Residential Fire Risk Assessment London
Liviosiv provides NICEIC and NAPIT accredited residential fire risk assessments across London, helping landlords, managing agents and freeholders meet their legal obligations under the Regulatory Reform (Fire Safety) Order 2005. Whether you manage a single flat, a purpose-built block, or a House in Multiple Occupation (HMO), our fully qualified assessors deliver clear, compliant reports you can act on.
For commercial premises, see our Commercial Fire Risk Assessment London service, or explore our full Fire Risk Assessment London hub for all fire safety services.
Our Accreditations
Liviosiv is a fully accredited electrical inspection and fire safety company, giving you independently verified assurance behind every report:
- NICEIC Approved Contractor The National Inspection Council for Electrical Installation Contracting, the UK’s leading electrical safety regulatory body
- NAPIT Registered National Association of Professional Inspectors and Testers, competent person scheme for electrical and fire safety work
- PAS 79:2020 Methodology All fire risk assessments follow the recognised British standard for fire risk assessment methodology
These accreditations mean every inspection, whether electrical or fire safety, is carried out to a nationally recognised, independently audited standard not an in-house checklist.
Fire Risk Assessment Services
Fire Safety Certificate
Fire Door Certificate
Fire Extinguisher Services
Fire Door Installer
FRA Residential Cost
Services
Prices
Studio
£77
1-3 Bedroom
£137
4-6 Bedroom
£167
Communal Area
£138
Landlords
Property Agents
Letting Agents
Property Owner
Sectors We Serve
Liviosiv’s residential fire risk assessment service London covers every type of residential property across London:
- Purpose-built blocks of flats — from small conversions to large residential developments
- Houses in Multiple Occupation (HMOs) — see our dedicated HMO Fire Risk Assessment London service, including licence application and renewal support
- Converted properties and shared housing — houses divided into multiple self-contained or shared units
- High-rise residential buildings — including buildings subject to the Building Safety Act 2022
- Housing associations and social landlords — portfolio-wide compliance support
- Private landlords and managing agents — single properties through to multi-site portfolios
- Letting agents — pre-tenancy and ongoing compliance checks for managed properties
Alongside residential fire risk assessments, Liviosiv also provides EICR electrical safety inspections across London, and combined Fire Risk Assessment and Asbestos Survey packages for older buildings many landlords choose to schedule these together to streamline compliance.
What Is a Fire Risk Assessment?
A fire risk assessment London is a systematic review of a residential building to identify fire hazards, assess who might be affected, and set out the measures needed to reduce that risk. For residential properties in London, this is not optional it is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 (RRFSO 2005) for the common parts of any building containing two or more sets of domestic premises.
The person responsible for arranging the assessment is known as the “Responsible Person” typically the freeholder, landlord, or managing agent. This person must ensure a suitable and sufficient fire safety risk assessment is carried out, kept up to date, and acted upon.
Read more in our full guide: What Is a Fire Risk Assessment and Who Needs One in London?
Why It is a Legal Requirement Under RRFSO 2005: RRFSO 2005 applies to the common parts of residential buildings corridors, stairwells, communal entrances and shared facilities. It places a legal duty on the Responsible Person to identify fire hazards, evaluate the risk to residents, and put in place and maintain general fire precautions, as set out by the London Fire Brigade’s fire safety guidance. Failing to comply is a criminal offence and can result in enforcement action.
Do I Need a Fire Risk Assessment for My London Property?
If you own, manage, or are responsible for any residential building in London that contains shared or communal areas, you almost certainly need a fire risk assessment. This applies whether the property is a small converted house or a large purpose-built block.
Blocks of Flats and Purpose-Built Apartments: Purpose-built blocks of flats require a fire risk assessment covering the common parts — hallways, stairwells, lift lobbies, bin stores and communal entrances. The scope depends on the building’s height, layout and construction, particularly for high-rise residential buildings.
Houses in Multiple Occupation (HMOs): HMOs carry higher fire risk due to shared kitchens, bathrooms and multiple unrelated occupants. A landlord fire risk assessment for an HMO is required both for general fire safety compliance and, in most London boroughs, as part of the HMO licensing process. See our dedicated HMO Fire Risk Assessment London page for full details.
