TL;DR
A fire risk assessment is a legal requirement for most non-domestic premises in the UK, focusing on identifying hazards and producing an action plan to reduce risk. A fire safety audit is a broader review of how well your fire safety management systems, procedures, and documentation are performing in practice. Both serve important but distinct purposes, and many buildings benefit from using them together.
Key Takeaways
- Fire risk assessments are a statutory requirement under the Regulatory Reform (Fire Safety) Order 2005 for all non-domestic premises, including the common areas of residential blocks.
- Fire safety audits are typically carried out by fire authorities or third-party specialists to verify that fire safety management is being maintained correctly over time.
- A fire risk assessment results in a written record of hazards and a prioritised action plan; a fire safety audit results in a compliance review against established benchmarks and standards.
- Both processes should be carried out by a competent person, as defined under the Fire Safety Act 2021 and associated guidance documents.
- The two processes complement each other: an assessment identifies risk, while an audit checks whether your response to that risk is being managed effectively.
Contents
What is a Fire Risk Assessment?
A fire risk assessment is a structured, systematic examination of a premises to identify potential fire hazards, evaluate the risk to people, and determine what measures are needed to reduce or eliminate that risk. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for any non-domestic building, including the common areas of HMOs and residential blocks, is legally required to ensure a suitable and sufficient fire risk assessment is in place and kept up to date. If you are new to the process, the Fire Risk Assessments in London: A Step-by-Step Guide to Compliance is a useful starting point for understanding what the process involves and what documentation you need to produce.
In practice, a fire risk assessment covers ignition sources, fuel sources, means of escape, fire detection and warning systems, firefighting equipment, emergency procedures, and the needs of vulnerable occupants. The outcome is a written report, legally required for premises with five or more employees, that records findings and sets out a prioritised action plan. Assessments should be reviewed regularly and following any significant change to the building, its use, or its occupants. The Fire Safety Act 2021 extended these duties to include the structure and external walls of multi-occupied residential buildings, placing greater responsibility on building owners and managing agents.
What is a Fire Safety Audit?
A fire safety audit is an independent review of how effectively a building’s fire safety arrangements are being managed and maintained over time. Where a fire risk assessment focuses on identifying hazards and producing an action plan, an audit examines whether the systems, procedures, training, and documentation already in place are working as intended and meeting the required standards. Audits are commonly carried out by the local fire and rescue authority as part of their enforcement role, but they can also be commissioned voluntarily by responsible persons who want an objective review of their compliance position before a formal inspection takes place.
A fire safety audit will typically examine records of fire alarm testing, emergency lighting checks, fire door inspections, staff training logs, evacuation drill records, and maintenance certificates. Auditors compare what is documented against what is observed on site, and may interview staff or building managers as part of the process. The findings help identify gaps between policy and practice, and can flag issues that a periodic fire risk assessment alone might not capture. For larger or more complex buildings, regular fire safety audits are increasingly regarded as good practice, particularly in the context of the Building Safety Act 2022 and the higher expectations it places on the management of higher-risk residential buildings.
Head-to-Head Comparison
| Feature | Fire Risk Assessment | Fire Safety Audit |
|---|---|---|
| Primary focus | Identifying hazards and risks within the building | Reviewing how fire safety management is being maintained |
| Legal requirement | Mandatory under the RRO 2005 for all non-domestic premises | Not always mandatory, but may be triggered by enforcement activity |
| Best suited for | All non-domestic buildings; new occupancies; post-refurbishment | Larger sites, complex organisations, pre-enforcement review |
| Output | Written hazard record and prioritised action plan | Compliance review report with observations and recommendations |
| Carried out by | Competent fire risk assessor (e.g. IFSM-registered) | Fire authority inspector or independent fire safety specialist |
| Review frequency | Typically annually or following significant change | Typically annually or as part of ongoing compliance monitoring |
| Compliance standards | RRO 2005, Fire Safety Act 2021, BS 9999, PAS 79 | RRO 2005, Building Safety Act 2022, sector-specific guidance |
| Typical cost range | Varies by building size and complexity | Varies by scope; typically broader in remit and time investment |
Costs and specifications vary. Contact us for a site-specific assessment tailored to your building and compliance requirements.
Not sure whether you need a fire risk assessment, a fire safety audit, or both?
London City Fire can advise on the right approach for your building and carry out both services across London.
Which is Right for You?
