Most Responsible Persons know they need a Fire Risk Assessment (FRA). But having an FRA on file does not automatically mean it remains suitable and sufficient.
Buildings rarely stay exactly as they were when an assessment was completed. Tenants change, layouts are altered, refurbishment works take place, occupancy levels increase and fire safety systems are modified. Even changes that appear relatively minor can affect how people would respond and evacuate in the event of a fire.
For Responsible Persons, facilities managers, property managers, landlords, managing agents and commercial property owners, there is an important question to ask:
Does your current FRA accurately represent the building you are responsible for today?
What does the law require?
Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must ensure that a suitable and sufficient assessment of fire risk is carried out.
The assessment should identify the risks to relevant persons and the general fire precautions required to protect them. It must also be reviewed regularly and kept up to date, particularly where there is reason to suspect that it is no longer valid or where there has been a significant change.
The Responsible Person can appoint a competent fire risk assessor to assist with this process, but responsibility for meeting the duties under the Fire Safety Order remains with the Responsible Person.
This makes choosing the right assessor, understanding the findings and acting on the recommendations important parts of managing fire safety.
What should a Fire Risk Assessment cover?
Depending on the premises, an assessment should consider:
- sources of ignition, fuel and other fire hazards;
- people at risk, including those who may need assistance to evacuate;
- means of escape and evacuation arrangements;
- fire detection and alarm systems;
- emergency lighting;
- fire doors, compartmentation and passive fire protection;
- firefighting equipment;
- maintenance, testing and inspection arrangements;
- fire safety training and information; and
- fire safety management procedures and records.
The depth of assessment should be appropriate for the premises. A small, straightforward office presents very different risks from a hotel, supported living development, mixed-use property or high-rise residential building.
A suitable FRA needs to recognise those differences.
Is your FRA still current?
A useful exercise is to take your existing FRA and compare it with the building as it stands today.
Has the internal layout changed? Have tenants moved in or out? Has the use of part of the building changed? Have refurbishment or fit-out works taken place? Have fire doors, alarm systems, compartment walls or escape routes been altered?
Changes to the people using the building also matter. There may now be more occupants, different working hours, members of the public using areas that were previously staff-only, or people who require additional assistance during an evacuation.
Management changes should also be considered. New contractors, different maintenance arrangements or changes in responsibility can affect how fire precautions are inspected, tested and managed.
Several small changes over time can result in an FRA that no longer reflects the premises.
When should an FRA be reviewed?
There is no single expiry period that applies to every Fire Risk Assessment.
The Fire Safety Order requires the assessment to be reviewed regularly and where there is reason to suspect it is no longer valid or there has been a significant change.
Common triggers for review include:
- refurbishment, alterations or changes to the layout;
- a change in occupancy or building use;
- changes to escape routes or fire precautions;
- significant changes in working practices;
- changes affecting people who may need assistance to evacuate;
- a fire or significant near miss; and
- newly identified defects or fire safety information.
Responsible Persons should therefore look beyond the date printed on the FRA. The more important consideration is what has happened within the building since the assessment was carried out.
Is your assessor competent for your building?
Assessor competence is a critical consideration, particularly for buildings with greater risk or complexity.
Someone with suitable knowledge and experience for a straightforward commercial unit may not have the competence required to assess a high-rise residential building, care environment, supported living scheme or complex mixed-use development.
BS 8674:2025 provides a framework for individual fire risk assessor competence, with Foundation, Intermediate and Advanced levels based on building risk and assessment complexity.
PB Fire Safety undertakes FRAs across premises including commercial buildings, residential developments, later-living and extra-care schemes, supported living, CQC-registered premises, mixed-use buildings, schools, hotels and high-rise or otherwise complex residential buildings.
What happens after the FRA?
Receiving the FRA report should lead to clear action.
Where deficiencies are identified, the Responsible Person should review the recommendations, prioritise actions, assign responsibility and monitor progress through to completion.
Some actions may involve straightforward maintenance, improved record keeping or changes to management procedures. Others may identify the need for specialist investigation, such as a detailed fire door or fire stopping survey.
Actions should not remain unresolved simply because the assessment itself has been completed. Records should show what has been addressed, what remains outstanding and how any ongoing risks are being managed.
How PB Fire Safety can support the Responsible Person
Alongside life-safety Fire Risk Assessments, PB Fire Safety provides fire door surveys, fire stopping surveys, fire strategy and fire engineering, evacuation planning, fire safety policy and procedure support, and support with the inspection and maintenance of fire precautions.
Our team can review your requirements, consider the type and complexity of your building and ensure the appropriate level of assessor is assigned.
Does your current FRA accurately represent your building, its occupants and the risks being managed today? Speak to PB Fire Safety about reviewing your requirements.