A fire risk assessment costs a fixed fee set by the size, layout and use of your building, not a flat national rate. For blocks of flats, our assessments start from £225. Larger, more complex or higher-risk premises cost more, and the fee should be agreed in writing before the assessor visits.
That answer is less satisfying than a price list, but it is the honest one. Two buildings with the same floor area can need very different amounts of work. This guide explains what moves the price, what a fair fee should include, and how to spot a quote that will cost you more later. You can see everything we cover on our services page.
What decides the price of a fire risk assessment?
| Factor | Why it affects the fee |
|---|---|
| Size and number of floors | More floor area and more storeys mean more time on site, more escape routes to walk and more to record. |
| Whether people sleep there | HMOs, flats, hotels and care homes need closer attention to night-time evacuation, alarm coverage and fire doors than a daytime office. |
| Layout and complexity | Converted buildings, mixed use, shared access and several floor levels all take longer to assess properly. |
| Type of assessment | A non-destructive Type 1 takes less time than an assessment that includes sampling inside flats or opening up the structure. |
| Existing records | Missing alarm, emergency lighting and fire door records add time, because more has to be checked and written up. |
| Number of properties | Portfolios assessed to one format and one calendar are quoted as a programme, not building by building. |
Types of fire risk assessment and how they change the fee
For blocks of flats and other multi-occupied residential buildings, assessments are usually described as Type 1 to Type 4:
- Type 1: common parts only, non-destructive. This is what most buildings need.
- Type 2: common parts only, with destructive sampling of the structure.
- Type 3: common parts plus a sample of flats, non-destructive.
- Type 4: common parts plus flats, with destructive sampling.
The more intrusive the type, the more time and specialist work it needs, and the higher the fee. If you are quoted for a Type 3 or Type 4, ask why. Where there is a real concern about fire stopping or compartmentation, it may be justified. Otherwise a Type 1 is usually the right starting point.
What should the fee include?
Whatever the price, a fire risk assessment should come with:
- A visit to the premises by a named, qualified assessor. An assessment done without visiting the building cannot be suitable and sufficient.
- A written report that records the full assessment and your fire safety arrangements.
- A prioritised action plan, so you know what is urgent and what can wait for your next maintenance cycle.
- The assessor’s name and organisation recorded in the report.
- Someone to call when the report raises questions, including months later when your council or insurer asks about it.
Our reports can follow from 48 hours after the visit, and every fee is agreed before we start.
What the law says about recording the assessment
A fire risk assessment is a legal requirement for non-domestic premises and for the common parts of multi-occupied residential buildings in England, under the Regulatory Reform (Fire Safety) Order 2005. Since 1 October 2023, Section 156 of the Building Safety Act 2022 has also required the responsible person to record the full assessment in all circumstances, not only where there are five or more employees. If you use someone else to help carry it out, their name and their organisation’s name must be recorded too.
A separate requirement to appoint a competent assessor is not yet in force, but government guidance recommends choosing someone with sufficient training, experience or knowledge. Whoever you use, you remain responsible for making sure the assessment is suitable and sufficient. The full details are in the GOV.UK guidance on Section 156.
Why the cheapest quote can cost more
A low price is only a saving if the assessment does its job. Warning signs in a quote include:
- No site visit, or a “desktop” assessment based on photos and a questionnaire.
- No named assessor, or no way to check their qualifications. Look for a recognised qualification such as a Level 4 diploma in fire risk assessment, and professional membership.
- A generic template report that could describe any building.
- A long list of findings with no priorities, so nothing tells you what to fix first.
- A fee that changes after the visit, or extras that were never itemised.
If a weak assessment is later challenged by the fire and rescue service, a licensing officer or your insurer, you pay twice: once for the report and again to put it right. The responsible person carries the legal duty, and penalties for serious breaches include unlimited fines.
How often will you pay for an assessment?
The assessment must be kept under review. In practice that means reviewing it at least once a year, and straight away if something material changes: the layout, the number or type of occupants, how the building is used, or the fire safety systems. A review builds on the previous assessment, so it is not starting from nothing, but it still has to be done properly and recorded.
Who pays: landlord, managing agent or tenant?
The duty sits with the “responsible person”. In a block of flats that is usually the freeholder, the right-to-manage company or the managing agent acting for them. In an HMO it is the landlord. In a commercial unit it is the employer or whoever controls the premises, and in a shared building the duties can be split, which means the people involved have to co-operate. Who bears the cost is normally set by the lease or the management agreement, so check those before commissioning.
How to get a fixed-fee quote
To quote accurately we need a few details:
- The address and what the building is used for
- The number of floors and, for flats, the number of units
- Whether anyone sleeps there
- Your last fire risk assessment, if there is one
- Any alarm, emergency lighting or fire door records you hold
We assess HMOs, blocks of flats, commercial properties, offices and shops, pubs and restaurants and care homes, and we also prepare fire strategy reports. We work across Milton Keynes, Bedford and the Home Counties.
Fire risk assessment cost: frequently asked questions
How much does a fire risk assessment cost?
It depends on the building’s size, layout, use and the type of assessment. Our assessments for blocks of flats start from £225. Other premises are quoted as a fixed fee once we know the details.
Is a fire risk assessment a legal requirement?
Yes. In England, the Regulatory Reform (Fire Safety) Order 2005 requires one for non-domestic premises and for the common parts of multi-occupied residential buildings. The responsible person must record the full assessment.
How long does a fire risk assessment take?
Time on site depends on the size and complexity of the building. The written report can follow from 48 hours after the visit.
Can I carry out my own fire risk assessment?
The law allows the responsible person to do it themselves, but the assessment must be suitable and sufficient. For small, simple premises that can be realistic. For buildings where people sleep, shared residential buildings or anything complex, a qualified assessor is the safer choice.
How often does a fire risk assessment need renewing?
It must be kept under review. A review at least every 12 months is the usual benchmark, and sooner if the layout, occupancy, use or fire safety systems change.
Written by Ray Amoah, ABBE Level 4, DipFRA, MIFSM, FPA and FIA member, Vigilance Fire Safety. Last updated 8 November 2026. This guide is general information, not legal advice.
