Fire Risk Assessment for Flats
A complete fire risk assessment for residential blocks, apartment buildings, and converted flats — covering communal areas, stairwells, flat entrance doors, and external walls as required by the Fire Safety Act 2021 (England & Wales). Complete it online at your own pace and receive your PDF report instantly.
What's included in your flat assessment
Our online flat assessment covers all elements required under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021, including communal areas, flat entrance doors, and external wall systems.
- Full fire risk assessment for residential flats and apartments
- Covers communal areas, stairwells and corridors
- Structured around the Fire Safety Act 2021 and RRO 2005 scope
- Identifies fire hazards, ignition sources and people at risk
- Action plan with prioritised recommendations
- Suitable for leasehold and freehold properties
- Clear report for managing agents and freeholders
- Downloadable PDF report issued immediately
Your legal obligations for flat buildings
Fire safety law for residential flat blocks has been updated significantly in recent years. Here's what freeholders, managing agents and RMCs need to know.
Fire Safety Act 2021
The Fire Safety Act 2021 clarifies that the Regulatory Reform (Fire Safety) Order 2005 applies to the structure, external walls and flat entrance doors of any building containing two or more sets of domestic premises. Freeholders, managing agents and resident management companies must ensure a fire risk assessment covers these elements.
Regulatory Reform (Fire Safety) Order 2005
The responsible person for the communal areas of a block of flats — typically the freeholder or their managing agent — is legally required to carry out and keep under review a suitable and sufficient fire risk assessment. This has applied since 2006.
Building Safety Act 2022
For higher-risk residential buildings (18 metres or more, or 7 or more storeys), the Building Safety Act 2022 introduces a new regulatory regime. Our online flat assessment is designed for standard residential blocks; buildings above the higher-risk threshold may require an in-person professional assessor.
Leasehold and Freehold Reform
Leaseholders are entitled to request a copy of the fire risk assessment for their building. Freeholders and managing agents must be able to produce an up-to-date assessment on request. Failure to do so can expose them to enforcement action by the local fire and rescue authority.
Common fire risks in residential flat blocks
Our assessment systematically covers every area of the building where fire risks are commonly found.
Communal Corridors and Stairwells
Shared corridors and stairwells are the primary means of escape in a flat block. Obstructions, damaged fire doors, missing self-closers or inadequate emergency lighting are among the most common issues we flag.
Flat Entrance Doors
Since the Fire Safety Act 2021, flat entrance doors form part of the fire risk assessment. We check whether they are fire-resistant, self-closing, and correctly fitted — including intumescent strips and smoke seals.
Fire Detection and Warning
Many older flat blocks have outdated fire detection systems or rely on automatic fire detection only in communal areas. Our assessment identifies gaps in coverage and recommendations for upgrade.
External Wall Systems
Following the Grenfell Tower fire, external wall cladding is now within scope of the fire risk assessment. We ask questions about the building's external envelope and flag where specialist cladding surveys may be required.
Lift and Plant Rooms
Plant rooms, bin stores, meter cupboards and lift motor rooms all represent potential sources of ignition. Our assessment covers all common parts of the building, not just the main corridors.
Arson and Security
Blocks with unsecured communal entrances, poorly lit stairwells or accessible bin stores face higher arson risks. We assess access control, lighting and waste management as part of the assessment.
How the online flat assessment works
Answer the questionnaire
Work through guided questions covering every part of the building — communal areas, fire doors, detection, lighting and external elements. Go at your own pace.
Pay a single fixed fee
£54 inc. VAT covers one building. Pay securely via card, Apple Pay or Google Pay. No subscription or repeat charges.
Receive your PDF instantly
Your fire risk assessment report is emailed to you immediately on completion. Keep it as your written record and share it with insurers, councils or leaseholders if asked.
How it works
Built around the Regulatory Reform (Fire Safety) Order 2005
- 1
Tell us about your premises
Enter the responsible person and property details.
- 2
Pay a fixed price securely
One-off payment by card, processed by Stripe.
- 3
Answer the guided questions
Work through fire hazards, detection, escape routes, equipment and management.
- 4
Get your PDF report
Your report is generated when you complete the assessment, ready to download.
What's included in your report
- Executive summary with an overall risk score and risk level
- Responsible person and property details
- Findings based on your answers
- Recommendations grouped by high, medium and low priority, each with an action
- Guidance on the responsible person's duties (Article 3 of the Fire Safety Order)
- When to review your assessment
Clear, fixed prices
- Online DIY assessment£25 + VAT (£30 inc. VAT)
- Flat assessment£45 + VAT (£54 inc. VAT)
- HMO assessment£80 + VAT (£96 inc. VAT)
- On-site assessor visit£250 + VAT (£300 inc. VAT)
Each price is a one-off payment for that assessment.
