Fire Risk Assessment
London
Every fire risk assessment we carry out is conducted by a NEBOSH and IFSM Tier 3 NFRAR-qualified assessor, produced to BS 9792:2025, and delivered as a detailed written report with full photographic evidence, accepted without question by every London council, mortgage lender and insurer.
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Fire Risk Assessments for Every Property Type
We carry out fire risk assessments for a wide range of clients across London, from individual landlords with a single HMO to portfolio managers, charities and housing associations overseeing dozens of sites. Our reports are accepted by every London council, all major mortgage lenders and leading insurers.
Residential
- Private Landlords & HMOs
- Blocks of Flats
- Victorian Conversions
- Mixed-Use Buildings
- HMO Licence Applications
Social & Supported
- Social Housing Providers
- Housing Associations
- Supported Living Premises
- Care Homes & CQC-Regulated
- Charities & Third Sector
Commercial
- Commercial Premises
- Offices & Workplaces
- Retail & Hospitality
- Schools & Educational Premises
- Places of Worship
Property Professionals
- Residential Block Management
- Estate Agents & Conveyancers
- Portfolio Managers
- Property Developers
- Mortgage Lenders & Insurers
Compliance & Legal
- Solicitors & Legal Professionals
- Selective Licensing Compliance
- Building Control Applications
- Property Buy/Sell Assistance
- Community Centres & Halls
Dedicated Assessments for Every Requirement
Whether you need a fire risk assessment for a council licence application, a mortgage lender condition, CQC registration, or building control approval, we produce the specific report your situation demands. Each assessment type is tailored to the relevant legislation, regulatory body, and acceptance criteria.
When a mortgage lender, insurer or buyer’s solicitor has flagged fire safety as a condition of sale, we provide a report specifically structured to satisfy their requirements, including a clear statement of compliance status, photographic evidence, and a defined remedial action plan with costings where needed.
- Reports accepted by all major UK mortgage lenders
- Structured to satisfy insurer underwriting requirements
- Direct liaison with solicitors, estate agents and lenders
- Priority 48-hour turnaround for conveyancing deadlines
- Remedial works coordinated under one contractor if needed
- Remote coordination for overseas property owners
CQC-regulated premises face the highest scrutiny on fire safety under Regulation 12 (Safe Care and Treatment) and Regulation 15 (Premises and Equipment). Our assessments for care homes, supported living and residential care are structured to meet both the Regulatory Reform (Fire Safety) Order 2005 and the Health Technical Memorandum 05-02 fire safety framework referenced by CQC inspectors.
- Compliant with HTM 05-02 fire safety guidance
- Addresses CQC Regulation 12 and Regulation 15 requirements
- Personal Emergency Evacuation Plans (PEEPs) assessed
- Sleeping risk and vulnerable occupant considerations
- Staff training adequacy and evacuation procedures reviewed
- Experience with charities, NHS-funded and private care providers
Victorian terraces and period properties converted into flats present unique fire safety challenges: lath-and-plaster construction with poor compartmentation, narrow communal hallways doubling as the only means of escape, original timber staircases with no fire resistance, and communal areas that were never designed for multi-occupancy use.
- Detailed analysis of construction and compartmentation
- Communal hallway and staircase escape route assessment
- Flat entrance fire door compliance under Fire Safety (England) Regulations 2022
- Self-closer, intumescent seal and gap tolerance checks
- Basement and loft conversion fire safety considerations
- Proportionate recommendations that respect listed building constraints
Under the Fire Safety Act 2021 and Fire Safety (England) Regulations 2022, the Responsible Person for any residential building containing two or more sets of domestic premises now has specific legal duties regarding communal areas, external walls, flat entrance doors, and building information. Our assessments address every one of these requirements.
- Communal area assessment covering all floors and escape routes
- Flat entrance fire door inspection programme (annual requirement)
- External wall system and balcony fire risk consideration
- Fire Safety (England) Regulations 2022 full compliance check
- Resident information duty and fire door signage audit
- Block management compliance file setup and handover
A current fire risk assessment is a mandatory condition of every HMO licence in London, whether mandatory, additional or selective. Our reports are cross-referenced to LACORS Housing Fire Safety guidance and structured to satisfy the specific requirements of the licensing authority in your borough, reducing the risk of licence conditions, delays or refusal.
- Cross-referenced to LACORS Housing Fire Safety guidance
- Alarm grade recommendations (LD1/LD2/LD3) per LACORS
- Means of escape analysis for multi-storey HMOs
- Fire door specification and compartmentation assessment
- Licence-ready action plan with priority categorisation
- Direct experience with all 32 London borough licensing teams
Several London boroughs operate selective licensing schemes covering all privately rented properties in designated areas, not just HMOs. Fire safety compliance is a standard licence condition. Our assessments are designed to demonstrate compliance with the specific fire safety conditions your licence requires.
