Fire Risk Assessment London · landlords · HMOs · businesses
Professional Fire Risk Assessments for London Properties
Clear, practical fire-safety assessments for landlords, managing agents, HMOs and businesses. Understand your risks, know what to fix first and keep your property’s safety records up to date.
- Site-specific assessment
- Clear action priorities
- London-wide service
- Competent fire-safety guidance
Written by a NICEIC Approved QS · IFSM Associate Member · Practical, evidence-led reporting
All inclusive (No hidden Cost)
Rating
Evidence from real inspections
What We Check During a Fire Risk Assessment
Explore examples of the building features, fire precautions and hazards we may review during a professional FRA.
Explore the assessment
Select an image to see what it demonstrates.
Important: images illustrate selected checks only. Every property is different and the assessment scope depends on the premises, occupants and fire-safety arrangements.
Important: images illustrate selected checks only. Every property is different and the assessment scope depends on the premises, occupants and fire-safety arrangements.
Want your property assessed properly?
Arrange a site-specific Fire Risk Assessment for your London property.
A clearer view of your building’s risk
Fire Safety and Electrical Risk, Considered Together
When you book a Fire Risk Assessment, you want more than a generic checklist. Our electrical contracting background helps us ask better questions about ignition sources, life-safety systems and the practical actions that protect your property.
Electrical + fire-safety perspective
One assessment. Fewer blind spots. Clearer next steps.
As NICEIC Approved Electrical Contractors with JIB-qualified experience, we understand how electrical condition, fire precautions and building use can interact. We identify concerns for the Responsible Person to investigate and address, then explain what matters most.
Potential ignition sources
We consider overloaded equipment, damaged accessories, scorching, visible wiring concerns and consumer-unit issues that may contribute to fire risk.
Electrical context
We consider visible condition, location and signs of heat damage in the context of the building’s fire strategy, occupancy and escape arrangements.
Life-safety systems
We note visible panel warnings, disabled devices and maintenance concerns, recommending specialist testing where a deeper system check is needed.
Action-ready reporting
Findings are explained in plain language, prioritised by risk and linked to practical next steps for the Responsible Person.
What we look for
A Fire Risk Assessment does not replace specialist electrical testing, but electrical context can reveal questions that deserve further investigation:
- Overloaded equipment or unsafe extension-lead arrangements.
- Scorched sockets, fittings or cables showing heat or damage.
- Consumer-unit location and condition in relation to escape routes.
- Fire alarm panel warnings or visible maintenance concerns.
What this means for you
You receive a site-specific assessment that helps you understand:
- Which hazards need urgent control.
- Which systems require specialist testing or repair.
- Who should own each action and when it should be reviewed.
- How to keep evidence for your fire-safety records.
📍Areas We Cover
Electrical and fire safety compliance across all 30 London boroughs.
- Barking & Dagenham
- Barnet
- Bexley
- Brent
- Bromley
- Camden
- Croydon
- Ealing
- Greenwich
- Hackney
- Hammersmith & Fulham
- Haringey
- Harrow
- Havering
- Hillingdon
- Hounslow
- Islington
- Kensington & Chelsea
- Kingston upon Thames
- Lambeth
- Lewisham
- Merton
- Newham
- Redbridge
- Richmond upon Thames
- Southwark
- Sutton
- Tower Hamlets
- Waltham Forest
- Westminster
We also cover nearby areas outside London — contact us to confirm.
Know your fire-safety duties
Responsibilities Under the Fire Safety Order 2005
The Responsible Person must take reasonable steps to protect relevant people from fire and maintain appropriate fire-safety arrangements for the premises.
Who is the Responsible Person?
This may be the employer, owner, landlord, managing agent or another person with control of the premises, depending on the property and arrangements in place.
Arrange a suitable FRA
Ensure a suitable and sufficient Fire Risk Assessment is completed and reviewed when the premises, occupancy or risks change.
Act on significant findings
Address significant findings and assign practical actions within a reasonable timeframe based on the level of risk.
