If you own, manage or occupy a business premises in Wales, you’ve probably asked yourself this question at some point. The short answer is almost certainly yes — but the full answer depends on what type of premises you have, how it’s used and who occupies it.

This post explains exactly who needs a fire risk assessment in Wales, what the law requires, and what the consequences are if you don’t have one. If you’d rather just speak to someone directly, call Paul on 07966 511750 — he’ll give you a straight answer in a few minutes.

What does the law say?

Fire safety in Wales is governed by the Regulatory Reform (Fire Safety) Order 2005 — commonly known as the Fire Safety Order. This legislation applies to virtually all non-domestic premises in Wales and places a legal duty on the “responsible person” to carry out a suitable and sufficient fire risk assessment.

Since October 2023, following amendments introduced by the Building Safety Act 2022, all responsible persons must have a written fire risk assessment — regardless of how many people work on the premises. Previously, a written record was only required if you employed five or more people. That exemption no longer applies. If you are responsible for any non-domestic premises in Wales, you need a written fire risk assessment.

You must also keep your fire risk assessment under regular review and update it whenever anything significant changes.

Who needs a fire risk assessment in Wales?

The Fire Safety Order applies to almost all non-domestic premises. In practice, this means a fire risk assessment is required if you are responsible for any of the following:

Businesses and workplaces

Any premises used as a workplace requires a fire risk assessment — regardless of size, sector or number of employees. This includes offices, retail units, workshops, factories, restaurants, pubs, salons and any other commercial premises. If you employ people, or if members of the public visit your premises, you need a current fire risk assessment.

HMOs and residential landlords

If you let a house in multiple occupation in Wales, you are required to have a fire risk assessment covering the common areas and shared spaces of the property. In Wales, the Renting Homes (Wales) Act 2022 adds further obligations for landlords around smoke alarms, carbon monoxide alarms, electrical safety and fire doors — making a professional fire risk assessment the most efficient way to demonstrate compliance across all of these requirements at once. See our HMO fire risk assessment page for more detail.

Care homes and residential care facilities

Care homes require a fire risk assessment and are subject to particularly close scrutiny from fire and rescue services due to the vulnerability of their occupants. A suitable and sufficient assessment must specifically address sleeping risk, mobility-restricted residents, evacuation strategies and the competency of staff to carry out those strategies. See our care home fire risk assessment page for more detail.

Hotels, guesthouses and hospitality premises

Any premises with sleeping accommodation that is not a single private dwelling requires a fire risk assessment. Hotels, guesthouses, bed and breakfasts, holiday lets with communal areas and serviced apartments all fall within the scope of the Fire Safety Order. See our hotel fire risk assessment page for more detail.

Warehouses and industrial premises

Warehouses, distribution centres, manufacturing facilities and other industrial premises all require fire risk assessments. Storage density, flammable materials and large open floor plans create specific fire risks that must be properly assessed and managed. See our warehouse fire risk assessment page for more detail.

Offices

Offices of all sizes require a fire risk assessment. Shared buildings, server rooms, high occupancy and the presence of contractors or visitors all contribute to the risk profile of office premises. See our office fire risk assessment page for more detail.

Schools, GP surgeries and public buildings

Educational establishments, healthcare premises, places of worship, community centres, village halls and other buildings used by the public all require fire risk assessments. Public-facing premises are subject to active enforcement by the Welsh fire and rescue services.

Blocks of flats and multi-occupied residential buildings

The Fire Safety Act 2021 confirmed that the Fire Safety Order applies to the structure, external walls and flat entrance doors of multi-occupied residential buildings. This means the responsible person for a block of flats — typically the building owner, freeholder or managing agent — must ensure a fire risk assessment covers the common areas and relevant structural elements of the building.

What if you have fewer than five employees?

As noted above, the requirement to have a written fire risk assessment now applies to all non-domestic premises regardless of how many people you employ. The October 2023 changes removed the previous exemption for smaller businesses. If you were relying on that exemption, your position has changed and you now need a written assessment in place.

Does a fire risk assessment apply to private homes?

No — the Fire Safety Order does not apply to single private dwellings. If you own and occupy your own home and it is not used for any business purpose, you are not legally required to carry out a fire risk assessment.

