Fire safety is one of the most critical legal obligations for any landlord in London. Whether you manage a single HMO, a block of flats, or a commercial property, the law requires you to have a written fire risk assessment — and to keep it up to date. This guide explains everything London landlords need to know about fire risk assessments in 2026.
What Is a Fire Risk Assessment?
A fire risk assessment is a systematic review of your property to identify fire hazards, evaluate who is at risk, and determine what measures are needed to reduce or eliminate those risks. Under the Regulatory Reform (Fire Safety) Order 2005, it is a legal requirement for certain types of property.
Which London Landlords Need a Fire Risk Assessment?
You are legally required to have a written fire risk assessment if you rent out:
- HMOs (Houses in Multiple Occupation) — all sizes, including bedsits and shared houses
- Properties with communal areas — blocks of flats, apartment buildings with shared hallways or stairwells
- Commercial premises — offices, shops, warehouses or any mixed-use property
- Licensed premises — pubs, restaurants, hotels
- High-rise residential buildings — additional requirements apply under the Building Safety Act 2022
Single residential lettings to one household do not require a formal written FRA under the Fire Safety Order, but smoke alarms and carbon monoxide alarms are still legally required, and a voluntary assessment is strongly recommended by most insurers.
What Does a Fire Risk Assessment Cover?
A thorough fire risk assessment for a London rental property will typically evaluate:
- Sources of ignition and combustible materials in the property
- Means of escape — corridors, stairways, fire doors, and exit routes
- Fire detection systems — smoke alarms, heat detectors, and fire panels
- Emergency lighting — ensuring exit routes are illuminated if power fails
- Fire suppression equipment — fire extinguishers, fire blankets, sprinkler systems
- Signage — fire exit signs, assembly point notices
- Record-keeping — fire safety logbook, previous assessments, maintenance records
How Often Must a Fire Risk Assessment Be Reviewed?
The law requires the assessment to be reviewed regularly and updated whenever there is a significant change to the property or its use. In practice:
- HMOs — annually, or whenever occupancy changes significantly
- Blocks of flats — annually for communal areas
- Commercial properties — annually or after any structural changes, change of use, or fire incident
Who Can Carry Out a Fire Risk Assessment?
The assessment must be carried out by a “competent person” — someone with sufficient training and experience to identify fire hazards and evaluate risks. For most residential HMOs and communal areas, a professional certified fire risk assessor is recommended. Self-assessment is legally permitted but leaves you personally liable if the assessment is found to be inadequate.
New Rules for London Landlords — Building Safety Act 2022
If you own or manage a high-rise residential building (18 metres or more), additional obligations apply under the Building Safety Act 2022. These include appointing an Accountable Person, maintaining a Golden Thread of building information, and registering the building with the Building Safety Regulator.
Penalties for Non-Compliance
London Fire Brigade enforces fire safety compliance through targeted inspections. Failure to have a compliant fire risk assessment can result in:
- An enforcement notice requiring specific works within a set timeframe
- A prohibition notice preventing occupation of the property
- Unlimited fines on prosecution
- Up to 2 years in prison for the most serious failures
Get a Fire Risk Assessment for Your London Rental Property
The Safety Certs provides certified fire risk assessments for HMOs, flats and commercial properties across London and the M25. Our assessors produce detailed, actionable reports that satisfy local council and licensing requirements.
Same-day appointments available. Call +44 7474 765 990 or book online.