Maintain safety systems
Keep fire alarms, emergency lighting, extinguishers, fire doors and other relevant measures maintained and tested.
Protect escape routes
Keep escape routes and final exits clear, usable and suitable for the people who may need to evacuate.
Record and review checks
Keep reliable records of fire-safety checks, maintenance, incidents and actions, then review arrangements regularly.
Prepare for your fire risk assessment
Additional Fire-Safety Records We Review
Relevant records help show whether important fire-safety systems are being tested, maintained and managed. The documents required depend on the property type, occupancy, systems installed and duties of the Responsible Person.
Electrical Installation Condition Report
We review whether a current EICR is available and whether relevant C1 or C2 observations have been addressed. The FRA does not replace the EICR.
EICR serviceFire Alarm Servicing Certificate
We review available testing and servicing records for the fire alarm system, with reference to the system’s maintenance requirements and BS 5839 where applicable.
Fire alarm testingEmergency Lighting Records
Where emergency lighting is installed, we review available routine function-test and annual duration-test records.
Where installedFire Extinguisher Service Record
We review available servicing records and whether extinguishers appear suitable for the premises and identified risk areas.
Where providedPAT Testing Records
Where portable appliances are used, we review relevant testing, labelling and maintenance records on a risk-based basis.
PAT testingFire Door Inspection Records
We review available inspection, repair and maintenance records for fire doors and associated self-closing devices.
Where applicableGas Safety Certificate
For rented properties, we may review whether a current CP12 is available as wider property-compliance context. It is not part of the FRA itself.
CP12 serviceFire Safety Logbook
We review whether the property keeps records of relevant alarm, emergency lighting, extinguisher, fire-door, drill and maintenance checks.
Records reviewedPrevious Fire Risk Assessment
We review the previous FRA where available to see whether actions were completed and whether risks or circumstances have changed.
History reviewedBring what you have - we will identify what needs attention.
Record review supports the FRA, but it does not replace specialist inspection, testing or servicing where those are required.
Real-world fire-safety thinking
Case Study: Domestic Kitchen Fire Risk Assessment
A domestic property can still contain complex fire-spread pathways. This example shows how layout, ignition sources and compartmentation are considered together.
Scenario
Two connected kitchen areas with shared ventilation
During a recent assessment at a single-family residence, the property included an open-plan kitchen connected to a smaller rear kitchen. Although the main kitchen did not open directly onto the escape route, both areas contained ignition sources and shared ventilation paths.
The assessment considered how smoke and heat could move between the spaces and affect internal circulation or escape conditions.
Risk-control recommendation
Fire-resisting separation between the kitchens
A fire-resisting door, such as an FD30 door where appropriate to the assessed design, was recommended between the smaller kitchen and the open kitchen. The aim was to reduce early smoke and heat transfer and protect circulation and escape conditions.
Case-specific recommendation - not a universal ruleStandards and guidance
Fire separation must be assessed in context
The recommendation was considered with reference to the building layout, the proposed fire strategy, BS 9991 where applicable and relevant guidance such as Approved Document B. The correct solution depends on the property, occupancy, construction and escape strategy.
Concerned about fire spread between rooms?
Arrange a site-specific Fire Risk Assessment for your London property.
A useful resource for landlords and agents
Fire Safety Guidance for Private Rented Properties
The fire-safety framework can involve different duties depending on the property type, occupancy and shared areas. The National Residential Landlords Association’s overview helps landlords and agents understand which legislation and practical responsibilities may apply.
- Private rented sector guidance
- HMO and communal-area context
- Fire-safety legislation overview
- Landlord and agent responsibilities
A structured, professional FRA methodology
How We Carry Out Your Fire Risk Assessment
Our Fire Risk Assessments follow a structured methodology so hazards are identified, evaluated and documented clearly for the Responsible Person.
Initial consultation and site overview
We understand the premises, occupancy, activities, building use and known concerns before the inspection begins.
