Who pays for the fire risk assessment, landlord or tenant?

The cost of a Fire Risk Assessment for a block of flats is borne by the landlord and usually recovered through the annual service charge paid by the tenants. Your lease agreement will detail what costs the landlord can reclaim via this charge. Often, leases allow the recovery of costs incurred in complying with statutory obligations, and as a FRA is legally required, it usually falls under this category. Even if not explicitly mentioned, broader clauses in the lease, such as those covering unforeseen expenses related to the building, might also be used to justify passing on the cost through the service charge.

How often should a Fire Risk Assessment be reviewed?

Legally, a Fire Risk Assessment must be reviewed periodically. However, there isn't a strict timeline set in law; it depends on the specifics of the building and any changes that occur. As a general guideline (and this is not a definitive legal statement), for lower-risk, modern, low-rise blocks, a review might happen every two years, with a new assessment every four years. Higher-risk buildings might require a yearly review and a new assessment every three years. Importantly, a review should always be conducted after any significant building work.

What is a Fire Risk Assessment for Flats?

by:

Andrew Boast

Last Updated: 11/09/2025

Read by:

2,112

6 min read

Fire Risk Assessments (FRAs) are a legal requirement for most blocks of flats in the UK. If your property's FRA is missing or outdated, it can cause serious delays to your move.

In this article

What is a Fire Risk Assessment, and why do I need one?

A Fire Risk Assessment (FRA) is a formal review of a building's fire safety measures. It's a legal requirement for all blocks of flats, designed to identify fire hazards, evaluate existing safety provisions like escape routes and fire doors, and recommend any necessary improvements to protect occupants. Essentially, it's a safety check on the building's fire defences.

The lender's position: Why it delays your conveyancing

An up-to-date FRA is a critical part of the conveyancing process because it protects your mortgage lender's investment.

Lenders need to be satisfied that the property is safe, insurable, and in a good state of repair. They will not lend on a flat if a required FRA is missing or out of date.

As Fleet Mortgages states in the UK Finance Lender's Handbook: "If the mortgage property is in a block of flats, you must obtain a copy of the most recent Fire Risk Assessment (FRA). We will not lend where the block is required to have an FRA but does not, or where the FRA is not in date."

Key Fire Safety Legislation in the UK

England and Wales: The Regulatory Reform (Fire Safety) Order 2005
Scotland: The Fire (Scotland) Act 2005
Northern Ireland: The Fire and Rescue Services (Northern Ireland) Order 2006

Who is responsible for the FRA, and how much does it cost?

The legal duty to arrange a Fire Risk Assessment for a block of flats falls on the freeholder or the 'responsible person' they appoint, such as a managing agent. They are responsible for developing and maintaining the assessment.

Who can carry out the FRA?

The freeholder or managing agent can carry out the assessment themselves if they have the necessary competence and understanding of the legislation.

However, for most buildings, it is highly recommended to use a professional fire risk assessor who has the right expertise and insurance.

How much does a Fire Risk Assessment cost?

For a block of flats, you can expect costs to range from £200 to £1,200 or more. However, this is a broad estimate, and the price can vary significantly depending on the building's size, the number of floors and occupants, and the level of risk.

The cost of an FRA is the responsibility of the freeholder as part of their duties for maintaining the safety of the building. They typically pass this cost on to the leaseholders through the service charge.

If your property might contain asbestos, especially if a Type 2 or 4 FRA is recommended, our experienced team can provide a thorough Domestic Asbestos Survey from just £375.00 EXC VAT.

What if the Freeholder won't provide the FRA?

If your freeholder is not cooperating or is delaying the Fire Risk Assessment, it can be frustrating. However, you have legal rights and steps you can take to push the process forward and get your conveyancing back on track.

Send a formal written communication

Start by sending a formal letter or email to the freeholder or managing agent. Clearly state that you need the FRA for your property transaction and reference their legal obligation under the Regulatory Reform (Fire Safety) Order 2005. This creates a clear paper trail and demonstrates that you are serious about resolving the issue.

Seek specialist legal advice

If the freeholder remains unresponsive after your initial contact, consider consulting a solicitor who specialises in leasehold property law. They can advise you on your rights and send a formal letter on your behalf, which is often enough to prompt the freeholder to act.

