Fire Safety Services
Fire risk assessment.
Done properly.
A legal requirement for almost every non-domestic building — and one of the most frequently done badly. We carry out thorough, legally compliant assessments with the same standard of work regardless of the size or complexity of the premises.
Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for any non-domestic premises — employers, building owners, landlords, managing agents — is legally required to ensure a suitable and sufficient fire risk assessment is carried out and kept up to date. That obligation has been strengthened by the Fire Safety Act 2021 and the Building Safety Act 2022, and it applies to everything from a single-tenancy office to a multi-storey residential block.
An outdated assessment, or one carried out by someone without the competence to produce it, leaves the responsible person exposed to enforcement action, invalidated insurance, and — in serious cases — prosecution. We produce assessments that are genuinely fit for purpose: written by qualified, experienced assessors, structured for use, and followed up properly.
Legal triggers
Any of these mean yes — by law.
Elapsed time
Your current assessment is more than 12 months old
The Fire Safety Order requires regular review. For most premises, annual review is the appropriate standard. An assessment that has never been reviewed since it was written is out of date.
New occupancy
You have taken on a new building or a new lease
An existing assessment produced for a previous occupier or use cannot be relied upon. A fresh assessment by your own qualified assessor is required.
Structural change
Your building has been altered, extended, or refurbished
Any structural change — new partitions, altered corridors, changed escape routes — invalidates the previous assessment. Review is required before re-occupation.
Change of use
The way the building is used has changed significantly
A change from office to warehouse, or from commercial to residential, fundamentally alters the risk profile. The original assessment no longer applies.
Enforcement
The fire authority has visited or issued a notice
An enforcement notice requires documented action within a specified timeframe. A prohibition notice can stop use of the premises immediately. We can help you respond.
Doubt about quality
Your existing assessment was not produced by a qualified assessor
If you cannot confirm the assessor held an ABBE Level 4 qualification or equivalent, the competence requirement under the Fire Safety Order may not be satisfied.
Not sure where you stand? Call us on 01244 394 244 and we will tell you plainly — no obligation.
Call nowWhat we hear most often
Fire risk assessments are among the most frequently done badly. These are the situations we walk into most often.
"We had one done when we moved in. That was five years ago and we've done a lot of work since."
An assessment is a snapshot of the building at a point in time. Any material change — new partitions, altered escape routes, new tenants, refurbishment — requires review. A five-year-old assessment for a building that has changed is not a current assessment. We carry out reviews quickly and produce a clear record of what has changed and what the current risk position is.
"We got one online for £49. It came as a PDF template with our name on it."
A generic template assessment produced without a site visit does not constitute a suitable and sufficient fire risk assessment under the Fire Safety Order. It will not satisfy the fire authority, your insurer, or a court. We see these regularly when reviewing existing documentation — they provide a false sense of compliance without any actual protection.
"We have the assessment but we haven't done anything with the action plan."
An unactioned fire risk assessment is not simply useless — it is potentially worse than having none, because it demonstrates awareness of risks that have not been addressed. The action plan is a legal obligation, not a suggestion. We structure our reports to make the priority order clear and realistic, and we are available to talk through the most cost-effective way to address findings.
"Our managing agent says there is an assessment for the building but we have never seen it."
Under Section 156 of the Building Safety Act 2022, responsible persons are required to keep their fire risk assessment in written form and make it available to other responsible persons who share or have an interest in the building. If you cannot locate your assessment or confirm its currency, that is both a practical and a legal gap. We work with managing agents and building owners across the North West to bring documentation up to standard.
Our methodology
A suitable and sufficient fire risk assessment requires the assessor to understand the building, how it is used, who uses it, and what would happen in the event of a fire. Every Fletcher Risk assessment covers the following areas as a minimum.
Fire hazard identification
Sources of ignition, fuel, and oxygen throughout the premises — including those not immediately visible. Electrical systems, heating equipment, storage arrangements, and any processes that introduce ignition risk.
People at risk
All occupants, including staff, visitors, contractors, and individuals who may need assistance to evacuate — those who work alone, those unfamiliar with the building, and those with mobility or sensory impairments.
Means of escape
Escape routes, widths, travel distances, final exits, and signage. Assessment of whether the escape strategy is realistic given the actual occupancy and use of the building at any given time.
Fire detection and alarm
Adequacy of the detection and alarm system for the size and use of the building. Coverage, audibility, and whether the category of system is appropriate for the risk.
Fire doors and compartmentation
Condition and compliance of fire doors, frame integrity, intumescent seals, self-closers, and hold-open devices. Compartmentation integrity and whether fire and smoke can spread through the building unchecked.
Fire suppression and equipment
Adequacy, condition, and accessibility of fire extinguishers. Emergency lighting coverage. Sprinkler or suppression systems where present. Maintenance records for all life-safety systems.
Management and procedures
Fire safety policy, evacuation procedures, fire marshal arrangements, staff training records, and maintenance schedules. The human and procedural elements that determine whether physical measures actually work.
Written report and action plan
A clear, structured report recording all significant findings, the overall risk rating, and a prioritised action plan. Written to be used — by the responsible person, their contractors, their insurer, and the fire authority.
Who we work with
We carry out fire risk assessments across a wide range of premises. Our assessors understand the specific enforcement context, risk profile, and documentation requirements for each sector.