- Tailored to selective licensing fire safety conditions
- Covers single-let properties and non-HMO private rentals
- Proportionate recommendations for smaller properties
- Accepted by Newham, Waltham Forest, Barking and all other selective licensing boroughs
- Fast turnaround to meet licence application deadlines
- Combined with EICR and gas safety if needed
Building control bodies may require a fire risk assessment as part of the approval process for building works, change of use, or completion certification, particularly for conversions to residential use, loft conversions creating additional storeys, and works affecting means of escape. Our reports address Approved Document B requirements alongside the Regulatory Reform (Fire Safety) Order 2005.
- Reports structured for building control submission
- Addresses Approved Document B (fire safety) requirements
- Change of use and conversion assessments
- Means of escape verification for completed works
- Compartmentation and fire resistance period assessment
- Coordination with building control officers and architects
We carry out non-intrusive fire risk assessments for any premises type covered by the Regulatory Reform (Fire Safety) Order 2005, including schools, places of worship, community centres, offices, retail premises, restaurants, hotels, and any other building where a fire risk assessment is legally required.
- Schools, academies and educational premises
- Places of worship and community halls
- Offices, co-working spaces and workplaces
- Retail, restaurants and hospitality venues
- Hotels, hostels and serviced accommodation
- Any premises covered by the RRO 2005
What Makes Our Reports Different
Most fire risk assessments produced in London are short tick-box exercises with minimal detail. Ours are different, structured, methodical, and comprehensive. Here’s what your report contains.
Structured around PAS 79-1:2020 and BS 9792:2025 methodology, covering every article of the RRO 2005 with detailed written findings, legislative references and proportionate recommendations.
Every deficiency, every recommendation, every positive finding is supported by dated on-site photographs. Your report is a verifiable record, not a narrative opinion.
Every finding is risk-rated (Critical / High / Medium / Low) with a realistic timescale and a proportionate recommendation. You know exactly what to do and in what order.
All 32 London councils, every major mortgage lender, leading insurers, HMO licensing departments and solicitors, our reports are produced to the standard they require, first time.
The 27-Section Report, Every Check We Make
Every HSE Property Checks fire risk assessment follows the PAS 79-1:2020 methodology structured around 27 sections, each cross-referenced to the Regulatory Reform (Fire Safety) Order 2005. Click any section to see exactly what we inspect and why it matters legally.
What this section covers: Construction type, floor layout, approximate area, services (gas, electrical, water), occupancy arrangement and any features that affect fire risk or evacuation.
- Number of floors and any below-ground levels
- Floor area and construction type (masonry, timber, concrete)
- Internal layout, corridors, stairwells, lobbies, service rooms
- Services: electrical consumer unit, gas distribution, boiler type
- Any features affecting compartmentation or escape (e.g. open-plan layouts, mezzanines)
What this section covers: Maximum number of occupants at any one time, their type (residents, staff, visitors, contractors) and whether sleeping risk is present. This determines the fire risk profile and evacuation strategy.
- Maximum occupancy at any one time
- Split between residents, staff, visitors and contractors
- Whether the premises involves sleeping risk (higher inherent life risk)
- Staffing levels and hours of operation
- Whether occupants are familiar with the building and evacuation procedures
What this section covers: Identification of anyone who may need additional assistance in a fire, sleeping occupants, mobility-impaired residents, those with cognitive or sensory impairments. Personal Emergency Evacuation Plans (PEEPs) are assessed here.
- Sleeping occupants and the adequacy of detection and warning for them
- Mobility-impaired or disabled residents requiring evacuation assistance
- Occupants with cognitive, sensory or mental health conditions
- Whether individual PEEPs are in place, documented and reviewed
- Staff training in assisting vulnerable occupants during evacuation
What this section covers: Historical fire incidents, false alarms and near-misses. Past events inform the likelihood of future fire and reveal whether existing precautions are actually working.
- Any recorded fire incidents or near-misses at the premises
- History of false alarms and whether causes were investigated and rectified
- Any previous enforcement action, improvement notices or prohibition notices
- Whether incidents were reported to the Fire and Rescue Authority under RIDDOR
What this section covers: Contextual information outside the prescribed headings, recent refurbishments, change of use, management structure, outstanding remedial actions, and any obligations under the Building Safety Act 2022 ‘golden thread’ record-keeping requirements.
- Recent structural alterations, refurbishments or changes of use
- Management structure and clarity of fire safety responsibilities
- Outstanding actions from previous assessments
- Any Building Safety Act 2022 ‘golden thread’ obligations applicable to the premises
What this section covers: The full statutory framework governing the premises beyond the Fire Safety Order itself, workplace regulations, gas and electrical safety, COSHH, RIDDOR and, where applicable, the Care Act 2014 and Building Safety Act 2022.
