Does a fire risk assessment run out?

Not on a set date. The Regulatory Reform (Fire Safety) Order 2005 does not give a fixed number of months. It says the assessment must be kept under review and revised where there is reason to think it is no longer valid, or where there has been a significant change in the premises.

In practice, many responsible persons review once a year, and places where the risk is higher are often looked at more often. A dusty report in a drawer is not a review.

What should prompt a review earlier?

Do not wait for the anniversary if any of these has happened:

building work, a new layout or a new floor
a change in how a room or the building is used
a change in the number or type of people, such as taking on staff or housing vulnerable residents
new equipment, processes or stock, especially flammable materials
a fire, a near miss or a false alarm that revealed a weakness
a visit from the fire and rescue service
a change of responsible person or of the person who carries out the actions
actions on the last report still not done
new rules that apply to your type of building

What does a review involve?

The reviewer revisits the premises and compares what they find with the last assessment. They will typically:

check which actions were completed and which were not
walk the escape routes and look at doors, alarms and lighting again
ask about changes to layout, use and occupancy
look at maintenance and test records
update the findings and the priorities

If the original is thin, out of date or missed whole areas, a good reviewer will tell you plainly that a fresh assessment is needed rather than a light touch-up.

Can someone new review an assessment written by someone else?

Yes. Expect the reviewer to ask for the earlier report and its action list, and to want to walk the building themselves instead of relying on someone else's notes. They are taking professional responsibility for their findings, so that is a good sign.

Does the review need to be in writing?

Yes. Every responsible person must keep a written record of the full assessment, so update the record whenever the assessment is reviewed or revised, and note who carried out the review. Keep earlier versions as well. They show what you knew and what you did, and they are often the first thing an inspector asks for.

Do flats and shared buildings need a different review?

For a block of flats or a shared house, two matters deserve a fresh look. One is whether the assessment covers the structure, external walls and flat entrance doors, since the Fire Safety Act 2021 brought these into scope for multi-occupied residential buildings. The other is whether you have met the duties in the Fire Safety (England) Regulations 2022, which depend partly on height. Ask the reviewer to check both.

What should I have ready?

the last assessment and its action list
records of alarm, emergency lighting and extinguisher servicing
records of fire door checks, where you keep them
a note of what has changed since the last visit
floor plans and the list of anyone who needs help to leave
the contact for whoever can open every room

How do I judge whether a reviewer is competent?

Ask what they have been trained to do, whether they have assessed buildings like yours and whether they hold insurance. You can also ask whether they are on a register, such as the Institution of Fire Engineers (IFE), or whether their company is third-party certificated, for example to BAFE scheme SP205. Check any scheme named on its own website.

Who may ask to see my assessment?

In Hertfordshire the enforcing authority for most premises is Hertfordshire Fire and Rescue Service, and its officers can ask to see your assessment during an inspection or after an incident. Insurers, lenders and landlords may also ask for a recent one.

What should I include in my enquiry?

the type of premises and its postcode
the date of your last assessment, and who carried it out
what has changed since
whether there are open actions on the report
whether the building contains flats, or anyone sleeps there

What happens after I send it?

Asking costs nothing and you are not committed. Where an assessor covers your postcode, they agree the scope and terms with you directly.

Who you will hear from

We pass your enquiry to one local fire risk assessor, if one covers your postcode. It is never sent to a list of companies. If nobody covers your postcode, we will tell you and will not pass your details on.