Converted Properties and Shared Housing: Houses converted into multiple flats, whether purpose-converted or informally divided, fall under the same legal duty wherever communal areas are shared between separate households.
What Counts as “Common Parts” vs Individual Flats?: The Responsible Person’s legal duty under RRFSO 2005 covers the common parts only — the areas shared between households. Individual flats themselves are generally outside the scope unless there is specific, justified concern about fire spread from within a flat into the common parts, in which case an assessment may be extended.
Geographical Breakdown of London’s Districts
The 4 Types of Fire Risk Assessment Explained
Not every building needs the same level of inspection. There are four recognised types of fire risk assessment, and choosing the right one matters for both compliance and cost.
Type 1 — Non-Destructive Assessment of Common Parts: A visual inspection of the common parts only, without opening up or testing behind walls, floors or ceilings. This is the standard assessment for most straightforward blocks of flats and is usually sufficient to satisfy RRFSO 2005.
Type 2 — Destructive Assessment of Common Parts: Used where there is concern about the structural fire protection of the common parts (for example, fire-stopping between floors). This involves limited, targeted destructive investigation — such as lifting sections of flooring or opening service risers — to confirm compliance.
Type 3 — Non-Destructive Assessment Including Flats: Extends the Type 1 approach into individual flats, typically where there is a specific concern about fire spread from within flats, such as in converted properties with uncertain compartmentation.
Type 4 — Destructive Assessment Including Flats: The most comprehensive assessment, combining destructive investigation of both common parts and individual flats. This is reserved for buildings with significant, justified concerns about structural fire protection — for example, following a fire safety incident or where records of construction are absent or unreliable.
Which Type Does My Building Need?
Building Situation | Likely Type |
Standard purpose-built block, no known concerns | Type 1 |
Uncertain fire-stopping between floors/flats | Type 2 |
Converted property, unclear compartmentation | Type 3 |
Significant structural concerns, prior incidents | Type 4 |
Every building is different — a qualified assessor will confirm the correct type during your initial consultation.
Our Residential Fire Risk Assessment Process
Booking and Site Survey
We arrange a convenient time to visit your property and confirm the scope and type of assessment required based on the building’s construction and history.
On-Site Inspection
Our assessor carries out a full inspection of common parts (and flats, where the scope requires it), checking escape routes, fire doors, emergency lighting, fire detection systems, and general fire precautions.
Risk Rating and Report
You receive a clear, structured written report identifying hazards, rating the level of risk, and setting out the actions required — in line with PAS 79:2020 methodology.
Remedial Action Plan and Re-Assessment Schedule
We provide a prioritised action plan with realistic timescales, plus a recommended review date so your fire safety risk assessment stays current and compliant.
Fire Safety Standards and Legal Compliance
Our residential fire risk assessments are carried out to recognised fire safety regulations and technical standards, not just a generic checklist.
RRFSO 2005 and the Responsible Person’s Legal Duty: The Regulatory Reform (Fire Safety) Order 2005 places the legal duty for fire safety in the common parts on the Responsible Person. This includes carrying out a suitable and sufficient assessment, keeping it under review, and acting on its findings.
BS 9991 and PAS 79:2020 — The Technical Standards We Follow: Our assessments follow BS 9991 (fire safety in the design, management and use of residential buildings) and PAS 79:2020, the recognised British methodology for fire risk assessment. This ensures our reports meet the standard expected by local authorities, insurers and fire and rescue services.
Penalties for Non-Compliance: Failure to carry out or act on a suitable fire risk assessment is a criminal offence. Non-compliance can result in enforcement notices, prosecution, and fines of up to £40,000 per offence, as confirmed in UK government fire safety enforcement guidance, alongside the far greater risk to life this legislation exists to protect against.
Areas We Cover Across London
Liviosiv provides residential fire risk assessments London-wide, including:
Central London: Our dedicated Fire Risk Assessment Central London page covers Westminster (SW1A, SW1H, SW1P), City of London (EC1–EC4), Holborn (WC1, WC2), Covent Garden (WC2E), Soho (W1D, W1F), Mayfair (W1J, W1K, W1S), Marylebone (W1U, W1G, W1H), Fitzrovia (W1T, W1W), Bloomsbury (WC1B, WC1E), St James’s (SW1Y), Pimlico (SW1V), South Bank (SE1), Victoria (SW1E, SW1W), Belgravia (SW1X, SW1W), Knightsbridge (SW1X, SW7), Chelsea (SW3, SW10), Kensington (W8, W14), Paddington (W2), Bayswater (W2), and Notting Hill (W11).
