Fire Risk Assessment Types Explained: Type 1 to 4
Fire risk assessments (FRAs) in housing come in four types. The type depends on whether the assessor inspects only the communal areas or also a sample of flats, and on whether they open up the building. Most blocks of flats need a Type 1 or Type 3, both of which Property Checks carries out.
If an assessor or an invoice has told you that your block needs a “Type 3” fire risk assessment and nobody has explained what that means, you are not alone. The numbering sounds like a ranking of how dangerous your building is. It isn’t.
Those overseeing buildings have a legal duty to arrange fire risk assessments. For the full picture on that duty, including who is responsible and what it costs, see our guide to fire risk assessments for businesses and property owners. This guide focuses on the four types of fire risk assessment in the UK and how to know which one your building needs.
What Are the 4 Types of Fire Risk Assessment?
The four types of fire risk assessment are Type 1, Type 2, Type 3 and Type 4. They come from BS 9792:2025, the British Standards Institution (BSI) code of practice for fire risk assessments in housing. It replaced PAS 79-2, an older name you may still see in reports and quotes.
The types describe how far an assessment goes, not how serious your building’s fire risk is. A Type 1 does not mean a low-risk building, and a Type 4 does not mean a dangerous one. Two things change from one type to the next:
- Scope: whether the assessor covers the communal areas only, or the communal areas plus a sample of individual flats.
- Method: whether the inspection is non-destructive (non-intrusive and visual only) or destructive (intrusive, where the assessor opens up parts of the building).
| Type | Scope | Method | Does Property Checks carry it out? |
|---|---|---|---|
| Type 1 | Common parts only | Non-destructive | Yes |
| Type 2 | Common parts only | Destructive | No |
| Type 3 | Common parts and a sample of flats | Non-destructive | Yes |
| Type 4 | Common parts and flats | Destructive | No |
This classification applies to housing, mainly blocks of flats. Other buildings, such as offices, shops and care homes, are assessed under different guidance.
What Is a Type 1 Fire Risk Assessment?
A Type 1 fire risk assessment (Type 1 FRA) is a non-destructive inspection of a building’s communal areas only. The assessor does not go into individual flats.
Type 1 is by far the most common fire risk assessment, and the one most buildings will need. Nothing is sampled or opened up. The assessor looks at the shared parts of the building, such as lobbies, stairwells and corridors in a block of flats, rather than individual homes.
Common parts also include entrance areas, bin stores and shared plant rooms. The assessor checks things such as:
- The condition of fire doors in communal areas, including gaps, closers and seals
- Whether escape routes are clear and easy to follow, including escape route width and exit signage
- Fire detection and alarm systems
- Emergency lighting
- Any visible gaps in fire-stopping
- How fire safety is managed, including records and testing
A Type 1 assessment sometimes looks at construction points between individual homes, such as shared supporting walls, but this isn’t the norm.
Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for a block of flats must assess the fire risk in the communal areas. A Type 1 is the usual way to do that, which makes it the most common starting point.
If a Type 1 assessment turns up something it can’t fully resolve, it will recommend a more detailed assessment and explain exactly why.
What Is a Type 2 Fire Risk Assessment?
A Type 2 fire risk assessment (Type 2 FRA) has the same scope as a Type 1 and covers the communal areas only. The difference is that the assessor opens up parts of the building in those shared areas. This lets them check hidden features such as fire-stopping above ceilings or inside service voids and risers.
Type 2 assessments are far less common. They are usually only recommended after a Type 1 has flagged serious structural concerns that could let fire spread. Because a Type 2 is intrusive, it involves destructive sampling: opening up walls, floors or ceilings to check what’s behind them. It needs a specialist contractor and costs more.
The key difference between a Type 1 and a Type 2 is method, not scope. Both stay in the communal areas, but a Type 2 can confirm whether the fire compartmentation behind walls and above ceilings is intact, which a visual inspection cannot.
What Is a Type 3 Fire Risk Assessment?