- All applicable legislation confirmed for the specific premises type
- Enforcing authorities identified (Fire & Rescue Authority, Local Housing Authority, HSE)
- Whether an alterations notice is in force under the Fire Safety Order
- Any statutory obligations specific to the occupancy type (care, HMO, commercial)
What this section covers: Electrical faults are one of the most common causes of domestic fire. We assess the condition and certification of the fixed installation, the PAT testing regime, control over personal appliances, and trailing lead management.
- EICR currency, issuing engineer credentials and grade of any defects identified
- PAT testing programme for all portable appliances
- Control over residents’ and staff personal electrical items introduced to the premises
- Limitation of trailing leads, multi-adapters and extension cables
- Visual signs of overheating, scorching, damaged sockets or wiring
What this section covers: Carelessly discarded smoking materials are a leading cause of residential fires. We assess whether a smoking policy is in place, observed and enforced, and whether designated smoking areas are safely managed.
- Prohibition of smoking inside the building in compliance with the Health Act 2006
- Whether the no-smoking policy was being observed at the time of inspection
- Designated external smoking area provision, distance from building, shelter, metal receptacle
- Safe disposal of smoking materials and management of combustible waste nearby
- Staff monitoring of compliance and reinforcement through resident inductions
What this section covers: Deliberate fire-setting is a foreseeable risk. We assess access control, external lighting, waste storage and environmental factors that could make the building an easy target, proportionate to the location and occupancy type.
- Perimeter security, fencing, locked access points, gate condition
- PIR-controlled external lighting at approach routes and vulnerable areas
- Waste storage, covered non-combustible bins, distance from building, emptying frequency
- Absence of combustible materials stored against external walls
- CCTV provision, staff patrol routines and on-site presence
What this section covers: Fixed and portable heating systems assessed for safe operation and servicing status. Gas appliances require a current Landlord Gas Safety Record. Portable heaters are typically prohibited in higher-risk premises. Furniture clearance from radiators is checked.
- Landlord Gas Safety Record, currency, issuing engineer Gas Safe registration
- Boiler make, model, service date and general condition
- Whether portable electric heaters are prohibited or controlled by policy
- Clearance between furniture, soft furnishings and radiators
- All ventilation openings and extract fans unobstructed and functional
What this section covers: Lightning protection assessed proportionately to building height, construction and location. Most residential buildings do not require a dedicated system, but natural earthing paths and any installed protection are noted and confirmed adequate.
- Whether a dedicated lightning protection system is installed
- Natural earthing provision via metal rainwater downpipes and roof structure
- BS EN 62305 risk assessment applicability for the building type and height
- Annual inspection currency for any installed system
What this section covers: Poor housekeeping is a recurring contributory factor in fire spread. We assess whether combustible materials are properly managed, waste regularly removed, cleaning materials safely stored, and all escape routes free from obstruction.
- Corridors, stairways and all escape routes free from stored items and obstructions
- Combustible materials separated from all ignition sources
- Waste removal frequency, internal refuse points and external bin management
- Cleaning materials stored safely in a dedicated, controlled cupboard
- Overall standard of cleanliness and absence of accumulated combustible waste
What this section covers: Building and maintenance works introduce additional ignition risks including hot work, power tools and temporary electrical connections. We assess whether adequate controls exist for any contractor activities on or near the premises.
- Fire safety conditions imposed on all external contractors before access
- Permit-to-work system for hot work (welding, cutting, grinding, soldering)
- Contractor induction covering alarm system, assembly point and fire rules
- In-house maintenance personnel safe working practices
- Any works in progress at the time of inspection and their fire safety management
What this section covers: Flammable liquids, compressed gases, oxidising agents and combustible dusts must be identified and controlled. Domestic quantities of cleaning materials are noted but do not ordinarily require special measures under DSEAR.
- Flammable liquids: petrol, white spirit, alcohol-based products, solvent paints
- Compressed or liquefied gases: LPG cylinders, acetylene, aerosols in quantity
- Oxidising agents: bleach, peroxides, chlorine-based cleaning products
- Storage arrangements, segregated from ignition sources, quantities proportionate
- Whether a DSEAR assessment is required for substances held on site
What this section covers: Any hazards not captured in the preceding sections, site-specific conditions, unusual fuel loads, building features or observations that could increase the likelihood or consequence of fire at this particular property.
- Site-specific risks not covered by standard categories
- Unusual fuel loads, storage arrangements or building features
- Conditions observed during inspection that could accelerate fire spread
- Anything that would require the risk rating to be elevated
What this section covers: The most critical protection section. We assess whether escape routes are adequate in number, width and protection, and whether every person in the building can reach a final exit safely, without passing through a high-risk area, at any time of day or night.