North London: See our Fire Risk Assessment North London page, covering Highgate (N6), Muswell Hill (N10), Crouch End (N8), Finsbury Park (N4), Archway (N19), Hampstead (NW3), Golders Green (NW11), Finchley — East, West, North (N2, N3, N12), Mill Hill (NW7), Totteridge (N20), Whetstone (N20), Barnet (EN5), Enfield Town (EN1, EN2), Palmers Green (N13), Winchmore Hill (N21), Southgate (N14), Edmonton (N9, N18), Bounds Green (N11), Wood Green (N22), Alexandra Palace (N22), Holloway (N7), and Islington (N1). This covers the boroughs of Barnet, Enfield, Haringey, Camden and Islington.
North West London: Cricklewood (NW2), Kilburn (NW6), Willesden (NW10), Neasden (NW10), Harlesden (NW10), Wembley (HA9, HA0), Alperton (HA0), Kingsbury (NW9), Queensbury (HA8), Kenton (HA3), Harrow — Harrow on the Hill, South Harrow, North Harrow, Harrow Weald (HA1, HA2, HA3), Pinner (HA5), Ruislip (HA4), Stanmore (HA7), Edgware (HA8), Colindale (NW9), Hendon (NW4), Brent Cross (NW4), and Swiss Cottage (NW3). Covering the boroughs of Brent, Harrow, Camden and parts of Barnet and Ealing.
West London: See our Fire Risk Assessment West London page, covering Acton (W3), Chiswick (W4), Ealing (W5), West Ealing (W13), Northfields (W5), Hanwell (W7), Hammersmith (W6), Shepherd’s Bush (W12), White City (W12), Notting Hill (W11), Holland Park (W11), Kensington West (W14), Southall (UB1, UB2), Brentford (TW8), Isleworth (TW7), Hounslow (TW3), Osterley (TW7), Feltham (TW13, TW14), Hayes (UB3, UB4), Harlington (UB3), Uxbridge (UB8, UB10), Ruislip (HA4), Yiewsley (UB7), and West Drayton (UB7). Covering the boroughs of Hammersmith & Fulham, Ealing, Hounslow and Hillingdon.
South West London: Putney (SW15), Wandsworth (SW18), Clapham Junction (SW11), Battersea (SW11), Balham (SW12), Tooting (SW17), Earlsfield (SW18), Southfields (SW18), Wimbledon (SW19), Raynes Park (SW20), Morden (SM4), Colliers Wood (SW19), Mitcham (CR4), Streatham (SW16), Norbury (SW16), Richmond (TW9, TW10), Twickenham (TW1, TW2), Teddington (TW11), Hampton (TW12), Kingston upon Thames (KT1, KT2), Surbiton (KT5, KT6), and New Malden (KT3). Covering the boroughs of Wandsworth, Richmond, Kingston and Merton.
South London: See our Fire Risk Assessment South London page, covering Brixton (SW2, SW9), Clapham (SW4), Stockwell (SW9), Vauxhall (SW8), Kennington (SE11), Elephant & Castle (SE1, SE17), Camberwell (SE5), Peckham (SE15), Dulwich (SE21, SE22), Herne Hill (SE24), Crystal Palace (SE19, SE20), Norwood — West, Upper, South (SE27, SE19, SE25), Thornton Heath (CR7), Croydon — Central, South, East, Purley, Coulsdon (CR0, CR2, CR8, CR5), Addiscombe (CR0), Shirley (CR0), and Selhurst (SE25). Covering the boroughs of Lambeth, Southwark and Croydon.