However, if any part of your home is used for business purposes — for example, if you employ people who work from your home, or if you run a childminding service from your property — the relevant areas may fall within the scope of the Fire Safety Order and you may require an assessment.

Who is the responsible person?

The Fire Safety Order places duties on the “responsible person” — the individual or organisation who has legal control of the premises. In practice this means:

• The employer, where the premises is a workplace
• The owner, where the premises is not a workplace
• The managing agent, facilities manager or building manager, where they have day-to-day control of the premises
• The landlord, for HMOs and common areas of residential buildings

The responsible person cannot pass their legal duty on to someone else. Even if you appoint an external contractor to carry out your fire risk assessment — which is strongly recommended for most premises — the legal responsibility for ensuring that assessment is suitable and sufficient remains with you.

Do you need a qualified assessor, or can you do it yourself?

The Fire Safety Order requires that a fire risk assessment be carried out by a “competent person” — defined as someone with sufficient training, experience and knowledge to carry it out properly. It does not require a specific qualification.

In theory, a responsible person can carry out their own fire risk assessment if they have sufficient knowledge and expertise. In practice, for the vast majority of non-domestic premises in Wales, using a professionally qualified fire risk assessor is the right approach — for several reasons:

• A qualified assessor will identify hazards and risks that are easy to overlook without specialist training
• A professionally produced report provides clear legal evidence of compliance
• For higher-risk premises — care homes, HMOs, hotels, warehouses — a self-assessment is unlikely to meet the standard required by the fire and rescue authority
• Insurance policies increasingly require evidence of a professionally conducted fire risk assessment
• In the event of a fire, a professionally produced assessment provides important protection for the responsible person

Paul Williams, who carries out all FireBugged assessments, is a Level 4 qualified Fire Risk Assessor — the highest level of qualification available in fire risk assessment practice — with over 26 years of experience across operational fire safety, fire safety auditing and commercial inspections. He has carried out more than 1,800 assessments across South Wales.

What happens if you don’t have a fire risk assessment?

Failing to have a suitable and sufficient fire risk assessment in place is a criminal offence under the Fire Safety Order. South Wales Fire and Rescue Service and the other Welsh fire and rescue services actively inspect premises and enforce the law. The consequences of non-compliance can include:

• An enforcement notice requiring specific fire safety improvements within a set timeframe
• A prohibition notice preventing the use of all or part of your premises until improvements are made — effectively forcing your business to close
• Prosecution, with unlimited fines and — in serious cases — imprisonment
• Invalidation of your insurance cover
• Personal civil liability in the event of a fire causing injury or death

Enforcement activity in Wales has increased in recent years, particularly in relation to HMOs, care homes and hospitality premises. Getting a current, compliant fire risk assessment in place is not something that can be deferred indefinitely.

How often does a fire risk assessment need to be reviewed?

The Fire Safety Order requires the responsible person to keep their fire risk assessment under regular review. For most premises, an annual review is recommended as a minimum. A review should also be carried out immediately following any significant change to the premises — including structural alterations, a change in use, a change in the number of occupants, or a fire or near-miss incident.

For higher-risk premises including care homes, HMOs and hotels, an annual review carried out by a qualified assessor is strongly recommended regardless of whether any changes have occurred.

Need a fire risk assessment in Wales?

FireBugged provides professional fire risk assessments across South Wales for businesses, landlords and public sector organisations of all sizes. Every assessment is carried out personally by Paul Williams — a Level 4 qualified Fire Risk Assessor with over 26 years of experience — so you can be confident the job is done properly.

We cover Cardiff, Swansea, Newport, Bridgend, Barry, the Vale of Glamorgan, Pontypridd, Caerphilly, Merthyr Tydfil, Neath, Llanelli, Rhondda Cynon Taf and all surrounding areas across South Wales.

Call or text 07966 511750 for a no-obligation conversation, or use the button below to request a quote.

GET A QUOTE

One of the most common questions we get asked before carrying out a fire risk assessment is: how much is it going to cost? It’s a completely reasonable thing to want to know, and the honest answer is that it depends on a number of factors specific to your premises.

Rather than give you a figure that may bear no resemblance to your actual situation, this guide explains what influences the cost of a fire risk assessment in Wales — so you can go into the process with realistic expectations and make an informed decision about who to use.

