How often is a fire risk assessment required?

25/09/2025

Introduction

Fire safety law in the UK requires landlords, business owners, and property managers to carry out regular fire risk assessments. A common question is how often a fire risk assessment is required, since the law gives guidance but not a fixed timescale. This creates confusion for landlords and those managing rented property.

This guide explains the legal framework, the industry standard for how often to complete a fire risk assessment, and the situations that trigger a review.

What UK Law Says About Fire Risk Assessments

The Regulatory Reform (Fire Safety) Order 2005 sets out the legal duty for fire safety in most buildings. It requires the “responsible person” to make sure a fire risk assessment is carried out and that it is kept up to date. In residential lettings, this usually falls to the landlord or managing agent. In workplaces, it will often be the employer or building owner.

The law does not set a fixed timescale, such as “every year.” Instead, it requires assessments to be reviewed “regularly” and whenever there are changes that could affect fire safety. The wording gives flexibility but can cause uncertainty.

For HMOs and licensed properties, local councils may add further requirements through licence conditions. These often include annual checks and documented evidence of compliance.

How Often Is a Fire Risk Assessment Required in the UK?

Even though the law does not define an exact frequency, industry best practice fills the gap. Fire safety professionals and enforcing authorities generally expect risk assessments to be reviewed at least once every 12 months.

An annual review shows that the responsible person is taking their duties seriously and helps to capture changes that may not be obvious. For example, new tenants, different furniture layouts, or updates to fire safety guidance could all affect the risk profile of a property.

In higher-risk buildings such as HMOs or blocks of flats, a yearly assessment is strongly advised. In commercial premises or workplaces, annual reviews are also seen as the minimum standard.

Fire Risk Assessment Frequency in Different Properties

HMOs

Landlords often ask how often a fire risk assessment is required in HMOs. These properties carry higher fire risks due to the number of tenants and shared facilities. Councils usually require landlords to provide proof of an annual fire risk assessment as part of the licensing process. Some may even require more frequent checks, especially if the property has complex layouts or a history of issues.

Single Lets

For single-family rentals, the law still applies, but expectations are different. A full review every 12 months is best practice, but landlords should also revisit the assessment when tenants change or when safety features are upgraded.

Commercial Premises

Employers and commercial landlords must ensure staff and visitors are protected. Annual reviews are the norm, with additional assessments when work practices, occupancy, or building layouts change. Insurance providers also often insist on yearly documentation.

High-Risk Buildings

Properties such as care homes, hostels, or buildings housing vulnerable occupants need more frequent reviews. In some cases, six-monthly assessments are recommended to reflect the higher level of risk.

When Should a Fire Risk Assessment Be Reviewed?

Apart from an annual cycle, certain events should trigger a review straight away:

  • Change of occupancy – New tenants or new business operations may alter fire risks.
  • Change in layout – Building works, room conversions, or new furniture can affect escape routes.
  • Change in fire safety measures – Installing new alarms, fire doors, or extinguishers should be reflected in the assessment.
  • After a fire incident or near miss, any event that exposes weaknesses must lead to a reassessment.
  • Changes in legislation or guidance – Updates to regulations mean the assessment should be reviewed.

By responding to these triggers, landlords and business owners reduce the risk of being caught out by inspections.

Common Landlord Mistakes

Even with the rules in place, mistakes happen. The most common include:

  • Treating the assessment as a one-off task instead of an ongoing duty.
  • Failing to update the document when the property changes.
  • Using generic templates instead of tailored assessments.
  • Not keeping written records to prove compliance.
  • Ignoring the need for professional input in complex properties.

These errors can lead to enforcement action, fines, or worse, an unsafe environment for tenants.

Best Practice for Compliance

To stay compliant and protect occupants, landlords and property managers should follow these steps:

  • Review annually – Aim to update assessments every 12 months.
  • Document everything – Keep written records and log changes.
  • Act on findings – Address hazards and recommendations promptly.
  • Engage professionals – For HMOs or larger properties, arrange a professional
  • Follow up with inspections – Regular fire safety inspections help confirm that recommended actions are carried out.

Enforcement and Penalties

Enforcement officers from local councils or the fire and rescue service can request evidence of a current fire risk assessment. Failure to provide one can lead to fines, improvement notices, or prosecution. In the most serious cases, unsafe properties can be closed until compliance is achieved.

The risk of financial penalties and reputational damage is significant. However, these outcomes are easily avoided by keeping assessments up to date and recorded.

Why Professional Assessments Matter

Although the law allows the responsible person to carry out an assessment themselves, in practice, many landlords lack the expertise to identify all risks. Professional assessors bring technical knowledge and an up-to-date understanding of legislation.

By arranging a professional assessment, landlords gain:

  • Clear evidence of compliance.
  • Expert recommendations tailored to the property.
  • Peace of mind that risks have been properly considered.
  • A structured plan for improvements.

Booking an assessment also demonstrates to tenants and enforcement officers that the landlord takes safety seriously.

Summary

So, how often is a fire risk assessment required? The law requires it to be “regularly reviewed,” but in practice this means at least once a year. More frequent checks are needed for HMOs, high-risk buildings, or whenever changes occur that affect fire safety.

By reviewing annually, recording updates, and arranging professional support where needed, landlords and managers can meet their legal duties and protect their tenants.

Our team provides fire risk assessments and follow-up inspections to keep properties compliant and safe. Contact us today to arrange your next assessment.

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