Fire Risk Assessment- Asbestos surveys

Fire safety and asbestos management are two of the most critical legal responsibilities for landlords in the UK. Both are governed by strict regulations, and failure to comply can result in severe penalties, including fines, prosecution, and even imprisonment. Here’s what landlords need to know about fire risk assessments and asbestos surveys to protect their tenants and investments.

Fire Risk Assessment: What Landlords Must Do

A fire risk assessment is a systematic review of a property to identify potential fire hazards, evaluate the risks to occupants, and recommend measures to reduce those risks. Under the Regulatory Reform (Fire Safety) Order 2005 (as amended by the Fire Safety Act 2021 and Building Safety Act 2022), a fire risk assessment is a legal requirement for almost all rental properties except single private dwellings. This includes:

• Houses in multiple occupation (HMOs)

• Blocks of flats (including communal areas up to and including flat entrance doors)

• Any rental property with shared or communal spaces like kitchens, corridors, or staircases

The “Responsible Person”—usually the landlord or managing agent—must ensure the assessment is carried out, recorded (now mandatory for all properties as of October 2023), and regularly reviewed. The assessment should cover fire alarms, extinguishers, emergency lighting, escape routes, and the fire resistance of doors and furnishings. If you have five or more tenants, the assessment must be written down, but written records are strongly recommended for all properties.

Key fire safety responsibilities for landlords include:

• Installing smoke alarms on every floor and carbon monoxide alarms in rooms with fuel-burning appliances

• Ensuring safe escape routes and clear communal areas

• Maintaining electrical and gas installations

• Providing fire extinguishers and emergency lighting in HMOs

Penalties for failing to comply can include fines, imprisonment, or a ban on letting property. For more information, see the official government fire safety guidance and the 5-step fire risk assessment checklist12356.

Asbestos Surveys: Protecting Health and Staying Compliant

Asbestos is another major concern, especially in properties built before 2000. The Control of Asbestos Regulations 2012 require landlords to identify, manage, and, if necessary, remove asbestos-containing materials (ACMs) in their properties. This duty applies to non-domestic premises and the communal areas of residential buildings, such as hallways and stairwells in flats.

Key steps for landlords:

• Arrange an asbestos survey for any property built before 2000. This should be carried out by a UKAS-accredited professional.

• Keep an up-to-date asbestos register and management plan, documenting the location and condition of any ACMs.

• Inform tenants, contractors, and staff about the presence of asbestos and provide access to the register.

• If ACMs are in poor condition or likely to be disturbed, arrange for safe removal by licensed contractors.

Failure to manage asbestos risks can result in substantial fines, prosecution, and potential harm to tenants’ health.

Practical Compliance: Combining Fire and Asbestos Safety

Both fire risk assessments and asbestos surveys are essential for legal compliance and tenant safety. Landlords should:

• Regularly review and update both assessments, especially after property alterations or tenant turnover.

• Keep thorough records of all inspections, actions taken, and communications with tenants.

• Use accredited professionals for both fire risk and asbestos surveys for peace of mind and legal protection.

For a streamlined approach, landlords can book professional fire risk assessments and asbestos surveys with Landlords Checks, ensuring all legal obligations are met efficiently and affordably.

Useful Resources

• Fire safety: guidance for those with legal duties – GOV.UK

• Fire safety risk assessment: 5-step checklist – GOV.UK

• Asbestos regulations for your commercial property – GOV.UK

By prioritising fire and asbestos safety, landlords not only comply with the law but also create safer, more attractive homes for their tenants.