Why There Is No Single Fixed Price

Fire risk assessments are not a one-size-fits-all service. A small retail unit in a single-storey building is a very different proposition to a multi-floor office block, a care home or a large warehouse with complex storage and machinery. The time required, the level of detail involved and the qualifications needed to assess the premises properly all vary significantly.

Any company offering a fixed price for all premises without first understanding what they are assessing should be treated with caution. A credible assessor will want to know about your building before quoting.

What Affects the Cost of a Fire Risk Assessment?

1. Size of the Premises

The larger the building, the longer the assessment takes. A single-room office will take a fraction of the time of a multi-storey commercial building or a sprawling industrial site. More time on site means a higher fee, and rightly so — a thorough assessment cannot be rushed.

2. Type of Property and Occupancy

The nature of your business and how the building is used has a direct bearing on the complexity of the assessment. A busy hotel with sleeping accommodation, for example, carries a significantly higher risk profile than a small professional services office. HMOs and care homes require particularly detailed assessments given the vulnerability of the occupants and the specific legislation that applies to them.

3. Number of Floors and Escape Routes

Buildings with multiple floors, complex layouts or a large number of escape routes take longer to assess properly. The assessor needs to walk every part of the building, check every exit and evaluate every relevant risk — there are no shortcuts in a compliant assessment.

4. Condition of the Premises

A well-maintained building with up-to-date fire safety measures in place is generally quicker to assess than a premises with known issues, outdated systems or a backlog of remedial work. In some cases, the findings during an assessment may require the assessor to spend additional time documenting and evidencing a greater number of hazards.

5. Qualifications of the Assessor

The cost of a fire risk assessment is also influenced by the qualifications and experience of the person carrying it out. A Level 4 qualified fire risk assessor commands a higher fee than someone with a basic qualification — and for good reason. Level 4 is the highest level of competence recognised in the industry, and it means the assessor has the knowledge and experience to assess complex, higher-risk premises accurately and reliably.

Choosing a cheaper, less qualified assessor may save money in the short term but can leave you exposed if the assessment misses something significant or does not hold up to scrutiny from the Fire and Rescue Service.

6. Urgency and Turnaround Time

If you need an assessment at short notice or require your report to be delivered faster than the standard turnaround, this may affect the overall cost. Most reputable assessors work to a standard timeframe — at FireBugged, we aim to deliver reports within 48 hours of the site visit — but urgent requests outside of that may be priced differently.

7. Travel and Location

For businesses based further afield, travel time and mileage may be factored into the overall price. FireBugged is based in Bridgend and covers the full South Wales region as standard, including Cardiff, Swansea, Newport, Bridgend, Pontypridd and beyond — so travel costs are rarely a significant factor for premises across the region.

What Should Be Included in the Price?

When comparing quotes, make sure you are clear on exactly what is being provided. A compliant, professional fire risk assessment should include:

• A full on-site inspection of the premises by a qualified assessor
• Identification of all fire hazards and risks
• Assessment of escape routes, fire doors, detection systems and extinguisher provision
• Photographic evidence of findings
• A written report meeting the requirements of the Regulatory Reform (Fire Safety) Order 2005
• A prioritised action plan clearly setting out what needs to be addressed

If a quote does not include a written report, photographic evidence or a clear action plan, it is not a complete service — regardless of the price.

The Real Cost of Not Having One

It is also worth considering the cost of not having a compliant fire risk assessment in place. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for any non-domestic premises in Wales has a legal duty to ensure a suitable and sufficient assessment is carried out and kept up to date.

Failure to comply can result in enforcement notices, prohibition of your premises or criminal prosecution. The financial and reputational consequences of any of those outcomes far outweigh the cost of getting the assessment done properly in the first place.

How to Get an Accurate Quote for Your Premises

The quickest way to get an accurate price is to get in touch directly. At FireBugged, we carry out fire risk assessments across Cardiff, Swansea, Newport, Bridgend, the Vale of Glamorgan, Pontypridd and across South Wales. Every quote is based on the specific details of your premises — the size, type, complexity and location — so you get a price that accurately reflects the work involved.

Paul Williams, our Level 4 qualified assessor, will discuss your requirements, ask the right questions and provide a clear, transparent quote with no hidden extras.

