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Accredited fire and electrical safety assessor conducting a property inspection in London.

Fire Risk Assessment Guide for HMO Landlords & Property Managers

City of London

NEBOSH, BOHS & IFSM Accredited Fire Safety Professionals Supporting Landlords, Estate Agents, and Businesses with Complete Fire Compliance

The City of London is dominated by commercial office towers, financial institutions, and high‑profile heritage buildings. FRA in the Square Mile requires expertise in high‑rise evacuation strategy, fire alarm zoning for multi‑tenant offices, and 24/7 site occupancy management. With a strong focus on business continuity and compliance with BS 9999 for fire safety in large non‑domestic buildings, City clients expect a higher level of diligence. Our fire risk assessments for City properties cover everything from staff evacuation drills to alarm integration and fire door audit trails helping protect lives, assets, and compliance in the heart of London’s financial district.

Fire Safety Compliance and UK Legal Frameworks

Regardless of property type or size, fire safety compliance is governed by several core pieces of UK legislation and British Standards. Your fire risk assessment must adhere to the following frameworks:

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  • Regulatory Reform (Fire Safety) Order 2005
    The foundational legislation requires a 'responsible person' to conduct and maintain a suitable and sufficient FRA.

  • Fire Safety (England) Regulations 2022
    Applies to buildings over 11 metres, including residential blocks and high-rise developments, mandating monthly checks, signage, and fire door inspections.

  • Building Safety Act 2022
    Introduces stricter obligations for high-risk buildings, with accountable persons required to demonstrate robust fire risk management.

  • Housing Act 2004 & Local Licensing Schemes
    Local authorities require landlords of HMOs and rented properties to produce a current fire risk assessment as part of licensing applications.

  • PAS 79-1:2020
    British Standard code of practice for fire risk assessment methodology and reporting structure.

  • PAS 9980:2022
    Guidance on assessing external wall systems for fire risk (especially relevant to blocks with cladding).

 


Failure to comply with these requirements may result in prosecution, enforcement notices, invalidated insurance, or civil liability following an incident.

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Fire Risk Assessment Process: What to Expect

HSE Property Checks follows a methodical, ISO9001 standard aligned process, based on PAS 79 and sector-specific best practices. Here's how we carry out your fire risk assessment:

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1. Pre-Assessment Review

We gather relevant background information, including building plans, previous FRA reports, occupancy type, fire strategy (if applicable), and operational risks.

 

2. Site Visit & Visual Inspection

Our assessor walks through the premises to evaluate all fire safety systems, including:

  • Means of escape (routes, stairs, signage)

  • Emergency lighting

  • Fire detection systems (alarms, smoke detectors)

  • Fire doors and compartmentation

  • Firefighting equipment (extinguishers, dry risers, sprinklers)

  • External wall cladding (where applicable)

 

3. Risk Identification & Evaluation

We identify potential ignition and fuel sources, oxygen availability, and areas of elevated risk (e.g. server rooms, kitchens, plant areas). Vulnerable persons, lone workers, or sleeping occupants are highlighted.

 

4. Control Measures Review

We assess fire drills, emergency plans, maintenance records, fire logbooks, and compliance with servicing frequencies.

 

5. Report & Action Plan

We provide a comprehensive written report with photographic evidence, risk ratings (high/medium/low), and a priority-based action plan.

 

6. Ongoing Support

We offer post-assessment guidance and can support you with remedial works, annual reviews, or re-inspections.

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FRA for Different Property Types: Tailored Assessments

We provide tailored fire risk assessments to meet the specific risks and legal obligations of various property types:

 

Commercial Properties

For shops, offices, warehouses, salons, studios, gyms, and mixed-use premises. Includes evacuation planning, fire load assessment, and employee training recommendations.

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Residential & HMOs

Includes blocks of flats, communal stairwells, maisonettes, and licensed/unlicensed HMOs. Focuses on compartmentation, fire doors, escape routes, and smoke detection.

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Hospitality & Leisure

Hotels, hostels, serviced apartments, and event spaces — ensuring compliance for transient guests and high occupancy turnover.

