Does a Landlord Need a Fire Risk Assessment?

As a landlord in Dorset and Hampshire, understanding your fire safety obligations is crucial for protecting your tenants, your property, and yourself from legal consequences. The question of whether you need a landlord fire risk assessment isn’t always straightforward, as it depends on the type of property you manage and its specific characteristics.

At TJC Fire & Electrical, we’ve been helping landlords across Southern England navigate these complex requirements for over 15 years. In this comprehensive guide, we’ll clarify when fire risk assessments are mandatory, what they involve, and how to ensure your rental properties remain compliant with current fire safety legislation.

What Is a Fire Risk Assessment?

A fire risk assessment (FRA) is a systematic evaluation of your property to identify potential fire hazards, assess the risk to occupants, and implement appropriate safety measures. For landlords, this process involves examining everything from electrical installations and escape routes to the placement of smoke alarms and the maintenance of fire doors.

The assessment must be conducted by a competent person who understands fire safety principles and the specific requirements for rental properties. This could be the landlord themselves for simple properties, though many choose to work with qualified professionals to ensure thoroughness and compliance.

Read our blog post on: What is a Fire Risk Assessment? For more information.

Legal Framework and Regulations for Landlords

The legal landscape for landlord fire safety has evolved significantly in recent years, with several key pieces of legislation governing your responsibilities:

Regulatory Reform (Fire Safety) Order 2005

The Regulatory Reform (Fire Safety) Order 2005 forms the cornerstone of fire safety law in England and Wales. This legislation requires fire risk assessments for the common parts of multi-occupied residential buildings, including blocks of flats and HMOs (Houses in Multiple Occupation).

Fire Safety Act 2021

The Fire Safety Act 2021 clarified that the Fire Safety Order applies to the structure, external walls, and flat entrance doors in multi-occupied residential buildings. This means landlords must now include these elements in their fire risk assessments.

Fire Safety (England) Regulations 2022

The Fire Safety (England) Regulations 2022 introduced additional requirements for responsible persons managing multi-occupied residential buildings. These regulations, which came into force in January 2023, mandate more frequent checks and enhanced record-keeping for certain properties.

Housing Act 2004

The Housing Act 2004 gives local authorities powers to assess fire safety in residential properties through the Housing Health and Safety Rating System (HHSRS). This system identifies fire as one of 29 potential hazards that landlords must address.

When Is a Fire Risk Assessment Required?

The requirement for a landlord fire risk assessment depends on your property type:

HMOs (Houses in Multiple Occupation)

All HMOs require a fire risk assessment, regardless of whether they need a licence. This includes properties where:

• Three or more people from two or more households share facilities
• The property is occupied as the tenants’ main residence
• Rent is paid for the accommodation

Blocks of Flats and Converted Properties

If you own or manage a block of flats or a converted property with common areas, you must conduct a fire risk assessment for these shared spaces. This applies whether you own the entire building or individual flats within it.

Single-Family Dwellings

For properties let to a single household (such as a traditional family home), a formal fire risk assessment isn’t legally required. However, you still have duties under the Housing Act 2004 to ensure the property is safe from fire hazards.

The Role of the Responsible Person

Under the Fire Safety Order, the “responsible person” is legally accountable for fire safety in relevant premises. For landlords, this typically means:

• In HMOs: The landlord or managing agent is the responsible person
• In blocks of flats: The freeholder, management company, or residents’ management organisation
• For common areas: Whoever has control over these spaces

As the responsible person, you must:

• Conduct and regularly review fire risk assessments
• Implement appropriate fire safety measures
• Provide information to residents about fire risks and safety procedures
• Maintain fire safety equipment and systems
• Keep records of assessments and actions taken

Fire Risk Assessment Frequency and Review Schedules

The law requires that your fire risk assessment be “suitable and sufficient” and kept up to date. While there’s no fixed timeframe, we recommend:

• Annual reviews for most rental properties
• More frequent reviews for high-risk properties or HMOs
• Immediate review after any significant changes, such as building work or a fire incident

Regular reviews ensure you identify new hazards promptly and maintain compliance with evolving regulations. At TJC Fire & Electrical, we can establish a review schedule tailored to your property portfolio. We ensure that your properties are kept up to date with fire safety records and that fire risk assessments are carried out in time, removing this hassle for you.

Essential Fire Safety Requirements for Landlords

Smoke and Carbon Monoxide Alarms

Since October 2022, landlords must ensure:

• At least one smoke alarm is installed on each storey of the property
• A carbon monoxide alarm is fitted in any room containing a fixed combustion appliance (excluding gas cookers)
• All alarms are tested on the first day of each new tenancy

For properties in Bournemouth, Southampton, and across our service area, we provide professional alarm installation and testing services.

Escape Routes and Evacuation Planning

Clear, unobstructed escape routes are essential for tenant safety. Your fire risk assessment should evaluate:

• The adequacy of escape routes from all parts of the property
• Emergency lighting requirements in common areas
• Signage and evacuation instructions
• Whether a “stay put” policy is appropriate for blocks of flats

Fire Doors and Flat Entrance Doors

Fire doors play a crucial role in preventing fire spread. In HMOs and blocks of flats:

• Flat entrance doors should meet FD30S standard (30-minute fire resistance with smoke seals)
• Doors to risk rooms (kitchens, lounges) in HMOs typically require FD30 doors
• All fire doors must be properly maintained with functioning self-closers

Regular inspection and maintenance of fire doors should form part of your fire safety management routine.

Electrical Safety and Fire Prevention

Electrical faults are a leading cause of fires in rental properties. Landlords must:

Electrical Installation Condition Reports (EICR)

Since July 2020, private landlords must:

• Obtain an EICR before new tenancies begin
• Ensure inspections occur at least every five years
• Provide a copy to tenants within 28 days
• Complete any necessary remedial work

Our electricians across Dorset and Hampshire can conduct these essential safety checks as part of your assessment and safety procedure.

