Fire Risk Assessment in Marylebone, Bayswater, Holborn And Fitzrovia | NICEIC And NAPIT Accredited Assessors
Liviosiv provides NICEIC and NAPIT-accredited fire risk assessments across Marylebone, Bayswater, Holborn and Fitzrovia — four Central London areas with distinct building stock and use, from Marylebone’s medical clinics to Holborn’s legal chambers. Our assessments meet the requirements of the Regulatory Reform (Fire Safety) Order 2005, BS 9792:2025, and the latest 2025–2026 fire safety regulations. If you manage properties across more than one of these areas, we can also arrange portfolio pricing under a single booking.
What Is a Fire Risk Assessment?
A fire risk assessment is a systematic review of a building carried out to identify fire hazards, determine who might be at risk, and set out the measures needed to remove or reduce that risk. It results in a written report that records findings, recommends an action plan, and sets a review date. In England, it is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 for the “responsible person”, typically a landlord, employer, or managing agent, to arrange and maintain one.
For our full breakdown of fire risk assessments across every London borough, see our Fire Risk Assessment London hub page.
FRA Residential Cost
Services
Prices
Studio
£99
1-3 Bedroom
£179
4-6 Bedroom
£209
Communal Area
£159
FRA Commercial Cost
Services
Prices
Upto 3 Floor
£159
3-5 Floor
£279
5-10 Floor
£319
Whole Building
One Call
Geographical Breakdown of London’s Districts
Why Marylebone, Bayswater, Holborn and Fitzrovia Need a Tailored Approach
These four areas sit close together in Central London but have genuinely different building use and occupancy patterns, and a generic checklist tends to miss the detail that matters:
- Altered layouts in converted period buildings — common across all four areas
- Basement levels with restricted escape routes — particularly relevant in Holborn’s legal and commercial premises
- Shared stairwells and plant rooms in converted residential blocks
- High daytime occupant and visitor turnover — Holborn’s public-facing offices and Marylebone’s clinics both see significant daily footfall from people unfamiliar with the building
- Mixed residential-and-commercial fire strategies — especially relevant in Fitzrovia’s blend of flats, studios, and restaurants
Fire Risk Assessment in Marylebone
Marylebone combines a concentration of private clinics and medical premises with elegant mansion blocks and buildings that mix office and residential use.
Medical and Clinical Premises: Clinics and private medical practices carry a distinct fire risk profile: patients may have limited mobility or need assistance to evacuate, and clinical equipment can introduce specific ignition or fuel sources not found in a typical office. We assess these premises with that patient-safety context built in, not treated as a standard commercial unit.
Mansion Blocks and Mixed-Use Buildings: Marylebone’s mansion blocks and buildings combining office and residential use in the same structure need an assessment that accounts for both uses — the escape strategy and fire load for a ground-floor office can differ significantly from the flats above it.
Fire Risk Assessment in Bayswater
Bayswater’s mix of large hotels and converted Victorian terraces means a fire risk profile shaped heavily by transient occupancy.
Hotels and Short-Lets: Guests in hotels and short-let properties are, by definition, unfamiliar with the building’s escape routes — this raises the bar for clear signage, well-maintained alarms, and management protocols. We assess these premises with that transient-occupancy risk specifically in mind.
Converted Period Terraces: Victorian terraces converted into flats can make compartmentation — how effectively a building’s structure contains fire and smoke — harder to confirm through visual inspection alone, sometimes requiring a more thorough assessment type.
Fire Risk Assessment in Holborn
Holborn’s concentration of legal chambers and offices, combined with a significant amount of basement commercial space, creates a distinct set of fire safety considerations.
Legal Chambers and Offices: Holborn’s high daytime public footfall — clients, visitors, and staff moving through office buildings throughout the day — means visitor management, clear evacuation signage, and alarm audibility need particular attention.
Basement Commercial Premises: Basement-level units have inherently more restricted escape routes than ground-floor or upper-floor premises. We give basement commercial premises in Holborn the detailed escape-route and compartmentation attention this genuinely technical risk deserves, rather than treating it as a standard inspection.