- Number, location and width of exits for the occupancy level and travel distances
- Travel distances from furthest point to nearest exit against Approved Document B
- Direction of door swing on escape routes (must open in the direction of escape)
- Protected stairwells, lobby arrangements and fire-resisting enclosures
- Securing arrangements on final exits, panic hardware compliance with Article 14(2)(f) RRO
- Escape provisions for mobility-impaired occupants, refuge areas, evacuation lifts
What this section covers: Passive fire protection, the walls, floors, doors and fire-stopping that contain a fire and buy time for evacuation. The Fire Safety Act 2021 extended this duty to include external walls, cladding and balconies.
- Compartmentation standard between rooms, floors and the protected escape route
- Condition of fire-resisting construction, walls, ceilings and partitions
- Surface linings in escape routes, Class B minimum (no exposed timber, high-risk finishes)
- Fire-stopping around all service penetrations (pipes, cables, ducts)
- External walls, cladding and balcony construction where applicable (Fire Safety Act 2021)
- Fire dampers in mechanical ventilation ductwork where provided
What this section covers: When mains power fails in a fire, escape routes must be adequately illuminated for safe evacuation. We assess coverage, duration and the testing regime for all emergency lighting luminaires in communal areas.
- Coverage of all escape routes, stairwells, lobbies and final exits
- Maintained vs non-maintained fitting type appropriate for the occupancy
- Minimum 3-hour battery duration for residential and sleeping-risk premises
- Monthly functional test regime, records kept in fire safety logbook
- Annual full-duration test certificate currency
What this section covers: Escape routes must be clearly signed so that anyone unfamiliar with the building can find their way out without assistance. We check sign type, positioning, illumination and whether fire action notices are current and correctly placed.
- Directional ‘Fire Exit’ signs above all final exit doors and at route decision points
- Graphical symbol standard, BS EN ISO 7010 green running man symbol
- Fire Action Notices at key locations, entrance, communal areas, kitchens
- Equipment identification signs for extinguishers, hose reels and call points
- Whether signs are internally illuminated or adequately lit for 24-hour visibility
What this section covers: The fire alarm system must give adequate warning to all occupants at a volume and pitch they can hear from wherever they are, including sleeping in a bedroom with the door closed. We assess grade, category, coverage and maintenance against the specific risk profile.
- System grade (A–D) and category (L1–L5 / M) matched to occupancy and risk
- Detector type and placement, smoke, heat, multi-sensor, in all required locations
- Sounder audibility throughout the building including all bedrooms
- Manual call points, presence, positioning, or justified omission (e.g. risk of misuse)
- Control panel location, zone plan display and remote transmission provision
- Weekly test regime and six-monthly service by a competent contractor
What this section covers: Portable fire extinguishers and fire blankets are first-aid firefighting measures for small, incipient fires only. We assess type, positioning, accessibility, service status and staff training, and whether provision is appropriate and proportionate for the premises.
- Extinguisher type appropriate for risk, AFFF foam, CO₂, water, dry powder
- Positioning, accessible, correctly mounted at the right height, correctly signed
- Annual service status and manufacturer label current to BS 5306-3:2017
- Fire blanket provision in all kitchens with cooking facilities
- CO₂ extinguisher provision near electrical intakes and server/IT rooms
- Staff nominated and trained in safe extinguisher use
What this section covers: Sprinkler systems, water mist, gaseous suppression, dry and wet risers. Required in some building types by Approved Document B; increasingly mandated for new higher-risk residential buildings above 11 metres.
- Whether a sprinkler, mist or suppression system is installed and its type
- Last inspection and service date against manufacturer and BS EN 12845 requirements
- Dry or wet riser presence, condition and annual test status
- Whether system coverage is adequate for the occupancy and risk profile
- Whether a system is required but absent under Approved Document B or BSA 2022
What this section covers: Supplementary fixed systems that form part of the building’s broader fire-safety infrastructure, smoke ventilation, fire door hold-opens, firefighting lifts, refuge communication and PV cell isolation.
- Automatic opening vents (AOVs) in stair cores, operation, maintenance, override controls
- Smoke curtains and fire dampers in mechanical ventilation ductwork
- Magnetic door hold-open devices linked to the fire alarm system
- Firefighter’s switches for high-voltage luminous signs
- Photovoltaic (PV) cell isolation switches and signage for the fire service
- Firefighting lifts and refuge emergency communication systems
What this section covers: The organisational side of fire safety, who is responsible under Article 18, what happens when the alarm sounds, how the Fire and Rescue Service is called and met, how evacuation is confirmed and where the assembly point is.
- Named competent person appointed under Article 18 RRO 2005
- Documented fire action plan, evacuation strategy (simultaneous or phased)
- Procedures for investigating alarm signals and calling 999
- Arrangements for meeting the Fire and Rescue Service and providing hazard information
- Designated assembly point, clearly signed and communicated to all occupants
- Roll call procedures and confirmation of full evacuation
- Inter-occupier coordination in multi-tenanted buildings
What this section covers: All staff must be trained in fire safety on induction and at regular intervals. Fire drills test whether procedures actually work in practice. We assess content, frequency, documentation and whether the training is adequate for the specific risks and roles at the premises.