PAT Testing

While not always legally required, Portable Appliance Testing (PAT) for landlord-provided electrical equipment demonstrates good practice and helps prevent electrical fires.

Gas Safety Requirements

Annual gas safety checks by Gas Safe registered engineers are mandatory for all rental properties with gas appliances. These checks must:

• Cover all gas appliances, flues, and pipework
• Result in a Gas Safety Certificate (CP12)
• Be completed every 12 months
• Be provided to tenants within 28 days

Fire Safety Equipment Requirements

Depending on your property type, you may need to provide:

Fire Extinguishers and Fire Blankets

HMOs typically require:

• A fire blanket in the kitchen
• Appropriate fire extinguishers in common areas
• Clear instructions for their use

Emergency Lighting

Common areas in HMOs and blocks of flats often require emergency lighting to ensure safe evacuation if the main power fails.

HMO-Specific Fire Safety Requirements

HMOs face additional fire safety requirements due to the increased risks from multiple households sharing facilities:

• Enhanced fire detection systems (often Grade A LD2 or LD1 systems)
• Fire doors to all risk rooms
• Protected escape routes
• Higher standards for electrical installations
• More frequent inspections and maintenance

Licensed HMOs must meet specific conditions set by local authorities, which often exceed minimum standards.

Requirements for Blocks of Flats

Managing fire safety in blocks of flats presents unique challenges:

Common Parts Assessment

Your fire risk assessment must cover:

• Entrance halls and stairways
• Shared facilities like laundry rooms
• Plant rooms and storage areas
• External walls and cladding
• Bin stores and car parks

Stay Put Policy

Many purpose-built blocks of flats operate a “stay put” policy, where residents remain in their flats unless directly affected by fire. This requires:

• Adequate compartmentation between flats
• Regular inspection of fire-stopping measures
• Clear communication with residents

Tenant Responsibilities for Fire Safety

While landlords bear primary responsibility for fire safety, tenants also have duties:

• Testing smoke alarms regularly (monthly is recommended)
• Reporting any defects or concerns promptly
• Not tampering with fire safety equipment
• Keeping escape routes clear
• Following fire safety instructions provided

Clear communication about these responsibilities should form part of your tenancy agreement and tenant handbook.

Documentation and Record Keeping

Proper documentation is essential for demonstrating compliance:

Essential Records to Maintain

• Fire risk assessments and review documents
• Gas Safety Certificates
• Electrical Installation Condition Reports
• Alarm test records
• Fire door inspection logs
• Training records for any staff
• Maintenance and repair records

Keep these documents for at least five years and make them readily available for inspection.

Finding a Competent Fire Risk Assessor

Selecting the right assessor is crucial for ensuring your fire risk assessment is thorough and compliant. Look for:

• Relevant qualifications and professional memberships
• Experience with residential properties
• Understanding of local requirements in Dorset and Hampshire
• Comprehensive insurance coverage
• Clear, actionable reports

At TJC Fire & Electrical, our assessors combine local knowledge with extensive experience in fire risk assessments for all types of rental properties.

Understanding Fire Risk Assessment Costs

The cost of a fire risk assessment varies based on several factors:

• Property size and complexity
• Number of communal areas
• Type of property (HMO, block of flats, etc.)
• Location within Dorset or Hampshire
• Frequency of assessments needed

For detailed information about pricing in your area, visit our guide on the cost of a fire risk assessment in 2025.

Enforcement and Penalties

Local authorities and fire services have powers to enforce fire safety requirements:

Potential Consequences of Non-Compliance

• Informal notices requiring improvements
• Formal enforcement notices with legally binding deadlines
• Prohibition notices preventing property use
• Prosecution resulting in unlimited fines
• Imprisonment for up to two years for serious breaches

Beyond legal penalties, non-compliance can invalidate insurance policies and result in civil claims if injuries occur.

Staying Updated on Fire Safety Legislation

Fire safety regulations continue to evolve, particularly following high-profile incidents and ongoing reviews. Landlords should:

• Subscribe to updates from government fire safety guidance
• Join professional landlord associations
• Work with qualified professionals who stay current with regulations
• Regularly review and update fire safety procedures

Fire Risk Assessments in Dorset and Hampshire

Local authorities across our region, including Poole, Portsmouth, Ferndown, and Christchurch, may have specific requirements or enforcement priorities. Working with a local fire safety specialist ensures your assessments meet both national standards and local expectations.

Taking Action: Your Next Steps

Understanding whether you need a landlord fire risk assessment is just the first step. To ensure full compliance and protect your investment:

1. Identify your property type and corresponding legal requirements
2. Review existing fire safety measures against current standards
3. Schedule professional assessments where required
4. Implement recommended improvements promptly
5. Establish regular review and maintenance schedules
6. Document all actions taken for compliance records

Book Your Fire Risk Assessment Today

Don’t leave fire safety to chance. At TJC Fire & Electrical, we provide comprehensive fire risk assessments tailored to landlords across Dorset and Hampshire. Our experienced team understands the unique challenges facing rental property owners and delivers clear, practical solutions to ensure compliance and peace of mind.

We prioritise transparent communication and excellent customer service. We believe in keeping our clients informed throughout the entire process, from project inception to completion, to ensure that your vision becomes a reality.

Ready to ensure your properties meet all fire safety requirements? Call TJC Fire & Electrical on 01202 985 655 to book your fire risk assessment today. Our team serves landlords throughout Bournemouth, Poole, Dorchester, Ringwood, Wimborne, Southsea, and beyond, providing the expert guidance you need to protect your tenants and your investment.