is expected for HMOs and flats.

Review and keep up to date

Review regularly — at least annually and whenever the building, its use or its occupants change significantly.

Room-by-room checklist

Tick these off as you walk the property. Anything you can't tick is an action for your plan.

Escape routes

  • Every occupant has a clear, unobstructed route to a final exit
  • Escape routes and exits are kept clear of storage, bikes, bins and clutter
  • Final exit doors open easily from the inside without a key
  • Corridors and stairways are protected and free of combustible materials
  • Travel distances to an exit are reasonable for the building

Fire doors

  • Doors to escape routes are fire doors of the correct rating (typically FD30)
  • Fire doors are fitted with self-closing devices that fully close the door
  • Intumescent strips and cold-smoke seals are present and undamaged
  • Gaps around the door are consistent (roughly 3–4mm) and the door isn't warped
  • Fire doors are never wedged or propped open

High-rise note: in blocks over 11 metres, the Fire Safety (England) Regulations 2022 require quarterly checks of communal fire doors and annual checks of flat entrance doors.

Detection & warning

  • Smoke alarms are fitted on every storey and tested working
  • Heat alarms are fitted in kitchens where appropriate
  • The system is the right grade for the building (HMOs often need interlinked, mains-wired alarms)
  • Carbon monoxide alarms are fitted in rooms with a fuel-burning appliance
  • Alarms are within their service life and have been tested recently

Emergency lighting & signage

  • Emergency lighting covers escape routes where they could be in darkness
  • Fire exit and directional signage is clear and visible
  • A fire action notice is displayed in HMOs and communal areas

Housekeeping, electrics & furnishings

  • Electrical installation has a valid EICR (five-yearly for rented homes)
  • No overloaded sockets or damaged cabling; portable appliances in good order
  • Upholstered furniture provided by the landlord meets fire-safety regulations
  • Rubbish and combustibles are not allowed to build up in communal areas
  • Bin and boiler rooms are kept clear and, where needed, fire-separated

Records & management (HMOs and flats)

  • A written fire risk assessment is in place and in date
  • The action plan is being worked through and dated on completion
  • Tenants have been told what to do if there's a fire
  • Alarm tests, and any fire-fighting equipment servicing, are logged
  • The assessment is scheduled for its next review

Want it done properly, on the record?

We carry out competent, RRO 2005-compliant fire risk assessments with a prioritised action plan — accepted by councils, insurers and lenders. Fixed-fee quote within 2 hours, report within 48 hours of the visit.

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This checklist is general guidance, not legal advice, and does not replace a competent person's assessment.