Fire Risk Assessment vs EICR: What's the Difference?

Landlords often confuse fire risk assessments and Electrical Installation Condition Reports (EICRs). Both are compliance certificates. Both relate to safety. Both are required for many rental properties.

But they're fundamentally different assessments covering different risks, conducted by different professionals, under different legal frameworks.

This guide clarifies exactly what each covers, when you need them, and how to approach getting both sorted efficiently.

Quick Comparison Table

| Factor | Fire Risk Assessment | EICR | |--------|---------------------|------| | What it covers | Fire hazards, escape routes, fire safety equipment | Fixed electrical installations, wiring, consumer units | | Legal basis | Regulatory Reform (Fire Safety) Order 2005 | Electrical Safety Standards in the Private Rented Sector Regulations 2020 | | Who conducts it | Competent fire safety professional | Qualified electrician (NICEIC/ELECSA registered) | | Required for | HMOs, blocks with common areas, some single-lets | All rental properties in England | | Frequency | Annually reviewed, formally renewed every 2-3 years | Every 5 years or at change of tenancy | | Typical cost | £150-500 | £150-350 | | Failure consequence | Enforcement notice, fines up to £30,000 | Fines up to £30,000, invalid insurance |

What Is a Fire Risk Assessment?

A fire risk assessment identifies fire hazards in your property and evaluates whether existing safety measures adequately protect occupants.

What Gets Assessed

Fire hazards:

• Sources of ignition (cooking, electrical equipment, smoking)
• Sources of fuel (furniture, paper, building materials)
• Sources of oxygen (ventilation, oxidising materials)

People at risk:

• Current occupants and their vulnerabilities
• Visitors and contractors
• Neighbours in adjoining properties

Existing safety measures:

• Fire detection and alarm systems
• Fire doors and self-closing devices
• Escape routes and signage
• Fire-fighting equipment
• Emergency lighting

The assessment process:

1. Identify fire hazards
2. Identify people at risk
3. Evaluate risks against existing safety measures
4. Record findings and create action plan
5. Review regularly (annually or after significant changes)

When You Need One

Legally required for:

• All HMOs (3+ tenants from multiple households)
• Properties with common areas under landlord control
• Supported living accommodation
• Buildings with sleeping accommodation for more than 6 people
• Buildings where the landlord operates a business involving accommodation

Recommended for:

• Single-let properties (most insurers require it)
• Any property with vulnerable tenants
• Buildings with complex layouts or escape routes

Book a qualified fire risk assessor for your property type.

What Is an EICR?

An Electrical Installation Condition Report assesses the safety of your property's fixed electrical systems. It identifies defects that could cause electric shocks or fires.

What Gets Tested

Visual inspection of:

• Consumer units (fuse boxes) and protective devices
• Wiring condition and routing
• Socket outlets and switches
• Light fittings and connections
• Earthing and bonding arrangements
• Signs of damage, overheating, or corrosion

Electrical testing:

• Continuity of protective conductors
• Insulation resistance of circuits
• Polarity (correct connections)
• Earth fault loop impedance
• RCD functionality and trip times

Classification Codes

EICRs classify defects using standard codes:

| Code | Severity | Action | |------|----------|--------| | C1 | Danger present | Immediate action required | | C2 | Potentially dangerous | Urgent action within 28 days | | C3 | Improvement recommended | Not immediately dangerous | | FI | Further investigation | Additional testing needed |

A report with C1 or C2 codes means the installation is "unsatisfactory" overall, even if most circuits pass.

When You Need One

Legally required for:

• All private rental properties in England
• Before new tenancies begin
• Every 5 years maximum
• At each change of tenancy if existing report is near expiry

Scotland and Wales: Similar requirements, Scotland since 2015, Wales from 2023.

Find a registered electrician for your EICR.

Key Differences Explained

1. Scope of Assessment

Fire risk assessment looks at the whole building: how fire could start, how it would spread, how people would escape, and what systems exist to detect and fight fire. It covers physical infrastructure, human behaviour, and procedural factors.

EICR focuses narrowly on electrical systems: wiring, circuits, and fixed electrical equipment. It doesn't assess fire risks from cooking, smoking, or stored materials.

2. Professional Qualifications

Fire risk assessors need competence in fire safety. This might mean:

• Membership of Institution of Fire Engineers (IFE)
• BAFE SP205 certification
• NEBOSH Fire Safety Certificate
• Fire service background

There's no single mandatory qualification, which creates quality variation in the market.

EICR electricians must be "qualified and competent" with specific credentials:

• NICEIC or ELECSA registration (most recognised)
• Level 3 NVQ in Electrical Installations
• 18th Edition Wiring Regulations certification

Registration can be verified online, making credential checking straightforward.

3. Assessment Frequency

Fire risk assessments should be reviewed annually and formally renewed every 2-3 years (or sooner if the building changes, new hazards emerge, or there's a fire incident).

