How Long Does a Fire Risk Assessment Last?
30 Jun 2026 | By Ron Fellowes MIFSM, GIFireE, CertNCRQ
Many organisations assume a fire risk assessment remains valid until the next scheduled review. In reality, building changes, evolving risks, and regulatory expectations can all affect whether an assessment remains suitable and sufficient. This guide explains when a fire risk assessment should be reviewed and the warning signs that it may no longer reflect the
Many housing associations, managing agents, and landlords assume that a fire risk assessment remains valid for a set period of time. In reality, fire risk assessments do not come with an expiry date. Instead, their validity depends on whether they continue to accurately reflect the building, its occupants, and the fire safety risks present.
In this article, we explain how long a fire risk assessment lasts, what affects its validity, and how Responsible Persons can determine whether an assessment remains suitable and sufficient.
Do Fire Risk Assessments Expire?
No. Fire risk assessments do not have a fixed legal expiry date.
In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 requires the Responsible Person to ensure the fire risk assessment remains suitable and sufficient. The legislation does not specify a validity period or renewal date.
Similarly, in Scotland, the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006 require duty holders to assess fire risks and maintain appropriate fire safety arrangements, but do not prescribe a formal expiry period.
The key question is not how old the assessment is, but whether it still accurately reflects the building and the risks present.
What Does Industry Guidance Recommend?
Although fire risk assessments do not have a formal expiry date, industry guidance supports regular reviews to ensure assessments remain suitable and sufficient.
BS 9792:2025 recommends a risk-based approach based on the building’s height, complexity, occupancy profile, and fire safety risks.
Typical review frequencies include:
- Low-risk modern residential buildings: Review every 2 years, with a new fire risk assessment every 4 years.
- Medium-risk residential buildings: Review annually, with a new fire risk assessment every 3 years.
- Higher-risk or high-rise residential buildings: A simple review may not provide sufficient assurance. In some cases, a new fire risk assessment may be appropriate annually.
These timeframes are guidance rather than legal requirements. Ultimately, the Responsible Person must ensure the fire risk assessment continues to reflect the building’s current condition, occupancy, and fire safety risks.
Learn more about How Often Should a Fire Risk Assessment Be Carried Out.
What Makes a Fire Risk Assessment No Longer Valid?
A fire risk assessment may no longer be suitable and sufficient if significant changes have occurred since it was completed.
Common examples include:
- Refurbishment works
- Structural alterations
- Changes to the building layout
- Changes to occupancy or building use
- The introduction of vulnerable residents
- Installation of new fire safety systems
- Changes to evacuation procedures
- Significant remediation works
- A fire or near-miss incident
Changes such as these can alter the building’s fire risk profile and affect whether existing fire precautions remain appropriate.
Need a Fire Risk Assessment?
Osterna delivers professionally accredited Fire Risk Assessments for housing associations, managing agents, and large private landlords across the UK.
What Does a “Suitable and Sufficient” Fire Risk Assessment Look Like?
The requirement for a suitable and sufficient fire risk assessment comes directly from the Regulatory Reform (Fire Safety) Order 2005. The assessment must be detailed enough to identify significant fire risks, evaluate whether existing fire safety measures are effective, and determine what action is required to reduce risk.
At a minimum, the assessment should:
- Identify significant fire hazards
- Assess risks to occupants
- Review existing fire safety measures
- Evaluate means of escape
- Assess fire alarm and detection systems
- Consider compartmentation and fire doors
- Review emergency lighting and firefighting equipment
- Examine fire safety management arrangements
- Prioritise remedial actions
- Include realistic timescales for completion
For residential buildings, the assessment should also consider matters brought into scope by the Fire Safety Act 2021, including external walls, balconies, cladding systems, and flat entrance doors opening onto communal areas where relevant.
The Risks of an Outdated Fire Risk Assessment
An outdated fire risk assessment can create a false sense of compliance. If the assessment no longer reflects the building, significant fire safety risks may remain unidentified, meaning decisions are being made based on historic assumptions rather than current conditions.
This can result in fire safety defects, compartmentation issues, and fire-stopping failures remaining undetected for extended periods. Over time, this may increase risk to occupants, delay remediation programmes, and make it more difficult to demonstrate that fire safety arrangements are being effectively managed.
Who Is Responsible for Ensuring a Fire Risk Assessment Remains Valid?
The Responsible Person is legally responsible for ensuring the fire risk assessment remains suitable and sufficient.
Depending on the building, this may be:
- A housing association
- A managing agent
- A freeholder
- A landlord
- A resident management company
- A building owner
- An employer
Although organisations often appoint specialist fire risk assessors to carry out fire risk assessments, responsibility for ensuring the assessment remains current and effective cannot be delegated.
Ensuring Your Fire Risk Assessment Remains Suitable and Sufficient
A professional fire risk assessment does not become invalid simply because a certain amount of time has passed. Its validity depends on whether it continues to reflect the building, its occupants, and the fire safety risks present.
For housing associations, managing agents, and landlords, maintaining accurate and up-to-date fire risk assessments is a fundamental part of effective fire safety management and compliance oversight.
If you are responsible for fire safety compliance across a residential portfolio and need a trusted, BAFE SP205-accredited provider, Osterna can help.
We work with housing associations, managing agents, and large private landlords across the UK, delivering Fire Risk Assessments, asset testing, fire door inspections, and building compliance services.
Get in touch with the Osterna team today.
Frequently Asked Questions
Fire risk assessments do not have a fixed legal expiry date. However, they must remain “suitable and sufficient” and accurately reflect the building’s current risks, occupancy, and fire safety arrangements.
An assessment may be out of date if significant changes have occurred since it was completed, including building alterations, changes to occupancy, fire safety upgrades, or changes to evacuation procedures.
The assessment must continue to reflect the building’s current condition and risks. If significant changes have occurred, you should review your fire risk assessment and update it where necessary to stay compliant.
No. Fire risk assessments do not have a fixed annual renewal requirement. The Responsible Person must ensure the assessment remains suitable and sufficient by reviewing it regularly and whenever significant changes affect the building or its fire safety arrangements.
The five stages of a fire risk assessment are:
- Identify fire hazards
- Identify people at risk
- Evaluate and reduce fire risks
- Record findings and implement actions
- Review and update the assessment
These steps provide a recognised framework for identifying, assessing, and managing fire safety risks within a building. However, Osterna follows a more detailed methodology to ensure the assessment is suitable and sufficient.
In England and Wales, fire risk assessments are governed primarily by the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, and the Fire Safety (England) Regulations 2022.
In Scotland, fire safety duties are governed by the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006.
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