Full walk-through inspection
We inspect the building systematically, including:
- Escape routes and final exits
- Fire doors and compartmentation
- Fire alarms and emergency lighting
- Kitchens, plant rooms and service areas
Hazards and people at risk
We identify ignition, fuel and oxygen sources alongside vulnerable occupants, staff, visitors, contractors and residents.
Existing fire-safety measures
We assess whether current controls are suitable and maintained, including detection, warning systems, lighting, extinguishers, signage, doors and records.
Risk rating and prioritisation
Findings are considered against likelihood, severity, existing controls and the people who may be affected. This identifies what needs urgent action.
Recommendations and action plan
You receive practical recommendations that are prioritised, easy to understand and tailored to the premises.
Final report issued promptly
Your report brings together:
- Findings and photographs
- Risk ratings and recommended actions
- Compliance observations
- Relevant legal responsibilities
Review, handover and ongoing management
We explain the findings and help you understand how to keep the assessment current as the premises, occupancy, activities or fire-safety measures change.
- Agree action owners and target dates
- Keep testing and maintenance records
- Review after alterations or significant events
A deeper look at fire safety
Why an Electrical-First Approach to Fire Risk Assessments Matters
Fire safety is more than escape signs and fire doors. Electrical faults, defective equipment and poorly maintained life-safety systems can create ignition risks that deserve careful professional attention.
Electrical insight within your FRA
See the ignition risks that a surface-level review may miss.
Our NICEIC electrical contractor background and fire-safety experience allow us to consider fire hazards alongside the condition of relevant electrical equipment and systems. We identify concerns for the Responsible Person to investigate and address.
Electrical ignition risks
We look for overloaded equipment, damaged accessories, scorching, unsuitable wiring support and consumer-unit concerns that may contribute to fire risk.
Consumer units and wiring
Visible condition, location, signs of heat damage and the suitability of electrical equipment are considered in the context of the building’s fire strategy.
Fire alarm observations
We can identify visible panel warnings, disabled devices, obvious coverage concerns and maintenance issues that may require specialist fire-alarm testing.
Action-ready reporting
Findings are explained in plain language, prioritised by risk and linked to practical next steps for the Responsible Person.
What we look for
A visual FRA does not replace specialist electrical testing, but electrical context can reveal questions that deserve further investigation:
- Overloaded equipment or unsafe extension-lead arrangements.
- Scorched sockets, fittings or cables showing heat or damage.
- Consumer-unit location and condition in relation to escape routes.
- Fire alarm panel warnings or visible maintenance concerns.
What this means for you
The outcome is not a generic “pass” label. You receive a site-specific assessment that helps you understand:
- Which hazards need urgent control.
- Which systems require specialist testing or repair.
- Who should own each action and when it should be reviewed.
- How to keep evidence for your fire-safety records.
Clear priorities for safer premises
Risk Scoring - How We Prioritise Fire Safety Hazards
Not every finding carries the same urgency. Our fire risk assessment process helps you understand which hazards need immediate action, which require planned attention and which can be monitored.
High Risk
(Immediate Action Required)
Act now to protect people and the premises.
- High likelihood of fire or rapid fire spread.
- High severity if a fire occurs.
- Escape or protection arrangements may be seriously compromised.
- Examples: blocked escape routes, no detection in high-risk areas or a faulty fire alarm system.
Make the situation safe immediately and record the action taken.
Medium Risk
(Action Required Soon)
Plan and complete corrective work within a reasonable timeframe.
- Moderate likelihood or severity.
- Could become more serious if left unattended.
- Examples: damaged fire doors, missing signage or poor housekeeping.
Agree an owner and completion date, then retain evidence of the work.
Low Risk
(Monitor & Maintain)
Keep the control in place and review it during routine checks.
- Low likelihood and low severity.
- No urgent action is normally required.
- Examples: minor storage issues or small improvements to lighting and signage.
Monitor the issue, maintain standards and review if circumstances change.
A transparent risk score helps you act with confidence.
Risk ratings are based on the specific premises, occupants, controls and hazards identified during the assessment. They support prioritisation; they do not replace professional judgement or the duties of the Responsible Person.
