Question 1

What is a Fire Risk Assessment?

Accepted Answer

A Fire Risk Assessment is a methodical, structured evaluation of your premises to identify potential fire hazards. It assesses the risk to people in the building, looks at existing fire safety measures (such as escape routes, alarms, and extinguishers), and outlines necessary actions to reduce or remove those risks to keep occupants safe and ensure legal compliance. This process is a legal obligation for anyone responsible for a property that is not a single private residence.

Question 2

Is a Fire Risk Assessment required?

Accepted Answer

Yes, under Article 9 of The Fire Safety Order 2005, conducting a Fire Risk Assessment is a legal obligation. Since 2006, it has been mandatory for certain premises in the UK to carry out fire risk assessments in accordance with legal requirements, establishing the standard for fire safety in all non-domestic properties. (Scotland and Northern Ireland have their own fire safety laws.) Additionally, the Building Safety Act 2022 now requires every premises to have a documented fire risk assessment.

A Fire Risk Assessment should be reviewed regularly by the responsible person to ensure it remains up to date. While there is no specific definition of "regularly," reviewing it annually is widely considered best practice. However, this can change on the type of premises.

Question 3

Is a Fire Risk Assessment a legal requirement for my business?

Accepted Answer

Yes. Under the Regulatory Reform (Fire Safety) Order 2005, a Fire Risk Assessment is a legal requirement for virtually all non-domestic premises in the UK. This includes workplaces, offices, shops, factories, care homes, schools, and the communal areas of residential apartment blocks.

Question 4

Does a landlord need a Fire Risk Assessment for a residential property?

Accepted Answer

For standard single-family buy-to-let properties, a formal written Fire Risk Assessment isn't strictly mandatory under the Fire Safety Order, though landlords must ensure the property is safe under housing acts. However, if the property is a House in Multiple Occupation (HMO) or an apartment building, a written Fire Risk Assessment is legally required for all communal areas, including entrance halls, shared corridors, and stairwells. A Fire Risk Assessment is also required where the building has two or more sets of domestic premises even those without a communal area.

Question 5

Does a Fire Risk Assessment include the building's external walls and front doors?

Accepted Answer

Yes. Under the Fire Safety Act, for any residential building containing two or more sets of domestic premises, the Fire Risk Assessment must explicitly evaluate the structure, external walls (including cladding, balconies, and windows), and all flat entrance doors opening into common parts.

Question 6

How often should a Fire Risk Assessment be reviewed?

Accepted Answer

A Fire Risk Assessment should be reviewed regularly as part of an ongoing process, particularly if changes occur that could impact current safety measures. These changes may include:

Modifications to the property, which could affect escape routes.
Employment of young individuals, as they are considered vulnerable.
Changes in the storage of hazardous materials.
Occurrence of a fire-related incident.
Damage to or expiration of fire safety equipment.
Staff changes, such as a significant increase in personnel or the hiring of someone with disabilities.

Question 7

Do small businesses with fewer than 5 employees still need a written Fire Risk Assessment?

Accepted Answer

Yes, they do. Following strict updates to UK fire safety laws (Section 156 of the Building Safety Act), all businesses, regardless of size or employee count, must now have a fully recorded, written Fire Risk Assessment. The old rule exempting businesses with fewer than five employees from recording their findings in writing no longer applies.

Question 8

Who can conduct a Fire Risk Assessment?

Accepted Answer

Proposed changes to legislation suggest that future Fire Risk Assessments will require the “specialist knowledge and expertise of the fire risk assessor,” meaning all fire risk assessments may soon need to be conducted by a professional.

Question 9

What is the penalty for not having a Fire Risk Assessment?

Accepted Answer

A Fire Risk Assessment is a legal requirement for most non-domestic premises and the common areas of multi-occupied residential buildings in the UK. Failure to have one in place can lead to enforcement action, unlimited fines, possible imprisonment, insurance issues, and increased risks to people and property.

Question 10

Who is the "Responsible Person" for fire safety in a building?

Accepted Answer

The "Responsible Person" is typically the employer, the business owner, or the landlord who has control over the premises. If you are the Responsible Person, you bear the ultimate legal accountability for ensuring that fire safety duties, including the Fire Risk Assessment, are properly carried out.

Question 11

A Fire Risk Assessment consists of five key steps:

Accepted Answer

Identify fire hazards: Determine potential sources of ignition, such as faulty electrical equipment, cooking appliances, or portable gas heaters.

Identify people at risk: Assess who might be affected by a fire, including those sleeping, individuals with impairments, staff, visitors, contractors, or the general public.

Evaluate, remove, or reduce risks: Analyze the severity and likelihood of risks, and implement measures to mitigate or eliminate them.

Record your findings: Document the identified risks and create an emergency response plan.

Review and update the assessment: Regularly revisit and revise the assessment to ensure it remains up-to-date.

Question 12

What does a Fire Risk Assessor do during a site visit?

Accepted Answer

A professional assessor will conduct a comprehensive walk-through of your property. They will identify potential ignition sources and combustible materials, evaluate escape routes, check fire doors, look at emergency lighting, inspect testing logs, and review your evacuation plans. They will also speak briefly with the site manager or Responsible Person to understand daily operational habits and existing fire training.

Question 13

What documents should I have ready for my Fire Risk Assessment?

Accepted Answer

To help your assessment go smoothly, it is highly beneficial to gather any existing fire safety records. This includes your current fire logbook, records of recent fire alarm and emergency lighting testing, fire extinguisher service logs, electrical installation certificates (EICR), gas safety certificates, and staff fire training records. If you don't have these, your assessor can help advise on how to set them up.

Question 14

How long does a Fire Risk Assessment take, and when do I get the report?

Accepted Answer

The duration of the site visit depends entirely on the size and complexity of your building. A small retail shop or office may take 1 to 3 hours, whereas large industrial warehouses, care homes, or schools can take a full day. Following the site visit, a detailed, structured digital report outlining all findings and an actionable priority plan is typically provided within a few working days depending on the complexity of the site.

Question 15

How much does a Fire Risk Assessment Cost?

Accepted Answer

Fire Risk Assessments typically start from £199 plus VAT depending on property size and complexity.

Question 16

What does BAFE SP205 certification mean?

Accepted Answer

BAFE SP205 is a recognised third-party certification for fire risk assessment providers. It shows the assessor works to a controlled standard, follows a structured process, and keeps competency under review. For clients, it offers extra confidence that the assessment is detailed, consistent, and professionally handled.

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