Fire Risk Assessment in Fitzrovia
Fitzrovia’s creative-industry offices sit alongside flats, studios, and restaurants in a genuinely mixed-use environment.
Creative-Industry Offices: Fitzrovia’s concentration of media, advertising, and design businesses often means converted period buildings adapted for modern office use — worth checking that the original building’s escape routes still suit how the space is actually used today.
Mixed-Use Residential and Hospitality: Buildings combining flats, studios, and restaurants need an assessment that accounts for how a fire in one part of the building, a restaurant kitchen, for instance could affect the residential floors above.
The Legal Requirement and Penalties for Non-Compliance
Fire safety across Marylebone, Bayswater, Holborn and Fitzrovia is governed by the same national framework: the Regulatory Reform (Fire Safety) Order 2005 (the core legal duty), the Fire Safety Act 2021 (which clarified that external walls and flat entrance doors fall within scope), and the Building Safety Act 2022 (which introduced stricter duties for higher-risk buildings, including the “Golden Thread” of building safety information).
Since 1 October 2023, the responsible person must record all findings of a fire risk assessment in writing — not just the significant ones — along with the name and organisation of the assessor and a UK-based address for enforcement purposes. Failing to meet these duties can mean fines of up to £40,000, and in the most serious cases, imprisonment. Full guidance is available at gov.uk – workplace fire safety, your responsibilities. Enforcement notices may come from the London Fire Brigade directly.
What Happens During a Fire Risk Assessment
Our fire risk assessment process follows the methodology set out in the current British Standards for fire risk assessment.
Identifying Fire Hazards: We walk through your property identifying sources of ignition, fuel, and oxygen — from electrical equipment and heating systems to storage of combustible materials, or clinical equipment in medical premises.
Assessing People at Risk: We consider everyone who could be affected by a fire: residents, staff, visitors, contractors, and anyone with reduced mobility or additional support needs — including hotel guests, clinic patients, and visitors unfamiliar with the building.
Evaluating and Reducing Risk: We assess your existing fire safety measures — alarms, escape routes, fire doors, signage — and identify where risk needs to be reduced or eliminated.
Recording Findings and Action Plan: You receive a clear written report with prioritised, practical recommendations — not a vague checklist, but a document you can actually act on.
Review and Ongoing Compliance: We advise on your review schedule based on your building’s risk profile, so you stay compliant rather than scrambling to catch up before a licence renewal or insurance check. If your property also needs asbestos management alongside fire compliance, see our combined Fire Risk Assessment and Asbestos Survey London service.
Types of Fire Risk Assessment We Carry Out
Not every building needs the same depth of assessment. We carry out all four recognised types of residential fire risk assessment London, and we’ll advise you on the right level for your building during booking.
Type 1 — Non-Destructive, Common Parts
A non-destructive inspection of the shared areas of a building — stairwells, corridors, electrical cupboards, service risers — plus a check of a sample of flat entrance doors. This is the standard level for most purpose-built blocks of flats.
Type 2 — Destructive, Common Parts
The same scope as Type 1, but with a degree of destructive inspection to check the level of compartmentation — particularly relevant for Bayswater’s converted terraces and Marylebone’s mansion blocks.
Type 3 — Non-Destructive, Common Parts and Sample of Flats
Everything in a Type 1 assessment, plus a non-destructive inspection of a sample of individual flats to check the internal means of escape and fire detection.
Type 4 — Destructive, Common Parts and Sample of Flats
The most comprehensive assessment, combining destructive inspection with flat-level inspection — typically appropriate where a new landlord takes over a building with an unknown fire safety history.
Which Standard Applies to Your Building?
BS 9792:2025 for Housing: Residential buildings — blocks of flats, HMOs, sheltered housing — are assessed against BS 9792:2025, the current BSI standard for housing premises, which replaced the earlier PAS 79-2:2020.
