In short
A fire risk assessment identifies fire hazards, people at risk and the precautions needed to protect them. It is relevant to responsible persons managing common parts of multi-occupied residential buildings, HMOs and commercial premises in England. Peachtree helps landlords and managing agents turn the findings into a practical, prioritised action plan.
The responsible person's duties
Frequency: Review regularly and after significant changes
The Regulatory Reform (Fire Safety) Order 2005 generally applies to commercial premises and the common parts of multi-occupied residential buildings, including relevant HMOs. Identifying the responsible person depends on control of the premises, employment and ownership arrangements. More than one dutyholder may need to cooperate and coordinate their precautions.
The Fire Safety Act 2021 clarified that, for buildings containing two or more domestic premises, the assessment must consider the structure, external walls and flat entrance doors. Specialist external wall appraisal may be needed, but it is not automatically necessary for every building. The Fire Safety (England) Regulations 2022 add duties that vary with building type and height, including resident information and, for some buildings, door checks and information for fire and rescue services.
Older guidance refers to recording findings where there are five or more employees or a licence requires it. Since 1 October 2023, all responsible persons must record their full fire risk assessment and fire safety arrangements, regardless of workforce size. Keep these records accessible and check current GOV.UK and local fire and rescue service guidance for your building.
An assessment matched to the building
A small converted house and a large commercial building need different assessment scopes. Before the visit, share floor plans, occupancy details, previous assessments, servicing records and known defects. Tell us about sleeping accommodation, mobility needs, supported accommodation arrangements and any changes to how rooms are used. These details help identify where specialist input or additional access may be necessary.
A visual assessment does not certify concealed construction or prove that every fire door performs correctly. Intrusive surveys, alarm design verification and specialist fire engineering are separate activities where required. The report should distinguish observations from assumptions and explain limitations rather than implying that inaccessible areas have been checked.
Turning findings into ongoing management
An assessment is useful only if someone owns the actions. Allocate responsibility, agree priorities and retain evidence when work is completed. Serious concerns affecting escape or warning arrangements may need immediate interim measures and competent advice. Routine defects can be incorporated into a planned programme without overlooking the assessor's priorities.
Review the assessment regularly and whenever significant changes, a fire, new information or doubts about its validity arise. There is no single statutory annual reassessment rule for every building. Peachtree can help coordinate remedial work and provide monthly consolidated invoicing for agents, while the responsible person retains oversight of fire safety decisions.
How it works
- 01
Confirm the scope
We discuss building use, dutyholders, occupancy and available records, then identify the areas and information needed for a meaningful assessment.
- 02
Arrange the inspection
We coordinate access to agreed areas and assess visible hazards, precautions and management arrangements, recording evidence and any limitations.
- 03
Explain the findings
You receive a digital report with prioritised actions, relevant limitations and recommendations for specialist investigation where the evidence is insufficient.
- 04
Plan follow-up
We help organise agreed improvements and supporting records so you can track outstanding actions and arrange a review when circumstances change.
Frequently asked questions
01Does a block of flats need a fire risk assessment?
The Fire Safety Order generally applies to the common parts, with the structure, external walls and flat entrance doors also within its scope. Individual domestic interiors are generally outside the Order. The building's layout and management arrangements determine the appropriate assessment scope and dutyholders.
02Who is the responsible person in a rented building?
It may be an employer, freeholder, landlord, management company or another person with control, depending on the premises and arrangements. Duties can overlap rather than transferring entirely to an agent. Establish responsibilities in writing and seek competent advice where ownership or control is unclear.
03How often should a fire risk assessment be reviewed?
Review it regularly and when significant changes or concerns make the existing assessment unreliable. Changes to occupancy, escape routes, building works or fire precautions can trigger a review. A review date should reflect risk and the assessor's recommendations, not an assumed universal annual legal deadline.
04Is a fire risk assessment the same as a fire safety certificate?
No. It is an assessment and management record, not a guarantee that a building is safe or compliant indefinitely. Alarm servicing, emergency lighting tests, door inspections and completion evidence remain separate records. Identified actions must be managed after the report is issued.
05Can a landlord carry out their own assessment?
The responsible person must ensure the assessment is suitable and sufficient. Whether they can do it themselves depends on competence and building complexity. Shared sleeping accommodation, complex layouts or uncertainty about construction may justify a competent specialist rather than a generic checklist.
Last reviewed 20 October 2026. General information, not legal advice.