UK law does not give fire risk assessments a fixed “expiry date”. Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must review the assessment regularly so it stays up to date, and particularly when it may no longer be valid or when the premises have changed in a significant way. In practice, most commercial, HMO and multi-occupied sites treat an annual review as the baseline, with higher-risk sleeping accommodation reviewed more often.
If your last assessment is sitting in a drawer from several years ago, you are unlikely to meet that duty. This guide sets out what the legislation actually says, what good practice looks like by sector, and when you need a fresh look rather than a light-touch review.
What does the law say about reviewing a fire risk assessment?
Article 9 of the Regulatory Reform (Fire Safety) Order 2005 requires a suitable and sufficient assessment of the risks to relevant persons. Article 9(3) then requires that assessment to be reviewed regularly so that it is kept up to date, and particularly if:
- there is reason to suspect that it is no longer valid; or
- there has been a significant change in the matters to which it relates (including significant changes, extensions or conversions to the premises, the fire safety measures, or how work is organised).
Where a review shows changes are needed, the Responsible Person must make those changes. Since 1 October 2023, the Order (as amended by the Building Safety Act 2022) also requires the assessment or review to be recorded in full, including the findings, the measures taken or planned, and any groups of people identified as especially at risk.
GOV.UK’s workplace fire safety guidance puts the same duty in plain English: as the Responsible Person you must carry out and regularly review a fire risk assessment, and you must keep a written record. There is no statutory “every 12 months” or “every five years” rule in the Order itself. That is why comparing a fire risk assessment to an EICR validity period is a common (and risky) mistake.
Is an annual fire risk assessment a legal requirement?
Not in those exact words. The legal duty is continuous: the assessment must remain suitable, sufficient and up to date. Annual review is industry best practice for many premises (aligned with PAS 79-style programmes and what insurers and fire and rescue services commonly expect to see), but the law focuses on whether your assessment still reflects the real risks on site.
Treat “annual” as a planning default, not a magic certificate date. If nothing has changed in a low-risk office, a documented annual review may confirm the existing assessment is still valid. If you run sleeping accommodation, care premises, a busy HMO or a site that has been altered, waiting a full year between meaningful checks is often too long.
How often should different premises review their FRA?
Use risk, occupancy and change as your guide:
Lower-complexity commercial offices and shops — Documented review at least annually is usually appropriate, with an earlier review after fit-outs, staffing changes that affect evacuation, or any fire-related incident.
HMOs and blocks with common parts — Plan for at least annual review, and more frequent checks where occupancy turns over quickly (for example student lets at the start of term). Communal means of escape, doors and detection need to match how people actually use the building. The Fire Safety Act 2021 clarified that structure, external walls and flat entrance doors fall within the fire risk assessment for multi-occupied residential buildings where the Order applies.
Hotels, hostels, care and other sleeping or higher-dependency premises — Higher life risk usually means at least annual professional input, often with six-monthly management reviews after peaks, refurbishments, resident changes or escape-strategy changes.
If you are unsure where your site sits, a competent assessor can set a review programme as part of a fire risk assessment rather than guessing from a blog post.
What counts as a “significant change”?
Trigger an immediate review when any of the following happen:
- Change of use (for example office to short-let sleeping rooms, or adding HMO rooms)
- Structural alterations, extensions or new partitions that affect escape routes
- Changes to fire detection, alarm, emergency lighting, extinguishers or compartmentation
- New processes, storage of dangerous substances, or higher fire load
- Material change in who uses the building (more vulnerable occupants, night working, higher occupancy)
- A fire, near miss, enforcement visit, or serious false-alarm pattern
A review can conclude that the existing assessment remains valid, but that conclusion should be recorded. A rubber-stamp date change with no thought behind it will not help you if something goes wrong.
Do I need a brand-new assessment or just a review?
A review is appropriate when the original assessment was suitable and sufficient, the building is broadly the same, and a competent person can confirm findings, update the action plan, and record the review.
A new assessment is the safer route when the previous document is missing, incomplete, clearly out of date, based on a different layout, or was never suitable for the complexity of the premises. Thin historic “significant findings only” paperwork is often no longer enough on its own after the October 2023 recording changes.
If an inspector or insurer challenges an outdated FRA, the practical outcome can look a lot like a failed assessment. See our related guide on what happens if you fail a fire risk assessment.
How should you document a review?
- Record the date of the review and who carried it out (and their competence).
- Note what was checked: layout, occupancy, escape routes, detection and warning, extinguishers, emergency lighting, fire doors, housekeeping, and people especially at risk.
- State whether the assessment remains valid or what has changed.
- Update the action plan with owners and timescales.
- Store the record with the current assessment so it can be produced quickly.
Responsible Persons remain liable for a suitable and sufficient assessment even when they appoint someone else to help.
Common myths about FRA “validity”
A fire risk assessment does not “last five years” like an EICR. Almost all non-domestic premises, and the common parts of many residential buildings, are in scope of the Order. The old fire safety certificate regime was replaced in 2006; what you need now is a living assessment and working precautions. Do not assume the managing agent has sorted it — check who has control of the premises.
Next steps
Find your latest recorded fire risk assessment and last review note. Ask whether it still matches the building you operate today. Diary a regular review and add trigger-based reviews after works or occupancy changes. If the document is missing, vague, or years old, commission a competent reassessment.
Request a quote for a professional fire risk assessment or start via our quote form. Safety Certificates matches you with vetted assessors; we do not carry out assessments in-house.
Frequently asked questions
Is an annual fire risk assessment a legal requirement in the UK?
No fixed annual interval appears in the Fire Safety Order. You must keep the assessment up to date and review it regularly, especially after significant change or when it may no longer be valid. Annual review is widely used best practice.
How long is a fire risk assessment valid for?
There is no statutory validity period. It remains valid only while it continues to reflect the risks and precautions on your premises and has been reviewed as required by Article 9.
What counts as a significant change for fire risk assessment purposes?
Examples include change of use, major alterations, new fire systems, different occupancy or vulnerability profiles, and incidents that suggest existing controls are inadequate.
Do I need a new fire risk assessment or can I just review the old one?
Review the existing assessment if it was suitable and the building is largely unchanged. Commission a new assessment if the old one is missing, incomplete, outdated, or unsuitable for the complexity of the site.
Can I review my own fire risk assessment?
Yes, if you are competent to do so. For complex, sleeping-risk or multi-occupied premises, most Responsible Persons appoint a competent professional and retain legal responsibility for acting on the findings.