A Type 3 fire risk assessment (Type 3 FRA) covers everything in a Type 1, plus access to a sample of individual flats. It is still non-destructive: the assessor looks, but does not open up walls, ceilings or floors.
A sample means the assessor does not inspect every flat. They look at a representative selection, and you will need to arrange access with the residents. Inside those flats, the assessor can check:
- Flat entrance doors
- Smoke and heat detection
- Escape routes within the flat
- Visible gaps where pipes or cables pass through walls and ceilings
A Type 3 goes beyond what the law requires. It is usually only carried out when there is reason to believe fire risks exist inside individual flats as well as in shared spaces, such as concerns about flat entrance doors.
What Is a Type 4 Fire Risk Assessment?
A Type 4 fire risk assessment (Type 4 FRA) is a destructive inspection of both the communal areas and the flats.
It is the most thorough assessment available, combining intrusive sampling with access to individual homes as well as common areas. That makes it much more complex to carry out than the other three types. It needs access into people’s homes, and repair work may be needed afterwards to make good any damage caused by sampling.
A Type 4 is only recommended in limited circumstances, typically where there is reason to believe both the common parts and individual flats have serious underlying defects.
Most blocks of flats do not need a Type 4. It is reserved for buildings with a specific, unresolved concern, such as doubts about fire compartmentation that a visual inspection cannot settle.
Intrusive vs Non-Intrusive Fire Risk Assessments
Type 1 and Type 3 are non-intrusive, visual inspections. Neither involves opening up walls, ceilings or any other part of the building, so there is nothing to repair afterwards.
Type 2 and Type 4 are intrusive fire risk assessments, also called destructive assessments. A visual inspection cannot show what is behind a wall or above a ceiling. If an assessor cannot tell whether fire compartmentation is intact, they may recommend opening up the structure. Fire compartmentation is the fire-resisting walls, floors and seals that stop fire and smoke spreading through a building.
In practice, the assessor physically opens up parts of the building, for example by lifting floorboards, opening up voids and ceilings, or cutting small inspection holes in walls. The building is then repaired. Because of this work, intrusive assessments take longer and cost more than a visual inspection.
Property Checks carries out Type 1 and Type 3 assessments. If an assessor has recommended a Type 2 or Type 4, contact our team to discuss your requirements and get advice on the next steps.
Which Type of Fire Risk Assessment Does Your Building Need?
The right type depends on the building’s purpose, how it’s used and what earlier inspections have found. Most buildings only ever need the most basic type. The more thorough types are only needed when something specific warrants a closer look.
Most buildings, especially older ones that have been assessed before, are adequately covered by a Type 1. The more detailed types are generally only needed when a Type 1 uncovers a risk, or an area it can’t access, that justifies a closer look. For example, if a Type 1 can’t confirm what’s behind a wall that should provide fire separation, it may recommend a Type 2 or Type 4 to check physically.
Three things usually decide it:
- Building type and age. Older blocks of flats are more likely to have hidden defects, such as gaps in fire compartmentation, so they are more likely to need a destructive follow-up.
- What a previous assessment found. If an earlier assessment flagged a concern it could not resolve by looking, ask the assessor what that concern was before agreeing to a more detailed type.
- Specific triggers. Failed fire doors, unclear compartmentation or concerns about conditions inside flats all point towards a more detailed assessment. A fire door inspection can help pin down door problems.
| Your situation | Likely type | Can Property Checks help? |
|---|---|---|
| Routine assessment of a block’s communal areas | Type 1 | Yes |
| Concerns about conditions inside individual flats | Type 3 | Yes |
| A previous assessment could not confirm compartmentation in the communal areas | Type 2 | No, contact us for advice |
| Compartmentation concerns across the communal areas and the flats | Type 4 | No, contact us for advice |
| You have been told a type but not why | Speak to the assessor first | Yes, we can talk it through |
For more on how assessments work for residential blocks, read our guide to fire risk assessment for flats.
