7 Things You Need to Know About Fire Risk Assessments
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There seems to be some confusion or misleading information regarding fire risk assessments. Some landlords think that if the property is licensed, then they require a fire risk assessment; however, this is not the case. Every property that has a “shared staircase” (common areas) requires a fire risk assessment. This also includes holiday lets, B&Bs, and guest houses.
1. A Chance Visit by a Friendly Fire Officer
The fire service is currently visiting domestic homes and conducting free fire safety checks. They can randomly call on a property, which could be a House in Multiple Occupation (HMO). Once there, they can inspect the property without needing a warrant—fire service personnel have more authority than the police to enter buildings.
For example, a tenant might be busy cooking when they hear the doorbell. Upon answering, they find a fire officer who introduces themselves, shows their ID, and explains they are in the area conducting fire safety checks and educating residents. The tenant is likely to let the officer in, viewing them as a community hero.
Once inside, the officer will perform a quick inspection. If it’s an HMO or any property with a shared staircase, they will ask for the landlord’s details and request to see the fire risk assessment and fire log book. They may also inquire about the information provided to tenants regarding fire safety.
In one instance, a fire officer’s chance visit revealed deficiencies in fire safety, prompting them to check the landlord's other properties, resulting in costly rectifications.
2. You Could Lose Money
If the inspecting fire officer finds insufficient fire safety measures, they could order the removal of tenants from the HMO, resulting in financial loss for the landlord.
Additionally, if a small fire occurs and your insurance company’s loss adjuster finds your fire risk assessment inadequate, they could deny your claim, rendering your insurance null and void.
3. You Could Get a Large Fine
Following an inspection, landlords may receive an enforcement notice requiring rectification of deficiencies. Some notices allow three months for compliance, while others are more stringent. Landlords could face prosecution for breaches of the fire safety order, resulting in fines or even imprisonment.
For example, a significant £80,000 fine was issued for fire safety breaches. You can read more about it here .
4. You Feel You Can Do It Yourself and Save Money
The Regulatory Reform (Fire Safety) Order 2005 allows competent individuals to conduct their own fire risk assessments. However, many landlords have faced fines for insufficient assessments. For instance:
- Date: 1st August 2013
- Defendant: Gurpartap Singh Bhullar, Company Director of Bellforce Developments, owners of a Slough-based HMO
- Charges: Multiple fire safety failures, including failure to conduct a suitable and sufficient fire risk assessment.
- Outcome: Bhullar was fined £6,750, and Bellforce Developments received a fine of £13,500, along with court costs of £21,732.62.
In this context, I must be blunt: the average person lacks the expertise to conduct an adequate fire risk assessment. Even with seven years of fire safety experience, I sought accreditation from recognized institutes like the Institute of Fire Safety Managers and the Institute of Fire Engineering.
5. I Will Get My Mate to Do It; He/She Knows a Bit About Fire Safety
Would you allow an unqualified solicitor to represent you in court? Why risk your life or freedom by hiring an unqualified fire risk assessor? A fire risk assessment is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005.
Can you be certain it was conducted by a competent person with appropriate qualifications and accreditation? Many unqualified companies offer fire risk assessments at lower rates, but their assessments may not meet legal standards, leading to prosecution.
For example, a fire risk assessor was prosecuted for inadequate measures here .
6. You Could Download a Guide from the Internet
While it’s possible to download guides, what if you miss something critical? Many businesses attempt to save money by using online resources, but prosecutions often cite ‘fire risk assessment not sufficient or correct.’
7. Okay, You Now Have a Sufficient Fire Risk Assessment Done. What Now?
Congratulations on obtaining a fire risk assessment from an accredited assessor! What’s next?
There should be an action plan to follow, which you must complete within the specified timeframe using qualified contractors. Most electricians may not be trained in installing fire systems with control panels, call points, and detectors. Ensure that the contractors you hire have received appropriate fire alarm training and hold relevant certifications.
Remember, whoever you employ to carry out work from the fire risk assessment action plan must be competent and experienced in fire safety systems.
Date | Defendant | Charges | Outcome
- 1st August 2013: Gurpartap Singh Bhullar, Multiple fire safety failures, including failure to conduct a suitable and sufficient fire risk assessment., Bhullar was fined £6,750, and Bellforce Developments received a fine of £13,500, along with court costs of £21,732.62.