Fire Risk Assessment for Landlords: What You Need to Know

If you own a rental property in England, there's a good chance you need a fire risk assessment by law. Yet surveys consistently show that thousands of landlords either don't have one or aren't sure if their current assessment meets legal standards.

Getting this wrong isn't a minor paperwork oversight. Local authorities can issue fines of up to £30,000 for serious fire safety breaches. In the most severe cases, landlords face unlimited fines and up to two years in prison.

This guide covers everything you need to know: when assessments are mandatory, what they involve, how much they cost, and how to find a qualified assessor.

When Is a Fire Risk Assessment Legally Required?

The Regulatory Reform (Fire Safety) Order 2005 applies to all "non-domestic" premises. For landlords, this means:

You must have a fire risk assessment if you let:

Houses in Multiple Occupation (HMOs) with three or more tenants forming more than one household
Purpose-built flats or converted blocks where you retain control of common areas
Any property where you provide accommodation as part of a business (supported living, student housing, short-term lets)
Commercial premises with residential units above

For single-let properties: The law doesn't explicitly mandate a fire risk assessment for standard single-family rentals. However, your mortgage lender or insurer likely requires one. Many buy-to-let insurance policies become void without documented fire safety compliance.

HMO vs Single-Let: The Critical Difference

HMOs face stricter requirements because multiple households share escape routes and common areas. The assessment must cover:

Shared kitchens and bathrooms
Hallways and staircases
Fire doors and self-closing mechanisms
Emergency lighting in common areas
Fire detection and alarm systems
Fire-fighting equipment

Single-let properties still need safe escape routes, working smoke alarms on every floor, and carbon monoxide alarms where solid fuel is used. But the formal fire risk assessment process is typically lighter touch.

What Does a Fire Risk Assessment Actually Cover?

A proper assessment follows the five-step framework from government guidance:

1. Identify Fire Hazards

The assessor looks for:

Sources of ignition (cooking equipment, electrical faults, smoking materials)
Sources of fuel (paper, textiles, furniture, building materials)
Sources of oxygen (ventilation systems, open windows, oxidising materials)

2. Identify People at Risk

This includes:

Current occupants and their vulnerabilities (mobility issues, cognitive impairments)
Visitors and contractors
Neighbours in adjoining properties
People in common areas

3. Evaluate and Act

The assessor weighs risks against existing safety measures and recommends:

Additional detection or alarm coverage
Fire door improvements
Clearer escape route signage
Removal or reduction of hazards
Better fire-fighting equipment

4. Record, Plan, and Train

For HMOs and larger properties, findings must be written down. The report should include:

An emergency plan
Fire safety instruction for residents
Any necessary staff training requirements

5. Review Regularly

Assessments should be reviewed annually or whenever:

The building layout changes
New tenants with different needs move in
A fire incident occurs
New fire safety guidance is issued

How Much Does a Fire Risk Assessment Cost?

Typical range: £150 to £500 for residential rental properties.

Several factors affect pricing:

| Property Type | Typical Cost | Notes | |--------------|--------------|-------| | Single-let house or flat | £150-250 | Straightforward, minimal shared areas | | Small HMO (3-4 beds) | £200-350 | More complex escape routes | | Large HMO (5+ beds) | £300-500 | Multiple floors, extensive common areas | | Block of flats | £400-800+ | Common areas, multiple units, may need separate assessments |

Additional costs to budget for:

Remedial works identified in the assessment
Fire alarm installation or upgrades (£300-2,000+)
Fire door upgrades (£200-600 per door)
Emergency lighting (£150-400 per fitting)

Some providers bundle the assessment with other compliance certificates. Compare providers and get quotes for your specific property.

Red Flags: Spotting an Inadequate Assessment

Not all fire risk assessments are equal. A rushed or template-based report can leave you exposed.

Signs of a poor assessment:

No site visit was conducted (desk-based only)
Generic recommendations copied from other properties
No photos or specific references to your building
Missing review date or next assessment due date
No assessor credentials or professional indemnity insurance details
Takes less than 30 minutes for anything beyond a small flat

A proper assessment for an HMO typically takes 1-2 hours, longer for complex buildings. The assessor should physically walk every escape route, test alarms, and inspect fire doors.

Who Can Carry Out a Fire Risk Assessment?

The law doesn't specify qualifications for assessors. This creates a market with significant quality variation.

