How to Do a Fire Risk Assessment Yourself (And When You Need a Pro)

One of the most common questions from HMO landlords is whether they need to pay a specialist fire risk assessor, or whether they can carry out the assessment themselves. The short answer is: the law allows self-assessment, provided you are “competent” to do so. This article explains what that means, what the process involves, and when it makes sense to bring in a professional.

What Does the Law Say?

The Regulatory Reform (Fire Safety) Order 2005 (RRO 2005) requires fire risk assessments to be carried out by a “competent person” — defined as someone who has sufficient training, experience, knowledge, and ability to identify fire risks and the measures needed to control them. Crucially, the law does not require any specific qualification, registration, or certification.

This means an HMO landlord can legally carry out their own fire risk assessment. Many experienced landlords do. The key word is “competent” — you must be able to demonstrate that you have approached the assessment methodically and that your findings reflect the actual conditions in the property.

What Does Competence Look Like?

There is no single definition, but a competent self-assessor for an HMO would typically:

• Understand the key requirements of the RRO 2005 and BS 9792:2025
• Know what fire hazards to look for and where
• Be able to assess the adequacy of existing precautions (fire doors, alarms, escape routes)
• Be able to identify people who may be at particular risk and consider their needs
• Be familiar with the property — its layout, construction, and occupancy
• Be able to produce a clear, written record of findings and actions

An experienced HMO landlord who manages multiple properties and has engaged with fire safety training is likely competent. A first-time landlord with a single property and no prior fire safety knowledge should consider whether they have the necessary background, or whether a structured tool like FRASafe provides sufficient guidance.

The Step-by-Step Process

A self-conducted fire risk assessment for an HMO follows the same five-step methodology required by any compliant assessment:

1. Step 1 — Identify fire hazards. Walk through the property and identify sources of ignition (electrical appliances, smoking materials, cooking), fuel (furniture, stored items, bedding), and oxygen. Pay particular attention to the kitchen, boiler room, and any areas where materials are stored.
2. Step 2 — Identify people at risk. Consider all occupants, their locations within the building, and any vulnerability factors — mobility impairments, sensory impairments, or language barriers that might affect their response to a fire alarm.
3. Step 3 — Evaluate, remove or reduce risks. Assess the adequacy of existing fire precautions — fire detection, means of escape, fire doors, emergency lighting, and fire-fighting equipment. Identify any gaps and rate their severity.
4. Step 4 — Record findings and produce an action plan. Document everything. A written record is a legal requirement for properties with five or more employees — and most councils expect a written FRA document regardless of size. Produce a prioritised action plan for any deficiencies found.
5. Step 5 — Review regularly. Reassess whenever the property changes — new tenants, structural work, change of use — and conduct a full review at least annually.

How FRASafe Helps

FRASafe is designed to guide competent persons through this process. The online questionnaire covers every area required by BS 9792:2025 — asking the right questions in the right order, so you don't miss anything. At the end, it produces a structured PDF report documenting your findings, risk ratings, and action plan in the format councils expect.

This is not a substitute for competence — FRASafe is a structured tool, not a certification. But it ensures that a competent landlord applies the correct methodology consistently and produces a document that reflects the current legal standard.

When You Should Use a Professional Assessor

Self-assessment is appropriate for many HMOs, but there are situations where engaging a qualified fire risk assessor from a recognised body is the right call:

• Large or complex properties — HMOs with many rooms, multiple stairwells, basement areas, or unusual layouts present assessment challenges that benefit from professional expertise.
• Properties with a fire history — if there has been a fire or a near-miss, or if a fire service enforcement notice has been issued, a professional assessment provides an independent record that you have taken the risk seriously.
• High-risk occupancy — properties housing particularly vulnerable people (those with significant disabilities or complex care needs) may warrant a more thorough assessment than a self-assessment can provide.
• Council or fire service requirement — some councils specify that the assessor must hold a recognised qualification. Check your council's HMO licensing conditions before proceeding.
• You are not confident in your own competence — if you are uncertain about any aspect of the assessment, the cost of a professional (typically £200–500 for a standard HMO) is far outweighed by the cost of non-compliance.

The Cost Comparison

A professional fire risk assessment for a standard HMO typically costs between £200 and £500, depending on the size of the property and the assessor. FRASafe costs £45 for the PDF report, with no charge to complete the assessment itself. For a competent landlord with a straightforward HMO, the difference is significant — and the legal outcome is the same.

Summary

The RRO 2005 allows competent HMO landlords to conduct their own fire risk assessments. FRASafe provides the structure and methodology to do that correctly, producing a BS 9792:2025-aligned report ready for your council licence application. For complex or high-risk properties, a qualified professional assessor remains the right choice.