Do landlords need a fire risk assessment?
A fire risk assessment (FRA) identifies fire hazards and the measures needed to keep people safe. Landlords who are the responsible person for the common parts of a block of flats or an HMO must have one under the Regulatory Reform (Fire Safety) Order 2005, and since October 2023 every FRA must be recorded in full.
Read more in our guide: Compliance certificates you need before selling
Fire safety duties by property type
| Property | Main duty |
|---|---|
| Single-household house | No FRA under the Fire Safety Order; alarm rules apply |
| HMO | FRA of common areas, plus HMO management and licence conditions |
| Block of flats | FRA of common parts, structure, external walls and flat entrance doors |
| Over 11 metres | Fire door checks: communal doors quarterly, flat entrance doors yearly |
| All multi-occupied buildings | Fire safety information to residents |
| Penalty | Unlimited fine and up to 2 years in prison |
Who is responsible
The Fire Safety Order applies to the common parts of buildings with more than one home. The responsible person is usually the freeholder or the landlord who controls those parts. The Fire Safety Act 2021 confirmed that this includes the building's structure, external walls, balconies and flat entrance doors. A single house let to one household is outside the Order, though smoke and CO alarm rules and HHSRS fire hazards still apply.
What the recent regulations added
- From October 2023, every responsible person must record the full FRA and fire safety arrangements, whatever the building size, and share fire safety information with residents.
- The Fire Safety (England) Regulations 2022 require residents' fire door information in all blocks with two or more homes, and door checks in buildings over 11 metres.
- Taller buildings have further duties, including floor plans and wayfinding signage, and higher-risk buildings over 18 metres fall under the Building Safety Regulator.
HMOs
For an HMO, councils expect an FRA covering escape routes, fire doors, detection and emergency lighting, usually following national guidance for shared housing. Licence conditions often specify the alarm grade and door standard. Reviews are expected regularly and after any change in layout or use.
Why buyers ask for it
Investors buying HMOs or blocks expect a current FRA, evidence that actions were completed, and alarm and emergency lighting test records. A missing or out-of-date FRA suggests wider compliance gaps and can lower offers. Put it in the data room with the action log.
Official Sources and Further Reading
- GOV.UK: fire safety guidance for those with legal duties
- GOV.UK: Fire Safety (England) Regulations 2022
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
A fire risk assessment (FRA) identifies fire hazards and the measures needed to keep people safe. Landlords who are the responsible person for the common parts of a block of flats or an HMO must have one under the Regulatory Reform (Fire Safety) Order 2005, and since October 2023 every FRA must be recorded in full.
A competent person. For anything beyond a simple building, use an assessor with recognised accreditation.
Regularly, often yearly for HMOs and blocks, and whenever there is a significant change to the building or its occupants.
Usually yes if there are common parts such as a shared hallway, as the Order applies to those areas.
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