Competent assessors typically hold:

Membership of professional bodies like the Institution of Fire Engineers (IFE) or International Fire Risk Assessment Accreditation Scheme (IFRAA)
NEBOSH Fire Safety Certificate or equivalent
BAFE SP205 certification (specifically for fire risk assessment)
Extensive experience in fire safety engineering or fire service backgrounds

Always verify:

Professional indemnity insurance (minimum £1 million)
Membership of recognised trade bodies
References from other landlords
Understanding of current fire safety guidance (particularly LACORS guidance for HMOs)

BoroughReady verifies provider credentials so you don't have to guess.

What Happens After the Assessment?

You'll receive a written report. For HMOs, this is mandatory. For other properties, it's strongly advisable.

A good report includes:

Executive summary of findings
Hazard identification matrix
Prioritised action plan with timescales
Photographic evidence
Compliance status against current guidance
Next review date

Timescales for action:

Immediate: Danger to life (address within 24 hours)
Short-term: Significant risk (1-4 weeks)
Medium-term: Moderate risk (1-3 months)
Long-term: Low risk or best practice (3-12 months)

Document every action you take. If the worst happens and there's a fire, this paperwork demonstrates your due diligence.

Booking Your Fire Risk Assessment

What to prepare:

Property address and access arrangements
Number of occupants and bedrooms
Property type (HMO, single-let, block of flats)
Any previous fire safety issues or near-misses
Details of existing alarms and fire doors
Tenant vulnerability information (with appropriate data protection)

Questions to ask prospective assessors:

What qualifications do you hold?
Are you insured for professional indemnity?
Will the assessment be site-specific or template-based?
How long will the site visit take?
What's included in the written report?
Do you also carry out remedial works? (Potential conflict of interest)
Can you liaise with the council if they have queries?

Special Cases: When Requirements Change

Certain situations trigger additional or modified fire risk assessment requirements:

Change of use: Converting a single-let to an HMO requires a completely new assessment. The risks change significantly when multiple households share escape routes.

Vulnerable tenants: If your tenants include people with mobility issues, cognitive impairments, or other vulnerabilities, the assessment must account for slower evacuation times and different support needs.

Building work: Any structural alterations, even minor ones, require assessment review. A new kitchen layout changes fire risks. A converted loft creates new escape route considerations.

Fire incidents: Even small fires that don't spread require immediate assessment review. What nearly happened is as important as what did happen.

New guidance: Fire safety guidance updates periodically. Your 2020 assessment may not reflect 2026 standards even if the building hasn't changed.

The Role of Fire Risk Assessments in Insurance Claims

Insurance companies increasingly scrutinise fire risk assessments when processing claims.

If you have a valid assessment:

Demonstrates due diligence
Supports claim validity
Shows you met your duty of care
Can reduce claim disputes

If you don't have one:

Insurer may deny claim
Policy voidance risk
Evidence of negligence in civil claims
Criminal liability exposure

One landlord discovered their insurance required annual fire risk assessments only after a kitchen fire. The insurer refused the £45,000 claim because the assessment was 18 months old. The policy wording, buried in small print, required annual reviews.

Common Mistakes Landlords Make

Mistake 1: Assuming single-lets don't need an assessment While not strictly mandatory for standard ASTs, many landlords discover their insurance requires one only when making a claim.

Mistake 2: Using a generic online template These miss property-specific hazards. One landlord we spoke to used a £20 online assessment, only to have the council reject it and demand a proper site-based review.

Mistake 3: Ignoring review dates An assessment from 2022 is worthless if you've converted a bedroom, changed the tenant profile, or if fire safety guidance has updated.

Mistake 4: Failing to act on recommendations Having an assessment is step one. You must also implement the action plan. Councils increasingly ask for evidence of completed works, not just the report.

Mistake 5: Not involving tenants Tenants need to understand fire safety measures. They should know escape routes, how to test alarms, and what to do in an emergency. The assessment should include tenant education as part of the plan.

Mistake 6: DIY assessments for complex properties A landlord with a 6-bed HMO did their own fire risk assessment using an online guide. After a fire door failed during a council inspection, they faced enforcement action. The council's assessor found 14 significant hazards the landlord had missed.

The Bottom Line

Fire risk assessments aren't bureaucratic box-ticking. They're your primary defence against prosecution if a fire occurs, and more importantly, they keep your tenants safe.

For HMOs, they're mandatory. For single-lets, your lender and insurer likely require them. Either way, budget £150-500 and get it done properly by someone who physically visits your property.

BoroughReady helps you find verified fire risk assessors with proper credentials and competitive pricing. Don't leave compliance to chance.

Last updated: February 2026. Fire safety regulations change regularly. Always check current guidance from your local housing authority.