Fire Risk Assessment Cost London 2025 — HMO and Landlord Prices
Fire risk assessment costs in London vary by property type. This guide covers prices for HMOs, single lets, blocks of flats and commercial properties, and what the assessment involves.
Fire Risk Assessment Costs in London 2025
Fire risk assessment costs in London depend on the property type and size:
- Small HMO (3-4 occupants, 2-3 storeys): £200–350
- Medium HMO (5-8 occupants): £300–450
- Large HMO or house in multiple occupation (8+ occupants): £400–600
- Purpose-built flats (block of up to 10 units): £350–600
- Larger blocks of flats (10-50 units): £500–1,200
- Single residential let with communal areas: £150–250
- Commercial premises (office, retail, restaurant): £300–800
Who Needs a Fire Risk Assessment?
The Regulatory Reform (Fire Safety) Order 2005 (RRO 2005) requires a written fire risk assessment for all non-domestic premises and for residential properties with communal areas. This includes:
- All HMOs (mandatory)
- Blocks of flats with common areas (hallways, staircases, lobbies)
- Houses converted into flats
- Houses let to three or more unrelated occupants
- All commercial premises with employees or public access
Single-tenancy houses let to a single household do not require a formal fire risk assessment under the RRO, but landlords still have duties under the Housing Health and Safety Rating System (HHSRS) and the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022.
What a Fire Risk Assessment Covers
A compliant fire risk assessment under PAS 79-1:2020 covers:
- Identification of fire hazards (ignition sources, fuel, oxygen supply)
- Identification of people at risk — particularly those with restricted mobility
- Evaluation of existing fire precautions: detection and alarm, escape routes, emergency lighting, fire doors, fire-fighting equipment
- Assessment of structural fire protection — compartmentation, fire-stopping of penetrations
- Review of management procedures — testing regime, training, record-keeping
The output is a written report with a risk rating and an action plan prioritised by urgency. For HMO licensing, all 33 London boroughs require a current fire risk assessment from the licence application date.
Fire Risk Assessment and HMO Licensing
London borough councils require a fire risk assessment as a condition of HMO licensing. Most boroughs specify that the assessment must be carried out by a competent person — typically interpreted as someone with NEBOSH Fire Certificate qualification or equivalent. Our assessors hold NFRAR Tier 3 qualification (the relevant professional standard for residential fire risk assessors) and our reports are accepted by all 33 London boroughs.
Frequently asked questions
How much does a fire risk assessment cost in London?
Fire risk assessments in London cost £200-350 for a small HMO, £300-450 for a medium HMO with 5-8 occupants, and £350-600 for a purpose-built flat block. Single residential lets with communal areas cost £150-250.
Who needs a fire risk assessment in London?
All HMOs, blocks of flats with communal areas, and commercial premises require a written fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. Individual landlords of HMOs cannot let their properties without one — it is a condition of mandatory HMO licensing.
How often does a fire risk assessment need to be renewed?
There is no fixed renewal period, but a fire risk assessment must be reviewed whenever there is a significant change to the property or its use — new occupants, structural alterations, change of use, or if a fire or near-miss incident occurs. Most insurers and councils expect a fresh assessment every 12-24 months for HMOs.
Can I carry out a fire risk assessment myself?
For simple low-risk properties, a competent owner can carry out a basic assessment. However, for HMOs and properties requiring council licensing, the assessment must be carried out by a demonstrably competent person. London councils increasingly require assessors with recognised qualifications such as NFRAR Tier 3 or NEBOSH Fire Certificate. Self-assessed risk assessments are routinely rejected at HMO licence application.