Managing agents
Residential blocks & portfolios
HMO landlords
Licensed & unlicensed HMOs
Offices & commercial
All sizes and tenures
Warehouses & industrial
High fire load environments
Care homes & healthcare
GP surgeries, nursing homes
Schools & colleges
Including academies and MATs
Hotels & hospitality
Sleeping risk premises
Churches & community
Heritage and listed buildings
The legal framework
Always applies
Regulatory Reform (Fire Safety) Order 2005
The core legislation. Requires the responsible person to ensure a suitable and sufficient fire risk assessment is carried out by a competent person. Failure can result in enforcement notices, prohibition of use, unlimited fines, or imprisonment.
2021 amendment
Fire Safety Act 2021
Clarified that the Fire Safety Order applies to the structure, external walls, and flat entrance doors of multi-occupied residential buildings — closing gaps that had been tested in the courts following Grenfell.
Higher-risk buildings
Building Safety Act 2022
Introduced the Building Safety Regulator and the golden thread of information for higher-risk residential buildings. Section 156 requires all responsible persons to keep their fire risk assessment in written form and make it available on request. Read our full guide →
Residential buildings
Fire Safety (England) Regulations 2022
Introduced quarterly checks on common-area fire doors and annual checks on flat entrance doors for buildings with two or more domestic premises. Also requires fire safety information to be provided to residents.
Who you are working with
Tim Fletcher
Director
Tim has more than 30 years of experience in the fire industry and leads assessments across all sectors at Fletcher Risk, with particular focus on complex or higher-risk sites.
- ABBE Level 4 Diploma in Fire Risk Assessment
- NEBOSH National General Certificate
- FPA Fire Safety Management Certificate
- Member — Fire Protection Association
- 30+ years fire industry experience
Sam Fletcher
Director
Sam leads operations at Fletcher Risk, combining ABBE Level 4 qualification with legal training and an MBA. His background in hospitality fire safety and his understanding of regulatory compliance make him particularly effective on residential block and portfolio work.
- ABBE Level 4 Diploma in Fire Risk Assessment
- Bachelor of Laws (LLB)
- Master of Business Administration (MBA)
- 10+ years hospitality fire safety experience
- Fire door inspection qualified
Google Reviews · Chester & the North West
★★★★★
"Without doubt one of the best and most professional businesses I have used for our Fire Risk Assessment. Tim Fletcher is a highly regarded professional in his field. Don't take a chance — protect your staff, protect your building, protect your business."Chris H. · Google
★★★★★
"We appointed Fletcher Risk Management to conduct a fire risk assessment at one of our rental properties in Hoole. Tim demonstrated the utmost integrity and professionalism in the timely delivery of his report. We genuinely cannot recommend him highly enough."Andrew P. · Google
★★★★★
"We have engaged Fletcher Risk Management to carry out surveys on a number of our sites now for a very important client. I would never hesitate to send Tim — always professional, friendly and accommodating. The work exceeded our expectations by far."Marie Morgan · EIS Ltd
Common questions
How much does a fire risk assessment cost?
Our assessments start from £295. The actual cost depends on the size, complexity, and current condition of the building. We provide a fixed price before the visit — no revisions on the day, no hidden charges. Call 01244 394 244 or use the contact form for a specific quote.
How long does a fire risk assessment take?
For a standard small commercial premises or HMO, typically one to two hours on site. Larger or more complex buildings — schools, care homes, multi-storey blocks — may take half a day or more. The written report is delivered separately, usually within five working days of the visit.
How often does a fire risk assessment need to be reviewed?
The Fire Safety Order requires the responsible person to review the assessment regularly and whenever there is reason to believe it is no longer valid. Annual review is appropriate for most premises. Buildings with frequent changes in use, occupancy, or layout may need more frequent review. We cover this in detail in our article on the review obligation.
What qualifications should a fire risk assessor hold?
The Fire Safety Order requires the assessor to be a "competent person" — someone with sufficient training, experience, and knowledge for the premises type. The ABBE Level 4 Diploma in Fire Risk Assessment is the benchmark most fire authorities and insurers apply. Both Tim and Sam Fletcher hold the ABBE Level 4 Diploma. See our detailed guidance on commissioning a fire risk assessment.
What is the difference between a fire risk assessment and a fire door inspection?
A fire risk assessment is a whole-premises evaluation covering all fire hazards, means of escape, detection, and management procedures. A fire door inspection is a component-level examination of individual fire doors — leaf, frame, seals, hinges, closer, and certification for each door. The two are complementary: an assessment may identify that an inspection is needed, and the inspection produces the door-by-door record required under the Building Safety Act and Fire Safety (England) Regulations 2022.
Do I need a fire risk assessment for a residential property?
Single private dwellings do not require a formal fire risk assessment. Any building with two or more dwellings — a converted house split into flats, a purpose-built block, an HMO — requires an assessment covering the common areas and, in many cases, the flat entrance doors. For landlords in Liverpool, an assessment is also a requirement of the city's selective licensing scheme. See our HMO guidance and Liverpool coverage for detail.
What areas do you cover?
We are based in Chester and cover the full North West and North Wales — Chester, Cheshire, the Wirral, Liverpool, Merseyside, Manchester, Warrington, Runcorn, Widnes, Wrexham, Rhyl, and beyond. See our full regional coverage page for detail on each area.
Get your assessment booked.
Tell us your premises type and location and we will come back with a fixed price. We cover the full North West and North Wales and respond quickly.
Fletcher Risk Management Ltd is registered in England. This page provides general guidance on fire safety obligations and is not a substitute for professional advice specific to your premises. The law as described reflects the position in England; different provisions apply in Wales, Scotland, and Northern Ireland.