The Complete Guide to Fire Risk Assessments (FRAs) for Landlords in 2025
What is a Fire Risk Assessment (FRA)?
A Fire Risk Assessment (FRA) is a systematic evaluation of a property to identify fire hazards, assess the risk to occupants, and ensure adequate fire safety measures are in place. For landlords, particularly those managing Houses in Multiple Occupation (HMOs) or multi-unit buildings, an FRA is not just best practice—it's a legal requirement under the Regulatory Reform (Fire Safety) Order 2005.
Who Needs a Fire Risk Assessment?
You need an FRA if you are:
- A landlord of an HMO (House in Multiple Occupation)
- Managing a block of flats or multi-tenanted building
- Responsible for communal areas such as hallways, stairwells, or shared facilities
- Operating student accommodation, care homes, or supported housing
- Running commercial premises with employees or public access
Even single-let properties may benefit from an FRA to demonstrate due diligence and protect tenants.
What Does a Fire Risk Assessment Include?
A qualified fire risk assessor will inspect your property and evaluate:
- Fire hazards - Potential ignition sources (electrical equipment, heating, smoking materials)
- People at risk - Identifying vulnerable occupants (elderly, disabled, children)
- Fire detection and warning systems - Smoke alarms, heat detectors, fire alarm panels
- Emergency escape routes - Ensuring clear, accessible, and well-signposted exits
- Fire fighting equipment - Extinguishers, fire blankets, and their accessibility
- Fire safety management - Procedures, training, and maintenance records
- Signs and notices - Emergency lighting and fire action notices
- Structural fire protection - Fire doors, compartmentation, and fire-resistant materials
How Often Should You Have an FRA?
There is no fixed legal interval for FRAs, but best practice recommendations include:
- Annually for high-risk properties (HMOs, care homes, commercial premises)
- Every 2-3 years for lower-risk residential properties
- Immediately after significant changes (renovations, change of use, new tenants)
- After any fire-related incident or near-miss
You should also review your FRA whenever there are changes to the building layout, occupancy, or fire safety equipment.
What Happens After the Assessment?
Your fire risk assessor will provide a detailed report outlining:
- Identified hazards and level of risk
- Recommended actions (immediate, short-term, long-term)
- Compliance status with current fire safety legislation
- Priorities for remedial work
Any actions marked as "immediate" or "urgent" must be addressed without delay. Failure to act on these recommendations can result in enforcement action.
Penalties for Non-Compliance
Failure to conduct or act upon a Fire Risk Assessment can result in:
- Unlimited fines
- Imprisonment for up to two years (in serious cases)
- Prohibition notices preventing use of the property
- Reputational damage and difficulty obtaining insurance
- Liability for damages if a fire occurs due to negligence
Common Fire Safety Improvements
Following an FRA, common improvements include:
- Installing or upgrading smoke and heat alarms
- Fitting compliant fire doors with self-closers and intumescent strips
- Ensuring emergency lighting is functional and tested regularly
- Providing clear signage for escape routes
- Installing fire extinguishers and blankets in communal areas
- Improving compartmentation (fire-resistant walls and ceilings)
- Removing combustible materials from escape routes
Key Takeaways for Landlords
- FRAs are legally required for HMOs and multi-unit buildings
- Must be carried out by a competent fire risk assessor
- Should be reviewed annually or after significant changes
- Non-compliance can result in unlimited fines and imprisonment
- Protects tenants, reduces liability, and demonstrates duty of care
- Can improve insurance terms and property value
Get Your Fire Risk Assessment
Don't leave fire safety to chance. Our qualified fire risk assessors can carry out a comprehensive FRA and provide your report within 48-72 hours. We'll help you identify risks, implement solutions, and stay compliant with all current regulations.