A plain-English guide from Vigilance Fire Safety, fire risk assessors for Milton Keynes, London and the Home Counties. Last reviewed: 22 October 2026.
What is a fire risk assessment?
A fire risk assessment is a structured, written review of a building that identifies what could start a fire, who would be at risk, and whether the existing fire safety measures are good enough, followed by a prioritised plan to fix anything that is not. In England and Wales it is required by the Regulatory Reform (Fire Safety) Order 2005 for almost every non-domestic premises and for the common parts of flats and houses in multiple occupation (HMOs).
The assessment looks at the building as it is actually used: its layout and construction, the people inside it, the activities that go on there, and how fire safety is managed day to day.
Is a fire risk assessment a legal requirement?
Yes. The Fire Safety Order applies to workplaces, shops, offices, factories and warehouses, pubs and restaurants, hotels and holiday lets, care homes, schools, and the shared parts of blocks of flats and HMOs. It does not cover the inside of a single private home.
Since 1 October 2023, section 156 of the Building Safety Act 2022 has tightened the rules. Every responsible person must now:
- record the fire risk assessment in full in writing, whatever the size of the business or premises (previously only businesses with five or more employees, licensed premises, or premises with an alterations notice had to);
- record their fire safety arrangements;
- record the name of any person or organisation they appointed to carry out or review the assessment;
- cooperate and share information with any other responsible persons in the same building.
Who is responsible for the fire risk assessment?
The law calls this person the responsible person. In a workplace it is the employer. Elsewhere it is whoever has control of the premises, such as the owner, the landlord, a managing agent, or a residents’ management company. Where control is shared, each party is responsible for the parts they control, so agree the split in writing.
Who can carry out a fire risk assessment?
Anyone who is competent can carry it out, including the responsible person. Competence means having enough training, knowledge and experience to assess that particular type of building properly. For small, simple premises you may be able to do it yourself using the government’s fire safety guides. For larger or more complex buildings, sleeping accommodation, HMOs, flats and care homes, most responsible persons appoint a qualified fire risk assessor.
Every Vigilance Fire Safety assessment is carried out by Ray Amoah, who holds the ABBE Level 4 Diploma in Fire Risk Assessment and DipFRA, and is a member of the Institute of Fire Safety Managers and the Fire Protection Association.
What does a fire risk assessment involve?
Government guidance sets out five steps:
- Identify the fire hazards. Sources of ignition, such as cooking, heaters and electrical equipment; sources of fuel, such as waste, stock and furnishings; and sources of oxygen.
- Identify the people at risk. Staff, residents, visitors and contractors, and especially anyone who may need help to escape, such as people asleep, older people, children or people with disabilities.
- Evaluate, remove, reduce and protect. Remove or reduce the hazards, then check the protection in place: escape routes, fire doors, compartmentation, alarms and detection, emergency lighting, signage and fire-fighting equipment.
- Record, plan, inform and train. Record the significant findings and the action taken, prepare an emergency plan, tell the people affected and make sure staff are trained.
- Review. Keep the assessment under review and update it whenever something significant changes.
Which standard is a fire risk assessment carried out to?
Professional assessors work to a published methodology. PAS 79-1:2020 covers non-domestic premises, including offices, shops, care homes and hotels. BS 9792:2025, published by BSI in August 2025, covers housing: HMOs, blocks of flats and student accommodation. BS 9792 replaced the earlier PAS 79-2.
What is in the report?
- a description of the premises, how it is used and who is in it;
- the fire hazards found and the people at risk;
- an assessment of escape routes, fire doors, compartmentation, detection, emergency lighting, signage and fire-fighting equipment;
- a review of fire safety management, training and maintenance records;
- an overall risk rating;
- a prioritised action plan, from urgent items to longer-term improvements, with photographs;
- a recommended review date.
What should I have ready for the assessor?
- any previous fire risk assessment;
- your fire safety policy and evacuation procedures;
- staff training and fire drill records;
- the fire logbook, with alarm, emergency lighting and extinguisher test and service records;
- electrical installation (EICR) and gas safety certificates;
- floor plans, if you have them.
How much does a fire risk assessment cost?
Vigilance Fire Safety fire risk assessments start from £225 for smaller premises. The price depends on the size and layout of the building, how it is used, and how far we travel. Larger or more complex buildings are quoted on a fixed fee, agreed before any work begins. Request a quote.
Fire risk assessment FAQs
Is a fire risk assessment a legal requirement?
Yes, for almost all non-domestic premises in England and Wales and for the common parts of flats and HMOs. The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to carry out a suitable and sufficient fire risk assessment, act on its findings and keep it under review. Since 1 October 2023 the assessment must be recorded in full in writing, whatever the size of the business or premises.
Who is responsible for the fire risk assessment?
The responsible person: the employer, or whoever has control of the premises, such as the owner, landlord or managing agent. Where several people share control of a building, each is responsible for the parts they control and they must cooperate and share information.
Who can carry out a fire risk assessment?
Anyone competent can carry it out, including the responsible person. For anything beyond small, simple premises, most responsible persons appoint a qualified fire risk assessor. If you appoint someone, you must record the name of the person or organisation who carried out or reviewed the assessment.
How often should a fire risk assessment be reviewed?
The law sets no fixed interval, but the assessment must stay up to date. Review it at least once a year as good practice, and straight away after any significant change, such as building work, a change of use or occupancy, new fire safety equipment or a fire incident.
How long does a fire risk assessment take?
The site visit usually takes two to four hours, depending on the size and complexity of the building. Vigilance Fire Safety aims to deliver the written report within 48 hours of the visit.
How much does a fire risk assessment cost?
Vigilance Fire Safety fire risk assessments start from £225 for smaller premises. Larger or more complex buildings are quoted on a fixed fee, agreed before any work begins.
What happens if I don’t have a fire risk assessment?
The fire and rescue service can issue enforcement or prohibition notices. Serious breaches of the Fire Safety Order can lead to an unlimited fine and up to two years’ imprisonment, and a missing or out-of-date assessment can also affect insurance cover.
Will I be fully compliant once the assessment is done?
The assessment is the first step. You are compliant when you act on its findings, carry out the recommended actions in priority order, keep records and review the assessment as things change.
Fire risk assessments by type of building
- Commercial premises
- HMOs
- Blocks of flats
- Care homes
- Hotels, hostels and Airbnbs
- Factories and warehouses
- Fire strategy reports
Need a fire risk assessment?
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