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Care Homes & Healthcare

Fire risk assessments in care settings require a PEEP (Personal Emergency Evacuation Plan) approach, passive protection evaluation, and clear egress plans for those with mobility issues.

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Schools, Nurseries & Colleges

Requires special safeguarding, muster points, child-specific escape planning, and safe zones.

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Industrial & Warehousing

Involves assessment of high-risk processes, chemical storage, ventilation systems, and fire spread potential across large units.

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Who Can Conduct a Fire Risk Assessment?

Under the Fire Safety Order, your FRA must be completed by a competent person – someone with sufficient training, knowledge, and experience to properly identify fire risks and recommend appropriate actions. We recommend using only assessors who are:

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  • Members of professional bodies such as the Institute of Fire Safety Managers (IFSM), Institution of Fire Engineers (IFE) and NEBOSH Accredited.

  • Familiar with PAS 79 and PAS 9980.

  • Covered by professional indemnity and public liability insurance.

  • Experienced with your property type (residential blocks, schools, factories, care homes, etc.)

 

At HSE Property Checks, our assessors are certified, background-checked, and equipped to assess any building type from converted flats to healthcare facilities and care homes to multi-site commercial portfolios.

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Local Coverage with Borough-Level Experience

Our team operates daily across London and the Home Counties with in-depth knowledge of local housing, licensing and fire authority requirements.

Same Day Service and 24-Hour Digital Reporting

We deliver rapid turnaround times with fully digital, audit-ready reports that meet licensing, insurance and regulatory deadlines without delay.

One Provider for Total Property Compliance

We offer a complete suite of inspection and certification services under one roof including Fire Risk Assessments, EICRs, Gas Safety, Legionella, Asbestos, PAT Testing, EPCs, Energy Efficiency and Performance, Remedial Work, Windows and Fire Door, and more.

Remedial Advice and Licensing Support

We go beyond compliance checks by offering practical remedial guidance, fire door upgrade support, and documentation for HMO licences and enforcement resolution.

Trusted by Landlords, Agents, and Local Authorities

We maintain a five-star Google rating, publish qualified-assessor reports, and are the preferred provider for managing agents, estate teams, and HMO landlords.

Quick Response

We respond quickly, keep you informed at every step, and deliver expert guidance with minimal hassle to ensure a smooth, professional experience from booking to certification.

Sector-Specific Fire Compliance Expertise

We serve all major sectors—residential (including HMOs), commercial, social and care homes, educational, healthcare, hospitality, warehousing—with tailored fire safety consultency and strategies that meet UK's legal and operational demands.

Fully Compliant with PAS 9980 and British Standards

All services adhere to PAS 9980, BS 5839 (fire alarms), BS 8214 (fire doors), BS 5266 (emergency lighting), and BS 5306 (extinguishers) for legally sound, insurable and enforceable compliance.

Certified Fire Safety and Compliance Specialists

We deliver NEBOSH, NICEIC and BOHS compliant property inspections and certifications and delivering expert-led assessments across fire, electrical, gas, asbestos, water hygiene, and energy compliance.

what makes us retain our clients and achieve referrals

HSE Property Checks retains its clients and earn referrals by consistently delivering expert property compliance services built on trust, accuracy and speed. Our qualified assessors help landlords, estate agents and property managers across London and the Home Counties stay fully compliant with legal obligations under the Fire Safety Order 2005, Housing Act 2004, Electrical Safety Regulations 2020 and Gas Safety Regulations. From fire risk assessments and EICRs to EPCs and PAT testing, every certification is carried out with precision and supported by clear, actionable guidance. The unique strengths below explain why clients repeatedly choose us — and confidently recommend us to others.

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Urgent fire safety and compliance certification services are available in the following areas

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Regional Coverage & Borough Level Property Compliance Expertise

We provide fire safety and property compliance services across all London boroughs and the Home Counties, including Kent, Essex, Hertfordshire, Surrey, Berkshire, Buckinghamshire, and Hampshire. Our team has in-depth knowledge of local authority requirements, HMO licensing conditions, and borough-level fire safety enforcement, ensuring every inspection aligns with both national legislation and local compliance frameworks. We provide urgent and same day services offering services within 4 hours and same day reports to help clinets with urgent compliance requirements.

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