GET A QUOTE

If you own or manage a business premises in Wales, the short answer is almost certainly yes. Fire risk assessments are a legal requirement for the vast majority of non-domestic buildings in England and Wales, and failing to have one in place can carry serious consequences — from fines and enforcement notices to prosecution.

This guide explains exactly who needs a fire risk assessment, what the law says, and what you should do if you’re not sure whether your premises is covered.

What Is the Law on Fire Risk Assessments in Wales?

The primary piece of legislation covering fire safety in Wales is the Regulatory Reform (Fire Safety) Order 2005 (RRO 2005). This law places a legal duty on the “responsible person” for any non-domestic premises to carry out — or arrange — a suitable and sufficient fire risk assessment.

The responsible person is typically:

• The employer, if the premises is a workplace
• The owner of the building
• The person in control of the premises — for example, a managing agent, facilities manager or landlord

If there is more than one responsible person for a building — for instance, in a multi-tenancy commercial property — all parties share responsibility and must cooperate to ensure fire safety obligations are met across the whole building.

Who Needs a Fire Risk Assessment?

If your premises falls into any of the following categories, you are legally required to have a fire risk assessment in place:

• Offices and commercial premises
• Retail units and shops
• Warehouses and industrial facilities
• Factories and manufacturing sites
• Hotels, guesthouses and B&Bs
• Care homes and residential care facilities
• HMOs (Houses in Multiple Occupation)
• Airbnbs and short-stay lets — if guests are accommodated
• Schools, colleges and educational buildings
• Places of worship
• Public sector buildings
• Common areas of residential blocks of flats

In short, if a building is used for work, is open to the public, or accommodates paying guests, it almost certainly requires a fire risk assessment under the RRO 2005.

Not sure if your premises is covered? Get in touch with FireBugged for a straightforward answer and a no-obligation quote.

Does the Law Apply Differently in Wales?

The Regulatory Reform (Fire Safety) Order 2005 applies to both England and Wales. However, it is worth noting that Wales has its own fire and rescue authorities and its own enforcement landscape. The four fire and rescue services in Wales — South Wales Fire and Rescue Service, Mid and West Wales Fire and Rescue Service, North Wales Fire and Rescue Service and Gwent Fire and Rescue Service — each carry out inspections and have the power to issue enforcement notices and prohibition notices where fire safety obligations are not being met.

For businesses in South Wales, compliance with the RRO 2005 is actively monitored. A professional fire risk assessment carried out by a qualified assessor is the clearest way to demonstrate that you have met your legal responsibilities.

What Does a Fire Risk Assessment Involve?

A professional fire risk assessment is a structured inspection of your premises that identifies fire hazards, evaluates the risk to occupants, and sets out the actions needed to reduce or eliminate those risks.

A thorough assessment will typically cover:

• Identification of ignition sources, fuel sources and oxygen sources
• Assessment of who is at risk — including staff, visitors and vulnerable persons
• Evaluation of existing fire safety measures — detection systems, extinguishers, signage, escape routes and fire doors
• Photographic evidence of hazards and compliance issues
• A written report with prioritised recommendations
• Guidance on what actions are needed and within what timeframe

The assessment must be recorded in writing if you employ five or more people, but best practice is to have a written record regardless of business size — particularly if you ever need to demonstrate compliance to an enforcing authority or insurer.

How Often Does a Fire Risk Assessment Need to Be Reviewed?

A fire risk assessment is not a one-off exercise. The RRO 2005 requires that assessments are kept up to date and reviewed whenever there is reason to believe they are no longer valid. You should review your assessment if:

• The layout or use of the building changes
• New processes, materials or equipment are introduced
• A fire or near-miss occurs
• There has been a significant change in the number of occupants
• An enforcing authority identifies concerns

As a general rule, most businesses should review their fire risk assessment at least every 12 months. Higher-risk premises — such as care homes, warehouses or buildings with complex layouts — may require more frequent reviews.

What Happens If You Don’t Have a Fire Risk Assessment?

Failing to carry out a fire risk assessment — or having an inadequate one in place — puts you in breach of the RRO 2005. Enforcing authorities have a range of powers available to them, including:

• Enforcement notices requiring you to take specific action within a set timeframe
• Prohibition notices restricting or stopping the use of premises immediately
• Prosecution — which can result in an unlimited fine or, in serious cases, a custodial sentence
• Insurance implications — many insurers will not pay out on a claim if a valid fire risk assessment was not in place

Beyond the legal risk, the consequences of a fire in premises without adequate safety measures in place can be devastating. A fire risk assessment is ultimately about protecting people — your staff, your customers and anyone else who uses your building.