EICRs last 5 years unless the previous report specified a shorter interval. However, new tenancies require a valid certificate, so practical frequency is often higher.

4. What Happens If You Fail

Failed fire risk assessment:

• You receive a prioritised action plan
• Serious hazards may require immediate evacuation or restriction of use
• Councils can issue enforcement notices
• You must implement recommendations within specified timescales

Failed EICR (C1 or C2 codes):

• The installation is officially "unsatisfactory"
• You cannot let the property until remedial work is complete
• You have 28 days (or sooner if specified) to complete work
• You must provide evidence of completed works to tenants and councils

5. Remedial Work

Fire risk assessment recommendations might include:

• Installing or upgrading fire alarms
• Upgrading fire doors
• Improving escape route signage
• Removing fuel sources or ignition risks

Work is typically done by fire safety contractors, builders, or specialist trades.

EICR remedial work is electrical only:

• Consumer unit replacement
• Circuit repairs
• Additional earthing/bonding
• Socket or switch replacement

Work must be done by a qualified electrician, ideally the same one who conducted the EICR or someone equally qualified.

Can You Get Both from One Provider?

Sometimes, but it's not always optimal.

Combined Providers

Some property compliance companies offer both services. Benefits include:

• Single point of contact
• Coordinated appointments
• Potential package discounts
• Consistent reporting and follow-up

Separate Specialists

Using dedicated specialists offers:

• Deeper expertise in each domain
• Often more competitive pricing
• Better for complex properties needing specialist attention
• Easier to verify specific credentials (BAFE for fire, NICEIC for electrical)

BoroughReady's Approach

BoroughReady connects you with verified specialists for both services. We check credentials so you don't have to. Whether you want one provider or separate specialists, we can arrange both assessments efficiently.

Do You Need Both?

For most rental properties, the answer is yes—but for different reasons.

HMOs

Definitely need both:

• EICR: Legally mandatory since 2020
• Fire risk assessment: Legally mandatory for all HMOs under Fire Safety Order

Single-Let Properties

EICR: Legally mandatory for all rentals since 2020.

Fire risk assessment: Not strictly mandatory for standard ASTs, but:

• Most insurers require it
• Mortgage lenders increasingly ask
• Demonstrates duty of care if something goes wrong
• Costs £150-250 for single-lets—cheap insurance against liability

Supported Living

Absolutely need both, plus:

• Higher fire safety standards ( Grade D or A fire alarm systems)
• More frequent fire risk assessment reviews
• Possible additional electrical testing if tenant needs warrant it

Cost Comparison

| Property Type | Fire Risk Assessment | EICR | Combined | |--------------|---------------------|------|----------| | 1-2 bed flat | £150-200 | £100-150 | £220-300 | | 3-4 bed house | £180-250 | £150-200 | £280-380 | | Small HMO (3-4) | £200-350 | £200-280 | £350-550 | | Large HMO (5+) | £300-500 | £250-400 | £500-800 |

Combined prices assume package discount from single provider. Separate bookings may cost slightly more but offer specialist expertise.

Scheduling Tips

Book EICR first if:

• The property is old or you're unsure about electrics
• You suspect remedial work will be needed
• Electrical issues could affect fire safety (e.g., faulty consumer unit)

Book fire risk assessment first if:

• You're converting to HMO and need to know fire safety requirements
• You're unsure what alarm system or fire doors you need
• The fire assessor can specify electrical requirements for the EICR electrician

Book together if:

• The property is relatively new and well-maintained
• You want coordinated access for tenant convenience
• You're working to a tight deadline

Common Mistakes

Mistake 1: Thinking one certificate covers both Some landlords assume EICR includes fire safety assessment. It doesn't. Electrical fires are one fire risk among many. You need both assessments.

Mistake 2: Using unqualified assessors A handyman with a clipboard is not a fire risk assessor. Your mate who's "good with electrics" cannot legally issue an EICR. Use qualified professionals.

Mistake 3: Ignoring remedial work Both assessments identify problems you must fix. Having the certificate is step one. Addressing the issues is equally important.

Mistake 4: Letting the certificates expire Set calendar reminders. Expired EICRs mean you're letting illegally. Out-of-date fire risk assessments leave you exposed if there's an incident.

The Bottom Line

Fire risk assessments and EICRs serve different purposes but both are essential for compliant, safe rental properties.

• EICRs are mandatory for all rentals—no exceptions since 2020
• Fire risk assessments are mandatory for HMOs and strongly recommended for single-lets
• Different professionals conduct each assessment—fire safety specialists vs qualified electricians
• Both require action if problems are identified

Don't treat these as interchangeable paperwork exercises. They're complementary assessments that together give you (and your tenants) confidence that your property is safe and legally compliant.

BoroughReady helps landlords get both certificates efficiently with verified, qualified professionals.

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Last updated: February 2026. Requirements and regulations change. Always verify current obligations with your local council or qualified advisor.