- Induction fire safety training for all new staff, content and date recorded
- Periodic refresher training schedule, minimum annually
- Enhanced training for fire wardens, alarm investigators and PEEP assistants
- Fire drill frequency, minimum twice yearly for sleeping-risk premises
- Drill records: date, duration, participants, outcomes and any deficiencies identified
- Training records retained on site and available for inspection
What this section covers: Fire safety systems are only as good as their maintenance. We assess whether appropriate testing regimes are in place for every system, weekly, monthly, six-monthly and annually, and whether results are being formally recorded.
- Weekly fire alarm test, manual call point or dedicated test key, logged
- Six-monthly fire alarm service by a competent contractor to BS 5839-1
- Monthly emergency lighting functional test, results in logbook
- Annual emergency lighting full 3-hour duration test certificate
- Annual fire extinguisher service to BS 5306-3:2017
- Annual gas appliance service, current Landlord Gas Safety Record
- Five-yearly EICR (or earlier if recommended by previous report)
- Quarterly fire door inspections for buildings above 11 metres
What this section covers: The responsible person must keep written records of all fire safety activities. These must be available to the enforcing authority on request. For higher-risk buildings, records form part of the mandatory ‘golden thread’ under the Building Safety Act 2022.
- Fire drill records, dates, participants, duration, outcomes
- Staff fire safety training certificates and refresher records
- Weekly fire alarm test log
- False alarm log with investigation and remediation records
- Monthly and annual emergency lighting test records
- Extinguisher, gas safety and electrical service certificates
- Fire door inspection reports and remedial action records
- Previous FRA reports and action plan completion evidence
More Than an Assessment,
Complete Compliance Solutions
Most of our clients need more than a fire risk assessment in isolation. We offer bespoke packages that combine everything your property legally requires, one contractor, one invoice, zero gaps in compliance.
Everything for a successful HMO licence application, delivered before your Article 4 or council deadline, with a clear action plan cross-referenced to licence conditions.
- Fire risk assessment to BS 9792:2025
- EICR, Gas Safety Certificate & PAT testing
- Grade D alarm upgrade where required by LACORS
- Evacuation plan and tenant fire safety guidance
- Detailed fire door inspection and remedial works
- Action plan cross-referenced to licence conditions
If your lender, insurer or solicitor has flagged fire safety, we mobilise quickly, coordinating assessment, remedial works and updated certification within your conveyancing deadline. Remote coordination available for overseas clients.
- Priority booking, typically within 48 hours
- Communal area fire risk assessment & HHSRS check
- All remedial works under one contractor
- Updated certification issued promptly
- Direct liaison with estate agents, solicitors & lenders
- Urgent 48-hour turnaround available (premium)
For block managers and portfolio owners: a rolling annual compliance programme covering all sites with a managed schedule, digital compliance file, and a dedicated account manager.
- Fire risk assessments across all sites
- Quarterly fire door inspection programme
- Annual flat entrance door inspections
- Alarm servicing and emergency lighting testing
- Door repairs and full replacements managed end-to-end
- Portfolio pricing, volume discounts available
One contract, one team, consistent standards across every site, however far apart. We currently manage compliance programmes for charities with buildings across London, Cambridge and Coventry.
- Fire risk assessments for all buildings
- Fire door inspection, maintenance & replacement
- Minor repairs through to full Dorset door-set replacement
- Alarm and emergency lighting servicing
- Plain-language reporting for non-technical trustees
- Honest, proportionate recommendations, no upselling
CQC inspectors expect fire safety compliance to be demonstrable against HTM 05-02 and Regulation 12. We provide the assessment, remedial works, staff training review and documentation your care home or supported living facility needs to pass inspection with confidence.
- Fire risk assessment meeting HTM 05-02 and CQC standards
- Personal Emergency Evacuation Plan (PEEP) framework
- Fire door inspection and remedial works programme
- Alarm and emergency lighting compliance
- Staff training review and evacuation drill guidance
- CQC-ready documentation and compliance file
For developers, architects and property owners requiring a fire risk assessment as part of building control approval, covering change of use, residential conversions, loft additions and new-build completion sign-off.
- Assessment aligned with Approved Document B
- Change of use and conversion fire safety review
- Means of escape verification and compartmentation check
- Coordination with building control officers
- Fire strategy review for planning conditions
- Post-completion assessment and certification
Inside Every HSE Property Checks Report
Following PAS 79-1:2020 and BS 9792:2025. We assess the entire premises, not a checklist, and every section of the report is cross-referenced to the relevant article of the RRO 2005 and supporting legislation.