I’m Based in South Wales — Who Can Carry Out My Assessment?

FireBugged provides professional fire risk assessments across South Wales for businesses of all sizes and across all sectors. Led by Paul Williams, a Level 4 qualified Fire Risk Assessor with over 26 years’ experience in the fire industry, we deliver clear, compliant and actionable reports that give you confidence in your fire safety position.

We cover all areas of South Wales including:

• Cardiff
• Newport
• Swansea
• Bridgend
• Pontypridd
• Vale of Glamorgan, the Valleys and surrounding areas

Ready to get compliant? Request a quote today and we’ll provide a fast, professional response with no hidden costs.

Summary

• Fire risk assessments are a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 for almost all non-domestic premises in Wales
• The responsible person — employer, owner or person in control — must ensure a suitable and sufficient assessment is in place
• Assessments must be reviewed regularly and kept up to date
• Failure to comply can result in enforcement action, prosecution and insurance issues
• A qualified, independent fire risk assessor is the most reliable way to ensure your assessment meets legal requirements

FireBugged provides fire risk assessments across South Wales. Contact us to discuss your requirements or request a quote.

If you’re not already aware, fire safety is a legal responsibility for all businesses in Bridgend, and not an optional extra.

Whether you operate an office, shop, warehouse, care home or hospitality business, you are required to understand and manage fire risks within your building. A professional fire risk assessment is the foundation of that responsibility.

This guide explains what Bridgend businesses need to know about fire risk assessments, who needs one, and how to stay compliant without unnecessary stress or confusion.

Do Businesses in Bridgend Need a Fire Risk Assessment?

Under the Regulatory Reform (Fire Safety) Order 2005, almost all non-domestic premises must have a suitable and sufficient fire risk assessment. This applies to the following sectors:

• offices and commercial buildings
• shops and retail units
• warehouses and factories
• care homes and healthcare settings
• hotels and letting accommodation (Airbnb etc)

If you employ staff, welcome members of the public, or operate from a commercial premises in Bridgend, a fire risk assessment is a legal requirement.

What Is a Fire Risk Assessment?

A fire risk assessment is an inspection of a premises to identify potential fire hazards, assess risks to people, and advise how to implement practical measures to reduce or remove those risks.

It looks at:

• sources of ignition
• combustible materials
• people at risk
• fire detection and warning systems
• escape routes and emergency lighting
• fire-fighting equipment
• management procedures

The outcome is a clear, documented report outlining risks and prioritised actions.

Common Fire Safety Issues Found in Bridgend Businesses

From experience across Bridgend and surrounding areas, common issues we cope across often include:

• blocked or poorly signed escape routes
• damaged or non-compliant fire doors
• missing or poorly maintained fire extinguishers
• inadequate emergency lighting
• outdated or generic fire risk assessments
• lack of staff fire safety awareness

Many of these issues are simple to resolve once identified, but they are often missed without a professional fire risk assessment.

Who Is Responsible for Fire Safety?

The responsibility sits with the “Responsible Person”. This is usually:

• the business owner
• the employer
• the landlord
• the managing agent

The Responsible Person must ensure:

• a fire risk assessment is in place
• it is kept up to date
• risks are addressed
• fire safety arrangements are maintained

Failing to do so can result in enforcement action, fines, invalidated insurance or even prosecution.

How Often Should a Fire Risk Assessment Be Reviewed?

A fire risk assessment is not a one-off document. It should be reviewed:

• annually
• after significant changes to the building
• following changes in occupancy or layout
• after a fire incident or near miss

Regular reviews help ensure your business remains compliant and protected as your circumstances change.

Fire Risk Assessments for Businesses in Bridgend

If you operate a business in Bridgend and need a compliant, practical fire risk assessment, working with a qualified assessor helps remove uncertainty and protects both people and property.

FireBugged provides fire risk assessments in Bridgend for businesses, public sector organisations and commercial premises, delivering clear reports that are easy to understand and implement.

Learn more about our fire risk assessment Bridgend service or get in touch to discuss your requirements.