If you are a responsible person for a commercial premises, a landlord managing a residential block, or a facilities manager overseeing an office or retail environment in London, a fire risk assessment is your legal starting point. It is not optional. Without a current, suitable, and sufficient assessment in place, you are in breach of the Regulatory Reform (Fire Safety) Order 2005 and potentially exposed to enforcement action, including improvement notices or prosecution. For those managing office environments specifically, understanding the scope of what must be covered is important, and resources such as the Office Fire Risk Assessment: How to Protect Your Employees and Property guide can help frame the requirements clearly.
A fire safety audit, by contrast, is the right choice when you want to go beyond the minimum and verify that your fire safety management is actually working in practice. This is particularly relevant for larger organisations with multiple sites, businesses in higher-risk sectors such as hospitality or healthcare, and responsible persons for higher-risk residential buildings where the Building Safety Act 2022 applies. An audit can also be a prudent step before inviting a fire authority inspection, or following any incident or near-miss that has raised questions about existing procedures.
In many cases, the most robust approach is to use both. A fire risk assessment identifies what the risks are and what needs to be done. A fire safety audit checks whether those actions have been carried out and whether the overall system of management is holding up over time. The right combination depends on your building type, occupancy, risk profile, and the complexity of your fire safety arrangements. A competent fire safety professional can help you determine what level of review is proportionate and appropriate for your situation.
Why Choose London City Fire?
London City Fire has been protecting commercial and residential properties across the capital for over 20 years. Our fire risk assessors are registered with the Institute of Fire Safety Managers (IFSM), giving clients confidence that assessments are carried out to a recognised professional standard. We work across a wide range of sectors, including commercial offices, retail, hospitality, residential blocks, and mixed-use developments, and we understand the specific compliance landscape that London building owners and managing agents operate within. Every assessment or audit we carry out is tailored to the individual property, rather than produced from a generic template, ensuring that the findings are genuinely useful and actionable. For businesses wanting to understand more about what the process involves before commissioning a service, the Fire Risk Assessment for Businesses: A Step-by-Step Guide sets out the key stages clearly.
Whether you need a first-time fire risk assessment, a review of an existing one, or a broader fire safety audit to sense-check your compliance management, our team can advise on the right approach for your building and budget. We provide clear documentation that is audit-ready and meets the expectations of both fire authorities and building insurers. To discuss your requirements or arrange a site visit, contact us and a member of our team will be in touch promptly.
Frequently Asked Questions
Q: “Which is cheaper, a fire risk assessment or a fire safety audit?”
A: In most cases, a fire risk assessment for a straightforward commercial premises will be less involved than a comprehensive fire safety audit, which typically covers a broader range of documentation, systems, and management processes. However, costs for both vary significantly depending on building size, complexity, and scope of work. We recommend requesting a tailored quote based on your specific property rather than comparing generic price ranges.
Q: “Which meets UK fire safety regulations for non-domestic premises?”
A: A fire risk assessment is the statutory requirement under the Regulatory Reform (Fire Safety) Order 2005, and this is what a fire authority will look for as a baseline during an enforcement visit. A fire safety audit is not a substitute for an assessment, but it can demonstrate a higher level of management commitment and help you prepare for formal inspection. Both should be treated as part of an ongoing compliance programme rather than one-off exercises.
Q: “Can a fire safety audit replace a fire risk assessment?”
A: No. A fire safety audit is not a legal substitute for a fire risk assessment. The two processes serve different purposes and ideally complement one another. An audit reviews how well your fire safety management is functioning, but it does not fulfil the specific statutory duty placed on the responsible person under the Regulatory Reform (Fire Safety) Order 2005 to carry out or commission a suitable and sufficient fire risk assessment.
Q: “Which is better for a large commercial property in London?”
A: For a large commercial property, both are likely to be relevant. A fire risk assessment is required by law and should be reviewed at least annually or following any significant change. A fire safety audit adds value by examining whether the management systems supporting fire safety, such as staff training, maintenance schedules, and emergency planning, are functioning effectively. Many larger London premises benefit from having both in place as part of a robust compliance framework.
Q: “Do I need a professional to decide between a fire risk assessment and a fire safety audit?”
A: It is strongly advisable to consult a competent fire safety professional before deciding on the right approach for your building. The appropriate level of review depends on factors including your building type, occupancy profile, existing documentation, and compliance history. A qualified assessor can evaluate your current position and recommend a proportionate programme of work that meets your legal obligations and supports long-term safety management.
Share This Article
Disclaimer: The comparisons on this page are for general informational purposes only. The suitability of any fire safety equipment or system depends on the specific risks, layout, and occupancy of your property. Always consult a qualified fire safety engineer before selecting or replacing equipment. London City Fire recommends a site-specific fire risk assessment as the starting point for any fire safety decision.