Systematic identification of all ignition sources, fuel loads and oxygen sources including plant rooms, risers, service cupboards and roof spaces, referenced to Clause 13 of PAS 79-1:2020.
Full assessment of all occupants, sleeping risks, vulnerable residents, impaired mobility, with PEEP requirements identified and documented in accordance with Articles 14 and 21 of the RRO.
Travel distances, exit widths, protected routes, final exit mechanisms and stair enclosures assessed against Approved Document B, BS 9999:2017 and the RRO. Non-compliant arrangements identified and prioritised.
Visual inspection of all fire doors, intumescent seals, self-closers, glazing and frames. Floor, wall and ceiling compartmentation assessed for breaches. Recommendations cross-referenced to BS 9999:2017.
Full review of detection category, detector placement, sounder audibility and alarm grade against BS 5839-1 and BS 5839-6. Grade D upgrade requirements for HMOs identified against LACORS guidance.
Emergency lighting provision assessed against BS 5266-1 for escape route coverage, lux levels and duration. Monthly and annual test regime reviewed. Non-maintained vs maintained fitting type confirmed.
Extinguisher type, positioning and service status reviewed against BS 5306. Fire blanket provision in kitchens assessed. Dry riser and hose reel provision noted where applicable.
Fire safety management, staff training records, drill history, testing logs, evacuation procedures and logbook reviewed against Articles 11, 17 and 21 of the RRO. Gap analysis with documented recommendations.
Overall risk rated using the PAS 79-1:2020 risk matrix (Trivial / Tolerable / Moderate / Substantial / Intolerable). Prioritised action plan with realistic timescales delivered within 2–5 working days.
Case Studies. What We’ve Delivered
A property owner selling a Victorian terrace converted into individual flats needed a fire risk assessment and remedial works as a condition of the mortgage lender and insurer, with an extremely tight conveyancing deadline. The client was managing the entire transaction from Australia across multiple time zones.
We worked directly with the estate agent, solicitors, lenders and occupiers, coordinating all remedial trades under one company. The assessment was completed, works carried out under significant time pressure, and updated FRA certification issued promptly to allow the transaction to proceed. Communication was consistent across email, phone and text throughout.
A newly converted two-storey supported living property with 24-hour staff supervision. Our NEBOSH AIFSM assessor delivered a full 46-page assessment covering all 27 sections of the RRO 2005, including sleeping risk PEEP review, Grade A LD1 alarm system assessment, FD30 door inspection and full photographic evidence.
One non-compliant finding identified: rear exit secured by key-lock in breach of Article 14(2)(f). Remediated with a panic-bar release. Overall risk rating: Tolerable.
A landlord facing an imminent Article 4 deadline needed the complete HMO licence application package: fire risk assessment, EICR, gas safety, Grade D alarm upgrade, fire door remediation and a clear action plan cross-referenced to licence conditions. Delivered on time, licence granted.
Full fire door gap remediation across 275+ communal, flat entrance, service, plant and riser doors for a residential block in South London, as a single managed programme, minimum disruption.
Rolling fire door inspection, maintenance and full Dorset door-set replacement across 32 charity-managed sites, from minor repairs to complete door installations, under one managed contract.
Dozens of London landlords helped to upgrade from basic smoke alarms to interlinked Grade D systems to meet LACORS guidance and HMO licence conditions, supplied, installed and certified.
What Our Clients Say
From start to finish they were responsive, clear, and pragmatic. They worked collaboratively with us, the estate agent and occupiers and were upfront about scope, compliance requirements, and what was (and wasn’t) included. The remedial works were organised and completed under significant time pressure and the updated FRA and certification were issued promptly to allow the transaction to proceed.
Fire Risk Assessment & Remedial WorksBrilliant experience from start to finish. The team knew exactly what was needed for HMO compliance and handled everything quickly before the Article 4 deadline. The Fire Risk Assessment was exceptionally detailed and included an action plan which helped streamline the steps to make the property compliant. They assisted with the remedial work as well, a bonus as you don’t have to look for multiple contractors.
HMO Compliance PackageWe use HSE Property Checks for our charity’s 5 buildings in London, Cambridge, and Coventry. They did a great job checking our fire doors and fixing what was broken. They are honest, they don’t charge too much, and they make sure our buildings are safe for everyone. We will definitely use them again.
Multi-Site Fire Door ProgrammeHSE Property Checks were incredibly helpful in preparing all the compliance documentation needed for our HMO licence application ahead of the Article 4 deadline. They carried out a thorough fire risk assessment, electrical and gas safety checks, and provided clear, practical advice on how to make the property fully compliant. Fast, professional, and stress-free.