Legal basis: Regulatory Reform (Fire Safety) Order 2005, Fire Safety Act 2021 and Fire Safety (England) Regulations 2022; Fire (Scotland) Act 2005 in Scotland.
Secure payment: card payments are processed by Stripe.
14-day cooling-off: full refund within 14 days if the assessment hasn't been started and the report hasn't been opened. See terms.
Common questions
Is an online fire risk assessment legally acceptable?
The Regulatory Reform (Fire Safety) Order 2005 requires a suitable and sufficient assessment by the responsible person, not a particular format. The online tool helps you record it. For complex, larger or higher-risk premises, book an assessor visit instead.
Is this a certificate of compliance?
No. The report is based on the information you provide and is not a certificate of compliance. If you are unsure, an on-site assessor visit (£250 + VAT) may suit you better.
Are there any hidden costs?
No. Each price is a one-off fixed payment for that assessment, shown with and without VAT before you pay.
Can I get a refund?
For online and HMO assessments you can request a full refund within 14 days if the assessment hasn't been started and the report hasn't been opened. Assessor visits can be cancelled for a full refund up to 48 hours before the appointment. See our terms for details.
What about Scotland and Northern Ireland?
The Fire Safety Order applies in England and Wales. Scotland has its own legislation, the Fire (Scotland) Act 2005, and our Scottish pages explain the differences.
Frequently asked questions
Who is responsible for the fire risk assessment in a block of flats?
The responsible person under the Regulatory Reform (Fire Safety) Order 2005 is typically the freeholder, the managing agent, or the residents' management company. Individual leaseholders are not usually the responsible person for communal areas.
Does the Fire Safety Act 2021 change my obligations?
Yes. The Fire Safety Act 2021 confirmed that the fire risk assessment for a multi-occupied residential building must cover the structure, external walls, including balconies and cladding, and flat entrance doors, not just communal areas.
How long does the online assessment take?
There's no time limit. The questionnaire walks you through communal areas, stairwells, fire doors, detection systems and external elements at your own pace.
Fire Risk Assessment for Flats — Everything You Need to Know
Under UK fire safety law, any building containing two or more sets of domestic premises — including purpose-built flat blocks, converted houses and maisonettes — must have a fire risk assessment covering its communal areas. Following the Fire Safety Act 2021, this requirement was extended to also cover the structure, external walls, and flat entrance doors of the building.
Who is responsible for the fire risk assessment?
The responsible person under the Regulatory Reform (Fire Safety) Order 2005 is typically the freeholder, their managing agent, or — where one has been set up — the residents' management company or right-to-manage company. This responsibility cannot be delegated to individual leaseholders, though leaseholders have the right to request a copy of the assessment.
What does the assessment cover?
Our online flat assessment asks about the main areas covered by the Fire Safety Order as amended by the Fire Safety Act 2021, including communal corridors and stairwells, fire detection and warning systems, emergency lighting, firefighting equipment, flat entrance doors, and external wall systems where applicable. In England, buildings over 11m and 18m have extra duties under the Fire Safety (England) Regulations 2022; high-rise and complex blocks need a competent fire risk assessor. The report identifies hazards, assesses who is at risk, and sets out a prioritised action plan.
Common areas the assessment focuses on
- Stairs, corridors and lobbies: whether they are kept clear and form a protected escape route.
- Flat entrance doors: the Fire Safety (England) Regulations 2022 require responsible persons in buildings with two or more homes to give residents fire door information, and buildings over 11 metres need entrance doors checked at least once a year and communal fire doors every three months.
- Walls and structure: since the Fire Safety Act 2021, the assessment in England and Wales should also consider the external walls and the flat entrance doors that open onto the common parts.
- Alarm strategy: whether the building uses a "stay put" or simultaneous evacuation strategy, and whether residents know which applies.
- Bin stores, meter cupboards and service risers: fire stopping, storage and access.
Flats above shops and converted houses
Flats above commercial premises and houses converted into flats often have a single stair shared with the business or a weaker separation between flats. These buildings tend to need more careful assessment, and an assessor visit is usually the better choice when you are unsure about fire separation or the construction.
How often should it be reviewed?
Keep the assessment under regular review, at least once a year as good practice, and update it after works, changes of use, a fire, or new information about the building such as an external wall survey. Compare options and prices on our fire risk assessment cost page.
Fire risk assessment cost for flats
Our flat fire risk assessment costs £45 + VAT (£54 inc. VAT), payable as a single fixed fee per building. There is no subscription. For managing agents handling multiple buildings, each assessment can be completed and paid for individually at the same price.