Fire Risk Assessments for Residential Buildings, Flats & HMOs

Specialist fire risk assessments for the communal areas of residential buildings, for landlords, freeholders, managing agents and HMO operators across Cheshire and the North West. Clear, proportionate reporting that helps you evidence and manage your duties.

Who needs a residential fire risk assessment?

If you own, manage or are responsible for a multi-occupied residential building, you have duties for its shared areas. This typically applies to:

  • Blocks of flats and apartment buildings
  • Houses in multiple occupation (HMOs)
  • Student and shared housing
  • Sheltered, supported and extra-care housing
  • Mixed-use buildings with flats above commercial units
  • Freeholders and managing agents responsible for communal areas

What is covered, and what is not

The Regulatory Reform (Fire Safety) Order 2005 applies to the communal and shared parts of multi-occupied residential buildings, such as entrance halls, stairwells, corridors and plant rooms. It does not extend inside individual private flats. The Fire Safety Act 2021 clarified that the building structure, external walls and flat entrance doors are also within scope. We assess the parts you are responsible for and explain clearly where your duties begin and end.

What is BS 9792?

BS 9792:2025 (BSI, 2025) is the British Standard code of practice for fire risk assessment of housing. It replaced the withdrawn PAS 79-2 and sets out a structured, evidence-based method for assessing the fire risk in blocks of flats, HMOs, student and supported housing and similar residential buildings.

BS 9792 is guidance, not law. Your legal duties come from the Fire Safety Order 2005 and the Fire Safety (England) Regulations 2022. Following the BS 9792 approach is a credible way to show that your assessment is systematic, proportionate and up to date. We use this structure so your report is thorough and easy to act on.

The four types of housing fire risk assessment

BS 9792 sets out four types of assessment that scale from a visual look at the communal areas to a more detailed inspection that includes a sample of flats. We agree the right type with you before we start.

Type 1

Common parts, non-intrusive

The most common assessment. A visual inspection of the shared areas with no opening up, including a sample of flat entrance doors and roof voids where they can be accessed safely.

Type 2

Common parts, intrusive

As Type 1 but with limited opening up, such as shafts, risers or voids, to confirm fire separation where there are concerns about the construction or compartmentation.

Type 3

Common parts and flats, non-intrusive

Adds a non-destructive look inside a sample of flats, covering alarms, escape from within the flat and landlord-controlled services.

Type 4

Common parts and flats, intrusive

The most thorough. As Type 3 but with opening up in both the communal areas and a sample of flats, usually involving a contractor to open up and make good.

The nine steps of a BS 9792 fire risk assessment

A structured assessment works through the building methodically. Our housing assessments follow these nine stages:

1

Record premises and occupant information

Building type, height, construction, use and who lives there.

2

Identify fire hazards and controls

Ignition and fuel sources in the shared areas and how they are managed.

3

Assess the likelihood of fire

How likely a fire is to start, given the hazards and the controls in place.

4

Assess fire protection measures

Escape routes, fire doors, compartmentation, detection, signage, emergency lighting and external walls.

5

Assess fire safety management

Roles, maintenance, testing, records, training and contractor control.

6

Estimate the likely consequences

How a fire could affect residents and escape, especially anyone vulnerable.

7

Determine the overall level of risk

A clear, reasoned risk rating for the building.

8

Develop an action plan

Prioritised, proportionate measures to reduce or maintain risk.

9

Set the review period

When the assessment should next be reviewed, based on the building and its risk.

What you receive

A clear written report on the building communal areas, with an overall risk rating and a prioritised, practical action plan, written so you can act on it and evidence your decisions.

HMOs and higher-risk buildings

HMOs carry additional responsibilities and a fire risk assessment is often a condition of licensing. For higher-risk residential buildings (broadly those at least 18 metres or seven storeys), further duties apply under the Building Safety Act 2022. We can advise on what is proportionate for your building and signpost where specialist input is needed.

Our consultancy approach

Daedon is a building surveying and fire safety consultancy. We assess, advise, review and report. Where works are needed, such as fire doors, emergency lighting or signage, we identify the gaps and can recommend competent contractors. We do not install or maintain equipment ourselves, which keeps our advice independent and focused only on what is right for your building.

Residential fire risk assessment FAQs

Do individual flats need a fire risk assessment?
The legal duty covers the communal and shared areas of the building, not the inside of private flats. Depending on the assessment type, a sample of flats may be looked at, but each private flat does not need its own separate assessment.
What is BS 9792, and is it the law?
BS 9792:2025 (BSI, 2025) is the British Standard code of practice for fire risk assessment of housing. It replaced the withdrawn PAS 79-2. It is guidance rather than law: the legal duties come from the Fire Safety Order 2005 and the Fire Safety (England) Regulations 2022, and BS 9792 gives a structured way to meet them.
What is the difference between a Type 1, 2, 3 and 4 assessment?
They describe how far the assessment goes, from communal areas only and non-intrusive (Type 1) through to intrusive inspection of communal areas and a sample of flats (Type 4). Most buildings with good evidence of their construction need a Type 1.
Which type does my building need?
It depends on the building, its risk and how much reliable information exists about its construction. We agree the right type with you before we start, so the scope is clear from the outset.
How often should it be reviewed?
Regularly, and whenever the building or its use changes significantly. Separately, the Fire Safety (England) Regulations 2022 require routine checks of communal fire doors and, in buildings over 11 metres, annual checks of flat entrance doors.
Does it cover external walls or cladding?
The assessment notes the presence of cladding or external wall systems and signposts to a separate external wall appraisal (an FRAEW under PAS 9980 (BSI, 2022)) where one is needed. The external wall appraisal itself is a separate specialist assessment.
Do you carry out remedial works?
No. As a consultancy we assess, advise and report, and can recommend competent contractors for any works that are needed.

Responsible for a workplace or commercial premises instead? See our commercial fire risk assessments, or return to our fire risk assessments overview. You can also use our fire safety checklists to prepare.

Need a residential fire risk assessment?

Tell us about your building and we will provide a clear, no-obligation quote.

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References

  • British Standards Institution (2022) PAS 9980:2022 Fire risk appraisal of external wall construction and cladding of existing blocks of flats. Code of practice. London: BSI. Available at: bsigroup.com (Accessed: 17 June 2026).
  • British Standards Institution (2025) BS 9792:2025 (BSI, 2025) Fire risk assessment of housing. Code of practice. London: BSI. Available at: bsigroup.com (Accessed: 17 June 2026).
  • Building Safety Act 2022, c. 30. Available at: legislation.gov.uk (Accessed: 17 June 2026).
  • The Fire Safety (England) Regulations 2022 (SI 2022/547). Available at: legislation.gov.uk (Accessed: 17 June 2026).
  • Fire Safety Act 2021, c. 24. Available at: legislation.gov.uk (Accessed: 17 June 2026).
  • Regulatory Reform (Fire Safety) Order 2005 (SI 2005/1541). Available at: legislation.gov.uk (Accessed: 17 June 2026).