HMO Compliance PackageI was getting ready to sell my rental property and needed both a fire risk assessment and HHSRS check done quickly. HSE Property Checks sorted everything without any fuss. The assessor was clear, explained the issues in plain language, and gave me a proper report the council and buyers were happy with. It made the selling process a lot smoother.
Fire Risk Assessment & HHSRS CheckHe is incredibly knowledgeable about the latest HMO fire safety rules and took the time to explain exactly what was needed for my application. Communication was consistent throughout. I also valued their availability to explain the process, talk through technical points, and adapt sequencing on site to minimise disruption. Which made a stressful situation far easier to manage.
Fire Risk Assessment & HMO Compliance
NEBOSH Qualified vs Unqualified Assessors
Many companies offering fire risk assessments in London hold no formal fire safety qualification. The Regulatory Reform (Fire Safety) Order 2005 does not specify minimum qualifications, but councils, lenders and insurers increasingly do. Here’s how we compare.
| What to Look For | HSE Property Checks | Typical Unqualified Provider |
|---|---|---|
| NEBOSH Fire Safety Certificate | ✓ | ✗ |
| IFSM NFRAR Registration (Tier 3) | ✓ | ✗ |
| Compliant with BS 9792:2025 | ✓ | Sometimes |
| Full photographic evidence in report | ✓ | Rarely |
| Accepted by all London councils | ✓ | Not guaranteed |
| Accepted by mortgage lenders | ✓ | Often rejected |
| Remedial works coordinated in-house | ✓ | ✗ |
| Average report length | 40–50 pages | 5–10 pages |
| PEEPs assessed for vulnerable occupants | ✓ | Rarely |
| Named assessor on every report | ✓ | Often anonymous |
From Enquiry to Certified Report, 5 Steps
Call, email or complete our online form. We respond within 2 hours with a fixed-price quote, no obligation.
Standard appointments within 3–5 working days. Urgent attendance within 48 hours for conveyancing and licensing deadlines (premium applies).
Your named NEBOSH AIFSM assessor visits and conducts a systematic inspection covering all 27 sections of the PAS 79-1:2020 methodology.
Full written report with risk-rated findings, photographic evidence and prioritised action plan, delivered within 2–5 working days, or same day for urgent.
We carry out all remedial works identified, liaise with councils and lenders, and remain available for any follow-up queries, no hand-off to other contractors.
Swipe to see all steps →
Need a Report This Week?
Standard appointments within 3–5 days. Urgent 48-hour attendance available for conveyancing and licensing deadlines. All 32 London boroughs.
The Legislation Behind Your Obligations
Fire risk assessments are not optional. Failure to have a current assessment by a competent person can result in improvement notices, prohibition notices, unlimited fines and, in serious cases, prosecution.
The primary legislation. Requires the responsible person to ensure a suitable and sufficient fire risk assessment is carried out for all non-domestic premises, HMOs and blocks of flats with common areas. Our reports are structured around Articles 8–22 of the Order.
Extends the RRO to include the structure, external walls (including cladding and balconies) and flat entrance doors of multi-occupied residential buildings. Our assessments include all elements covered by the extended scope.
Introduces mandatory quarterly communal fire door checks and annual flat entrance door inspections for buildings above 11 metres. Also requires fire safety information to be provided to residents. In force from January 2023.
HMO licensing conditions require a current fire risk assessment for mandatory, additional and selective licence applications. LACORS Housing Fire Safety guidance sets the standard for alarm grades and means of escape in HMOs.
Who Legally Requires a Fire Risk Assessment?
If your property falls into any category below, you are almost certainly required by law to have a current fire risk assessment. Not sure? Call 020 3488 2247, we’ll tell you straight, free of charge.
Property Types That Require One
- Any HMO, mandatory, additional or selective licence
- Any block of flats or converted house with communal areas
- Victorian conversions with shared hallways or staircases
- Social housing blocks and housing association properties
- CQC-regulated care homes, supported living and residential care
- Properties being sold where a lender, insurer or solicitor requires one
- Selective licensing areas, any privately rented property
- Building control applications for change of use or conversions
- Offices, retail, schools, places of worship and commercial premises
- Mixed-use buildings with any residential element
- Any premises where employees, residents or contractors are present
When Does It Need Renewing?
- At least every 12 months, required by most councils and insurers
- After any significant change to the building structure or layout
- After a change in occupancy type or increase in residents
- After a fire or significant incident at the property
- If an enforcement or improvement notice is issued
- When applying for or renewing any HMO or selective licence
- When selling where a lender, insurer or solicitor condition applies
- When CQC inspection is scheduled or registration conditions require it
- When building control requires updated fire safety evidence
- Before a Building Safety Case for higher-risk buildings
Coverage across London, borough by borough
Click any borough to see the number of projects delivered in and around it. Counts accumulate direct and adjoining-borough work from a recent 100-project cohort.
Barking & Dagenham
4 out of last 100 projects completed in and around Barking & Dagenham postcodes: IG11.