South East London: Deptford (SE8), New Cross (SE14), Brockley (SE4), Lewisham (SE13), Catford (SE6), Hither Green (SE13), Blackheath (SE3), Greenwich (SE10), Eltham (SE9), Woolwich (SE18), Plumstead (SE18), Abbey Wood (SE2), Thamesmead (SE28), Bexleyheath (DA6, DA7), Welling (DA16), Sidcup (DA14, DA15), Chislehurst (BR7), Bromley (BR1, BR2), Beckenham (BR3), Orpington (BR5, BR6), Penge (SE20), Anerley (SE20), and Grove Park (SE12). Covering the boroughs of Lewisham, Greenwich, Bexley and Bromley.
East London: See our Fire Risk Assessment East London page, covering Shoreditch (E1, E2), Hoxton (N1), Bethnal Green (E2), Whitechapel (E1), Stepney (E1), Poplar (E14), Bow (E3), Canary Wharf (E14), Stratford (E15, E20), Forest Gate (E7), Plaistow (E13), East Ham (E6), West Ham (E15), Canning Town (E16), Beckton (E6), Barking (IG11), Dagenham (RM8, RM9, RM10), Ilford (IG1, IG2, IG3), Seven Kings (IG3), Goodmayes (IG3), Chadwell Heath (RM6), Romford (RM1, RM2), Gidea Park (RM2), Hornchurch (RM11, RM12), Upminster (RM14), Wanstead (E11), Leyton (E10), Leytonstone (E11), Walthamstow (E17), Chingford (E4), and Woodford Green (IG8). Covering the boroughs of Hackney, Tower Hamlets, Newham, Barking & Dagenham, Redbridge, Havering and Waltham Forest.
Surrounding Towns Just Outside the M25 (Greater London service zones): Watford (WD17, WD18), Bushey (WD23), Borehamwood (WD6), Elstree (WD6), Potters Bar (EN6), Cheshunt (EN8), Waltham Abbey (EN9), Epping (CM16), Loughton (IG10), Theydon Bois (CM16), Chigwell (IG7), Buckhurst Hill (IG9), Brentwood (CM14, CM15), Upminster Bridge (RM14), Dartford (DA1, DA2), Swanley (BR8), Orpington outer parts (BR6), Epsom (KT17, KT18, KT19), Ewell (KT17, KT19), Leatherhead (KT22), Ashford Middlesex (TW15), Staines-upon-Thames (TW18), Sunbury (TW16), Shepperton (TW17), Rickmansworth (WD3), and Chorleywood (WD3).
Searching for a fire risk assessment near me? Wherever you’re based across London or the surrounding M25 area, our accredited assessors can reach you.
Book Your Residential Fire Risk Assessment
Protect your residents, protect your building, and stay compliant with a residential fire risk assessment from Liviosiv NICEIC and NAPIT accredited, London-wide.
Frequently Asked Questions (FAQ)
See our full Fire Risk Assessment Frequently Asked Questions page for more.
How often does a residential fire risk assessment need renewing?
Most residential fire risk assessments should be reviewed at least annually, or sooner if there is a significant change to the building, its occupancy, or following any fire safety incident.
What's the difference between a fire risk assessment and an EICR?
A fire risk assessment evaluates fire hazards and escape routes throughout a building’s common parts. An EICR (Electrical Installation Condition Report) specifically inspects the safety of the electrical installation. Both are separate legal requirements and are often carried out together for landlords.
Can I do my own fire risk assessment?
For small, simple buildings, a Responsible Person can in principle carry out their own assessment. However, for most blocks of flats and HMOs, using a qualified fire risk assessor ensures the assessment is suitable, sufficient, and defensible if challenged by enforcement authorities or insurers.
What happens if I don't have a valid fire risk assessment?
You risk enforcement action from your local fire and rescue authority, fines of up to £40,000, and — most importantly — a genuine safety risk to residents. Many insurers will also void cover without a valid, up-to-date assessment.
Do individual flats need their own fire risk assessment report for flats?
Generally, no — the legal duty covers common parts only. Individual flats may fall within scope under a Type 3 or Type 4 assessment where there’s specific concern about fire spread from within a flat, such as in some converted properties.
Can I Carry Out My Own Fire Risk Assessment?
In some cases the assessment may be made by the responsible person who has sufficient knowledge of fire safety. But many companies prefer to use professional assessors to make sure they comply and don’t miss critical fire risks. The professional assessments will give you more confidence and technical accuracy.
Accrediations
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