Many property owners expect their local council to handle fire risk assessments (FRAs). In reality, councils are not always responsible, leaving landlords, freeholders, and business owners exposed. A fire risk assessment is not just a legal box to tick—it’s a vital process that protects lives, property, and helps you stay compliant with UK fire safety law.
This guide by Fire Safety Specialists Ltd explains what to do if the council won’t help, how much a private FRA costs, and whether DIY assessments are worth the risk.
When councils don’t provide support, the safest and most compliant solution is to hire a competent fire risk assessor. DIY templates can help with low-risk situations, but they rarely satisfy legal standards. Private FRAs typically cost a few hundred pounds, depending on property type and risk level.
A fire risk assessment is a structured review of a building to identify fire hazards, measure fire risks, and put safety measures in place. Under the Regulatory Reform (Fire Safety) Order 2005, most premises must have an FRA carried out and kept up to date.
Why it matters:
Without an FRA, both lives and livelihoods are at serious risk.
For more information, please refer to our comprehensive guide: What Is a Fire Risk Assessment and Why Do You Need One?
Many property owners believe their local council will handle fire safety across all types of buildings, but this is not true. Councils typically focus on social housing, council-owned flats, or community-managed properties where they have a direct duty of care.
For most other premises, the responsibility falls on the owner, manager, or landlord. Under UK fire safety law, this role is known as the responsible person, and they must ensure a fire risk assessment is carried out and maintained.
This creates gaps, especially in leasehold blocks, HMOs, and small businesses, where the council has no duty to act. In these cases, commissioning a private fire risk assessment is essential to meet legal obligations and keep people safe.
If the council won’t help, you can commission your own FRA. The process is straightforward if you know where to look:
At the end of the process, you’ll receive a fire strategy document or report with recommendations, which must be acted upon to stay compliant.
The cost of a private fire risk assessment (FRA) depends on the type of property, its size, and how complex the fire risks are. Below is a clear breakdown to help you understand typical pricing:
Although a private FRA may feel like an expense, it is far less costly than fines for non-compliance or the devastating losses caused by a fire. Investing in a proper fire risk assessment protects people, property, and keeps you legally compliant.
Some property owners look for cheaper solutions using DIY FRA templates. The government and private companies provide free or low-cost checklists.
What DIY templates cover:
Where DIY falls short:
DIY assessments may be useful for very low-risk workplaces, but landlords and freeholders in multi-occupancy properties should not rely on them alone.
Choosing between a DIY fire risk assessment and a professional fire risk assessment depends on the type of property, the fire risks involved, and your legal obligations as the responsible person.
A professional FRA is carried out by a competent fire risk assessor with the right training and experience. The report is legally defensible if reviewed by the fire and rescue authority, giving landlords, freeholders, and business owners peace of mind. Professional assessors can also identify hidden fire hazards such as flammable building materials, poor compartmentation, or issues with fire doors that may not be obvious to an untrained eye.
A DIY fire safety risk assessment can be useful for very small or low-risk premises, but it is not recognised for higher-risk properties. These assessments are limited to spotting basic hazards and general safety measures, and they may miss critical details such as the spread of fire through external walls or the adequacy of sprinkler systems.
The best approach is to use DIY checklists for simple internal checks but hire a professional fire risk assessor for compliance and reliable protection.
You may also read: Who Can Perform a Fire Risk Assessment - Landlord or Professional?
Commissioning a private FRA doesn’t need to be complicated. Follow these steps:
With this process, you’ll stay compliant and protect people and property.
If the council won’t provide help, you cannot ignore your legal duty. Commissioning a private fire risk assessment is affordable, accessible, and the most reliable way to keep your building safe. Whether you’re a landlord, freeholder, or business owner, acting now reduces fire risks, avoids penalties, and protects the people who depend on you.
The responsible person—usually the landlord, employer, or freeholder—must ensure a fire risk assessment is completed in line with the Regulatory Reform (Fire Safety) Order.
In most rental or leasehold properties, the landlord, managing agent, or freeholder covers FRA costs, especially where fire safety of occupants and communal exits is involved.
Yes. If fire hazards like blocked exits, faulty fire extinguishers, or missing sprinklers are ignored, the FRA may highlight non-compliance and the local fire authority can issue notices.
Depending on property size, layout, and flammable risks, private FRAs range from £200 to £1,000+, covering everything from evacuation planning to fire safety measures.
Yes. Government checklists exist, but they often miss detailed risks such as occupant vulnerabilities, fire doors, or proper placement of sprinklers.
A good fire risk assessor will have professional accreditation, insurance, and references, ensuring the assessor can spot potential fire risks and meet safety regulations. For more information, refer to our comprehensive guide: Hiring a Fire Protection Consultant - UK Guide.