Barnet
8 out of last 100 projects completed in and around Barnet postcodes: NW4, EN5.
Bexley
6 out of last 100 projects completed in and around Bexley postcodes: DA5.
Brent
16 out of last 100 projects completed in and around Brent postcodes, within our all-32-borough London service area.
Bromley
9 out of last 100 projects completed in and around Bromley postcodes: BR1, BR3, SE20.
Camden
22 out of last 100 projects completed in and around Camden postcodes: NW1, NW5.
City of London
45 out of last 100 projects completed in and around City of London postcodes: EC4.
Croydon
7 out of last 100 projects completed in and around Croydon postcodes: CR0.
Ealing
6 out of last 100 projects completed in and around Ealing postcodes, within our all-32-borough London service area.
Enfield
5 out of last 100 projects completed in and around Enfield postcodes: EN3.
Greenwich
18 out of last 100 projects completed in and around Greenwich postcodes: SE3.
Hackney
17 out of last 100 projects completed in and around Hackney postcodes: E9.
Hammersmith & Fulham
11 out of last 100 projects completed in and around Hammersmith & Fulham postcodes: SW6, W12.
Haringey
13 out of last 100 projects completed in and around Haringey postcodes: N4.
Harrow
6 out of last 100 projects completed in and around Harrow postcodes: HA1.
Havering
3 out of last 100 projects completed in and around Havering postcodes, within our all-32-borough London service area.
Hillingdon
4 out of last 100 projects completed in and around Hillingdon postcodes: UB4, UB5.
Hounslow
7 out of last 100 projects completed in and around Hounslow postcodes: TW3.
Islington
12 out of last 100 projects completed in and around Islington postcodes: N1.
Kensington & Chelsea
18 out of last 100 projects completed in and around Kensington & Chelsea postcodes, within our all-32-borough London service area.
Kingston upon Thames
2 out of last 100 projects completed in and around Kingston upon Thames postcodes, within our all-32-borough London service area.
Lambeth
36 out of last 100 projects completed in and around Lambeth postcodes: SW4.
Lewisham
24 out of last 100 projects completed in and around Lewisham postcodes: SE13, SE23.
Merton
8 out of last 100 projects completed in and around Merton postcodes, within our all-32-borough London service area.
Newham
17 out of last 100 projects completed in and around Newham postcodes: E16.
Redbridge
4 out of last 100 projects completed in and around Redbridge postcodes: IG8.
Richmond upon Thames
11 out of last 100 projects completed in and around Richmond upon Thames postcodes: TW2, TW11.
Southwark
31 out of last 100 projects completed in and around Southwark postcodes: SE1, SE15, SE17, SE22.
Sutton
1 out of last 100 projects completed in and around Sutton postcodes, within our all-32-borough London service area.
Tower Hamlets
33 out of last 100 projects completed in and around Tower Hamlets postcodes: E1, E2, E14.
Waltham Forest
7 out of last 100 projects completed in and around Waltham Forest postcodes, within our all-32-borough London service area.
Wandsworth
11 out of last 100 projects completed in and around Wandsworth postcodes: SW11, SW17, SW18.
Westminster
22 out of last 100 projects completed in and around Westminster postcodes: W1, W2, SW1, NW8, WC2.
Based on our last 100 invoiced projects across London. “In and around” counts accumulate direct-borough work plus work in adjoining boroughs. Numbers reflect this cohort, our full 6-month delivery extends beyond it.
Fire Risk Assessment FAQs
Answers to the questions landlords, agents and property managers ask us most.
Why Qualifications Matter
The Regulatory Reform (Fire Safety) Order 2005 requires a “competent person.” Every HSE assessment is conducted by a named, qualified assessor whose credentials are listed below.
Fire Safety
- NEBOSH Fire Safety Certificate
- IFSM Tier 3 NFRAR
- AIFSM, Associate IFE
- IFE Member
Standards
- BS 9792:2025 (housing FRA)
- PAS 79-1:2020 (non-housing FRA)
- BS 8674:2025 (FRA competence framework)
- UK Fire Door Training Approved
- BOHS P402 & P405
Electrical & Gas
- NICEIC Approved Contractor
- NAPIT Competent Person
- City & Guilds 2391
- EAL Qualified
Book Your
Fire Risk
Assessment
We respond to all enquiries within 2 hours. Fixed price, no hidden extras. Your detailed written report with full photographic evidence, delivered within 2–5 working days. Urgent 48-hour attendance available for conveyancing and licensing deadlines.
- NEBOSH & IFSM Tier 3 NFRAR-qualified named assessor
- 40–50 page report with full photographic evidence
- Accepted by all London councils, lenders & insurers
- Remedial works carried out under one contractor
- Urgent 48-hour attendance available (premium applies)
- All 32 London boroughs & Home Counties