PAS 79-1:2020 for Non-Domestic Premises: Offices, clinics, hotels, and other non-domestic buildings are assessed against PAS 79-1:2020, the BSI specification for fire risk assessment methodology outside housing.
New PEEPs Regulations (2026)
From 6 April 2026, the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 require certain residential buildings — those 18 metres or taller, seven storeys or more, or over 11 metres where a simultaneous evacuation strategy applies — to identify residents who may need additional support to evacuate and to put Residential Personal Emergency Evacuation Plans (RPEEPs) in place. If your building in any of these four areas falls into this category, your fire risk assessment now needs to reflect this requirement. Full detail is available in the government’s Residential PEEPs factsheet.
Areas We Cover
Marylebone (W1): Marylebone, Marylebone High Street, Baker Street, Harley Street area, Marylebone Village, Regent’s Park (south border).
Bayswater (W2): Bayswater, Queensway, Westbourne Grove (border), Lancaster Gate, Paddington (border).
Holborn (WC1, WC2): Holborn, Chancery Lane, Lincoln’s Inn Fields, Red Lion Square, High Holborn, Kingsway.
Fitzrovia (W1): Fitzrovia, Charlotte Street, Tottenham Court Road (west side), Great Portland Street, Cleveland Street.
Not sure if your building falls within one of these areas? Get in touch and we’ll confirm coverage before you book.
Why Choose Liviosiv for Your Fire Risk Assessment
Liviosiv is NICEIC and NAPIT-accredited, meaning our compliance standards are independently verified — not just self-declared. Every assessment is carried out by a named, qualified assessor using current BSI methodology, with genuine consideration given to each area’s specific building use — clinics in Marylebone, basement commercial premises in Holborn — rather than a one-size-fits-all report. Because Liviosiv also carries out NICEIC and NAPIT-accredited electrical inspections, our assessors bring genuine understanding of one of the most common fire hazards in older buildings — faulty or overloaded electrical installations — into every fire risk assessment.
Book Your Fire Risk Assessment in Marylebone, Bayswater, Holborn or Fitzrovia
Ready to get your property compliant? Contact Liviosiv today for a free, no-obligation quote from a NICEIC and NAPIT-accredited assessor — with portfolio pricing available if you manage properties across more than one of these areas.
Frequently Asked Questions (FAQ)
Do medical or clinical premises in Marylebone need a different type of assessment?
Not a different type, but a more careful one. We pay particular attention to patient mobility, evacuation planning for people who may need assistance, and clinical equipment as a potential ignition or fuel source.
Does a basement commercial unit in Holborn need special attention?
Yes. Basement premises have inherently more restricted escape routes than upper floors, so escape route capacity and compartmentation get particular focus in our assessment.
Can I use one fire risk assessment to cover properties in all four areas?
No — every building is unique in layout, occupancy, and existing fire safety measures, so each needs its own site-specific assessment. We can, however, offer portfolio pricing and coordinate scheduling across multiple sites under a single booking.
Do short-let properties in Bayswater need a different type of assessment?
Not a different type, but often a more thorough one. Properties with high guest turnover need stronger controls — clear evacuation instructions, management protocols, and verification that fire safety measures are maintained.
Does a mixed-use building with a restaurant or shop on the ground floor need a different assessment?
Yes. Mixed-use properties usually need a more detailed assessment because the commercial unit changes the fire risk profile, escape strategy, and management responsibilities for the shared areas above.
How much does a fire risk assessment cost?
Costs vary by property type, typically from £99 for a studio common-parts assessment to £319+ for larger commercial buildings. Portfolio pricing is available for multiple properties.
How often should a fire risk assessment be reviewed?
Most fire risk assessments should be reviewed at least annually, or sooner if there’s a significant change to the building, its occupants, or its fire safety systems.
What happens if I don't get a fire risk assessment?
You risk enforcement action, fines of up to £40,000, and — for serious breaches involving risk to life — imprisonment.
Accrediations
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