What Happens After an Intrusive Fire Risk Assessment?
Intrusive assessments often lead to remedial building work to deal with whatever they uncover. That might mean extra fire compartmentation, upgraded fire doors or improved ventilation. The assessment itself is often only the first cost, so it’s worth budgeting for this possibility before committing to a Type 2 or Type 4.
Asbestos Considerations Before Intrusive Assessments
If a building was constructed before 2000, asbestos needs to be considered before any destructive sampling takes place. A refurbishment and demolition survey identifies asbestos risk in the areas that will be opened up, and should be arranged before any Type 2 or Type 4 fire risk assessment.
How Much Does a Fire Risk Assessment Cost by Type?
The cost of a fire risk assessment rises with the type, because each step up adds time, access or physical work. A Type 1 is the most straightforward. A Type 3 takes longer because the assessor also needs access to a sample of flats. Intrusive assessments, Type 2 and Type 4, cost more again because they need specialist contractors for sampling and often lead to repair or remedial work.
The size and layout of the building also affect the price. Property Checks gives a fixed, no-obligation price for Type 1 and Type 3 assessments once we have confirmed your property, so you know the cost before you book. Request a quote to get yours.
Who Can Carry Out a Fire Risk Assessment?
The responsible person must appoint a competent person to carry out the assessment. Our fire risk assessors are trained across commercial retail spaces, residential communal areas and care homes. They can advise on exactly which type your building needs before any work begins.
The Type 1 to 4 classification applies to housing. Commercial buildings, such as shops and offices, and care homes are assessed under different guidance. If you manage one of these, our fire risk assessment team can confirm what your building needs.
Fire Risk Assessments Across London
We carry out fire risk assessments right across the capital, with local teams covering Central London, North London, South London, East London and West London. We also cover Buckinghamshire.
Book the Right Fire Risk Assessment for Your Building
Choosing the wrong type costs you either way. Too little and a concern goes unresolved. Too much and you pay for work you did not need. Tell us about your building and we will confirm whether a Type 1 or Type 3 is the right fit, or whether you need advice on other options.
You can:
- Call us on 0208 432 9484, Monday to Friday, 8am to 6pm
- Book a fire risk assessment online
- Request a fixed-price quote
- Contact us with any questions
Frequently Asked Questions
What is the difference between an intrusive and non-intrusive fire risk assessment?
A non-intrusive assessment (Types 1 and 3) doesn’t involve opening up the building’s structure. An intrusive assessment (Types 2 and 4) involves destructive sampling to check what’s behind walls, floors or ceilings.
What is the difference between a Type 1 and a Type 3 fire risk assessment?
A Type 1 covers the communal areas only, while a Type 3 covers the communal areas and a sample of individual flats. Both are non-destructive, so neither involves opening up walls, ceilings or floors.
How do I know which type of fire risk assessment I need?
Most buildings start with a Type 1. A Type 3 suits buildings where conditions inside the flats may be a concern. You will usually only need a Type 2 or Type 4 if an earlier assessment flagged a concern that could not be confirmed without opening up the structure.
Do I need a Type 4 fire risk assessment?
Only if a previous assessment has flagged serious concerns in both the common areas and individual flats. Most buildings never need to go beyond a Type 1, and a Type 4 is not a default requirement for every block of flats.
Can a fire risk assessment move from Type 1 to Type 3 or Type 4?
Yes. If a Type 1 cannot rule out a fire safety concern, the assessor may recommend a Type 3 to look inside flats, or a Type 2 or Type 4 to look behind walls and ceilings.
Does an intrusive fire risk assessment cost more?
Yes. Type 2 and Type 4 assessments need specialist contractors for sampling and often lead to repair or remedial work afterwards, so they cost significantly more than a Type 1.
Does Property Checks carry out Type 2 or Type 4 assessments?
No. Property Checks carries out Type 1 and Type 3 assessments, but you can contact our team to discuss your requirements and get advice on the next steps.