Need help prioritising fire-safety work?
Arrange a site-specific Fire Risk Assessment and receive clear actions for your London property.
Fire risk assessment London guidance
Fire Risk Assessment London - Frequently Asked Questions
Practical answers for landlords, HMO managers, managing agents, businesses and Responsible Persons arranging a professional FRA.
01How often do I need a Fire Risk Assessment for my London property?
Under the Regulatory Reform (Fire Safety) Order 2005, a fire risk assessment must be suitable, sufficient and kept up to date. There is no single calendar interval that applies to every property.
As practical guidance, review the assessment at least annually and arrange a new or substantially refreshed assessment every 2 to 3 years where appropriate, or sooner after a change such as refurbishment, a change of use, altered occupancy, a serious incident or new fire-safety risk.
02Do HMO landlords in London legally require a professional FRA?
HMO and multi-occupied building owners have important fire-safety duties. The Responsible Person must take reasonable steps to identify fire hazards, protect relevant people and maintain appropriate safety measures. This commonly includes communal areas such as hallways, stairwells, entrances and shared facilities.
Local authority or fire-and-rescue enforcement can follow when duties are not met. A professional FRA helps document the risks, priorities and actions for the specific building.
03What is checked during a professional Fire Risk Assessment?
We assess the building, occupancy and fire-safety arrangements rather than simply completing a tick-box form. Depending on the premises, this may include:
- Fire hazards and likely ignition sources.
- Escape routes, final exits and emergency lighting.
- Fire doors, compartmentation and structural fire protection.
- Fire alarm systems, extinguishers and other safety measures.
- Occupants who may be particularly at risk.
- Emergency procedures, staff information, testing and maintenance records.
Our electrical contracting background also helps us identify electrical ignition hazards and related maintenance concerns that should be considered alongside the FRA.
04How much time do I have to complete remedial work?
There is no single fixed timeframe for every action. The Responsible Person should prioritise work according to the severity of the risk and act without delay where people could be exposed to immediate danger.
- Immediate action: critical hazards such as blocked escape routes or serious fire-safety failures.
- High risk: urgent issues that compromise fire doors, emergency lighting, alarm coverage or escape arrangements.
- Medium to low risk: planned improvements and maintenance tasks with a documented completion target.
Your report should make the priority and recommended next step clear.
05Do I need to keep and maintain a physical Fire Log Book?
You need a reliable, continuous record of fire-safety checks and maintenance. A physical log book is a common way to keep that evidence together, although the important requirement is that records are accurate, accessible and maintained.
Depending on the premises and systems, records may include alarm tests, emergency lighting checks, extinguisher servicing, fire-door checks, drills, staff training, incidents and remedial actions.
06What if I do not have a Fire Log Book or do not know how to complete it?
We can help you establish a practical record for the property and explain what should be tested, how often checks should be carried out and how findings should be recorded. The Responsible Person or duty holder must continue to maintain the records after the assessment.
Need a professional FRA for your London property?
Arrange a site-specific assessment and receive clear priorities rather than a generic checklist.
Written & reviewed by
- Written by:
- Shashi Pal
- Position:
- NICEIC Approved QS
- Qualification:
- JIB Gold Card
- Professional Membership:
- Associate Member - IFSM (8946)
Last updated: 09 September 2026
Fire Safety Legislation
- Primary legislationRegulatory Reform (Fire Safety) Order 2005
- Fire safety dutiesFire Safety Act 2021
- England regulationsFire Safety (England) Regulations 2022
Safety Disclaimer:
Fire risk assessments must be carried out by competent and suitably qualified assessors with appropriate experience. They are undertaken with reference to the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, the Fire Safety (England) Regulations 2022 where applicable, and relevant fire-safety guidance and British Standards.
The information on this page is provided for general guidance and should not be relied upon as a substitute for a formal fire risk assessment. The Responsible Person remains legally responsible for managing fire safety at the premises. For advice specific to your property, please consult a qualified fire-risk assessor or arrange a professional assessment.