Report to authorities

As a last resort, if you have serious concerns about the building's fire safety, you can report the freeholder to your local authority's housing department or the fire and rescue service. These bodies have enforcement powers and can take legal action against the freeholder for failing to comply with fire safety laws.

Fire Safety Standards for Flats

Purpose-built Flats

Purpose-built flats are designed with fire safety in mind from the outset. Fire Risk Assessments for these buildings evaluate various elements to ensure they meet the required standards. Some common areas of focus include:

Means of Escape: Ensuring clear and unobstructed communal hallways, stairwells, and fire exits with appropriate signage. Final exit doors should be easily openable.
Compartmentation: Assessing the fire resistance of walls, floors, and ceilings between flats and communal areas to prevent fire spread.
Fire Doors: Checking that flat entrance doors and communal fire doors are fire-rated, correctly fitted with self-closers, intumescent strips, and smoke seals, and are well-maintained.
Fire Detection and Alarms: Verifying the presence and functionality of smoke alarms in communal areas (if required) and heat detectors in individual flats, and any communal fire alarm systems.
Emergency Lighting: Ensuring adequate emergency lighting is installed in escape routes where natural light is insufficient.

For detailed and comprehensive regulations, it is advisable to consult the government's guidance.

Conversion Flats

Buildings converted into flats often require a different approach to fire safety. Fire Risk Assessments for these properties will focus on ensuring adequate measures have been retrofitted. Key areas include:

Fire-protected Escape Route: The main staircase should provide a minimum of 30 minutes of fire protection (walls, doors, ceilings). The staircase must be kept free from combustible materials and obstructions. Electric meters within the staircase should be enclosed in a fire-resisting cupboard/housing.
Fire Doors: Each flat entrance door must be a fire door (e.g., FD30S) with at least 30 minutes fire resistance (no uPVC or solid wood unless proven). They must be correctly fitted with self-closers, intumescent strips, smoke seals, and escape-type locks. Letterboxes and cat flaps are usually not permitted.
Compartmentation within Flats: Ensuring a degree of fire resistance between different rooms within a flat, especially between the risk (living) areas and the escape route.
Fire Detection: Often involving mains-operated, interlinked smoke alarms in communal escape routes and heat detectors within individual flats, typically designed and installed to British Standard 5839 Part 6.
Emergency Lighting: Required on stairwells and other escape routes as conversions can sometimes reduce natural light.
Fire Fighting Equipment: May include the provision of fire blankets in kitchens.

Regulations for conversions can vary, and it's often recommended to seek advice from the local Council or Fire Service. You can also find guidance on the GOV.UK website: A guide to making a small block of flats safe from fire.

The Grenfell Tower Fire and Building Safety

The tragic Grenfell Tower fire highlighted critical issues with building safety, particularly concerning external cladding systems. This event led to changes in fire safety regulations and heightened scrutiny from lenders regarding the safety and saleability of flats with certain cladding.

For more detailed information, including whether your flat is still saleable, please read: Dangerous Cladding: Is Your Flat Still Saleable? and Selling a Flat with Cladding.

Types of Fire Risk Assessments for flats

There are four main types of Fire Risk Assessments (FRAs). The type required depends on the building and the extent of the inspection needed. The following types are based on the common framework used by fire safety professionals.

Type 1: Communal parts only, non-destructive

This is the most common and basic type of FRA. It focuses on the communal areas of the building, such as hallways and stairwells, and a sample of flat entrance doors.

The inspection is non-destructive, meaning the assessor does not open up any of the building's fabric.

Type 2: Communal parts only, destructive

This is similar to a Type 1 assessment but involves a destructive inspection of the communal areas. This means an assessor might take samples of the building’s structure or open up walls to check the fire resistance.

This is only used if a non-destructive assessment raises serious concerns.

Type 3: Communal parts and flats, non-destructive

This assessment extends the scope to include a non-destructive inspection of a sample of flats in the block. It looks at the fire detection arrangements and the means of escape within the flats themselves.

A Type 3 is often used for older buildings or if the freeholder wants to check for unauthorised alterations.

Type 4: Communal parts and flats, destructive

This is the most comprehensive type of FRA. It includes a destructive inspection of both the communal areas and a sample of flats.

This is a last resort, usually carried out when there is a significant safety concern or no clear history of previous works, and a contractor will be needed to open up and repair areas of the building's structure.