In UK, fire safety regulations for landlords extend beyond mere compliance; it is a vital measure to safeguard tenants and protect property investments. In light of recent legislative developments, particularly in 2025, understanding when and how to update your Fire Risk Assessment (FRA) has become imperative.
Why Landlords Must Maintain an Updated FRA
Under the Regulatory Reform (Fire Safety) Order 2005, landlords, as “Responsible Persons”, are legally obliged to conduct, record and update FRAs for communal and shared areas in multi-occupancy buildings. The Fire Safety Act 2021 expanded this duty explicitly to include external walls, flat entrance doors, and structural components. Furthermore, the Fire Safety (England) Regulations 2022 reinforce obligations pertaining to fire doors, evacuation procedures, and providing updated information to fire authorities.
By ensuring FRAs are current, landlords:
- Protect tenants, including those who are vulnerable, against fire risk;
- Comply with regulatory standards to avoid enforcement actions from the Fire & Rescue Service;
- Maintain valid insurance coverage;
- Demonstrate professional stewardship of their properties.
When Should a Fire Risk Assessment be Updated?
While the law does not specify exact timelines, accepted best practice for landlords includes the following:
- Annual reviews: FRAs should be formally reviewed at least once per year to identify incremental risks.
- Post-incident or alteration: Following any fire, renovation, occupancy change, or structural modification, an FRA review is required.
- Properties at elevated risk: For buildings of three storeys or more, or those housing vulnerable occupants, landlords should:
- Review FRAs annually;
- Conduct a full reassessment every three years;
- Consider more frequent reassessments in very high-risk situations.
For low‑rise properties (below three storeys, built within the last two decades), biennial reviews, with a full reassessment every four years, are considered acceptable.
Key Legal Updates Affecting 2025 FRAs
Expanded Scope Following Grenfell
Post-Grenfell reforms now mandate comprehensive scrutiny in FRA updates, including:
- External wall assemblies and cladding;
- Flat entrance doors;
- Escape routes and evacuation planning.
Sprinklers and PEEPs
From 2 March 2025, all new-build care homes must employ sprinkler systems. Additionally, Personal Emergency Evacuation Plans (PEEPs) are legally required for vulnerable occupants in tall and multiple-occupancy residential buildings.
Adoption of BS EN 13501
As of March 2025, the UK has transitioned from the BS 476 fire testing standards to BS EN 13501 for fire classification of materials, affecting walls, doors, cladding and roofing (British Safety Council India).
FRA Update Process: What Landlords Should Do
A comprehensive FRA update should include:
- A walkthrough of communal and structural areas, including external walls, fire doors, signage and escape routes;
- Review of recent modifications, building extensions or material substitutions;
- Reinforcement of evacuation plans and PEEPs for any vulnerable residents;
- Inspection of alarms, extinguishers, lighting and sprinkler systems where applicable;
- Preparation of a timestamped, authorised report with clear action items and deadlines.
Consequences of Non‑Compliance
Failure to update an FRA when required may result in:
- Enforcement notices under the Fire Safety Order;
- Unlimited fines or criminal prosecution;
- Invalidated insurance policies;
- Heightened risk to tenant safety due to outdated procedures.
Recommendations for 2025 Landlords
- Conduct at least an annual FRA review or more often if circumstances necessitate.
- Update your FRA following any fire, renovation, change in occupancy or structural adjustment.
- Ensure all new build care homes comply with sprinkler requirements; revise FRAs accordingly.
- Confirm that all materials, doors, walls and roof coverings meet BS EN 13501 standards.
- Use accredited fire risk assessors (e.g., via National Fire Chiefs Council guidance) to ensure accuracy.
- Maintain complete records of reviews and training activities and integrate fire risk management with other compliance programmes (e.g., gas and electrical safety).
Conclusion
Maintaining an up‑to‑date FRA is not merely a regulatory formality, it is fundamental to the safety of tenants and the resilience of your investment. With evolving standards and expectations in 2025, it is crucial that landlords remain vigilant and proactive.
Property Checks provides expert FRA services conducted by Level 4+ assessors. We offer transparent pricing, comprehensive digital reports and nationwide support tailored to HMOs, residential blocks, offices and care homes. Contact us today for a no‑obligation quote and secure compliance for peace of mind.
