Do I need a Fire Risk Assessment?

For most non-domestic premises in Scotland, fire-safety duties arise under the Fire (Scotland) Act 2005 and Fire Safety (Scotland) Regulations 2006. A suitable assessment must reflect the premises, people and activities involved. Different legislation applies in England, but a suitable fire risk assessment is also central to managing fire safety there. If you are unsure what applies, tell us about the property and we can help you identify the right starting point.

How do I make my commercial property or business fire compliant?

There is no single certificate or universal checklist that makes every property compliant. The right measures depend on the building, its use, occupants and risks. The process normally means understanding the risks, putting appropriate precautions and management arrangements in place, keeping evidence, and reviewing everything when circumstances change.

What fire safety does a commercial landlord need?

A landlord may retain responsibility for common parts, fixed systems, building fabric or matters set out in the lease. The exact position depends on control of the premises and the agreement with the occupier. Responsibilities should be made clear, coordinated and supported by suitable records rather than assumed.

What fire safety does a commercial tenant need?

Commercial tenants commonly control day-to-day activities, staffing, housekeeping, evacuation arrangements and parts of testing or maintenance. Lease terms do not remove duties arising from control of the premises. Landlord and tenant arrangements should be coordinated so that nothing falls between them.

Who is responsible for fire safety — landlord or tenant?

It can be both. Responsibility follows ownership, employment, occupation and the degree of control each party has. The practical answer depends on the lease, common areas, installed systems and who can authorise work. We can help clarify the operational gaps, but legal advice may be needed where responsibility is disputed.

What fire safety does an HMO need?

Requirements depend on the property, layout, occupancy and local licensing expectations. Typical considerations include suitable detection, protected escape routes, fire doors, emergency lighting where needed, management arrangements and records. An assessment should consider the actual premises rather than rely on a generic checklist.

What fire safety does a short-term let need in Scotland?

Short-term lets in Scotland must meet applicable licensing and fire-safety requirements. The measures needed depend on the accommodation, layout, occupancy and escape arrangements. A suitable fire risk assessment, appropriate detection and clear guest information are common considerations, but each property should be reviewed on its own facts.

What fire safety does a hotel, office or restaurant need?

Each requires measures suited to its use. Hotels must account for sleeping guests unfamiliar with the building; offices need staff and visitor arrangements; restaurants add cooking, extraction, gas and public occupancy risks. Escape, warning, lighting, doors, equipment, procedures, training and records must work together for the actual premises.

How often should a Fire Risk Assessment be reviewed?

It should be kept under review and revisited when there is reason to think it is no longer valid or after significant changes to the premises, use, people, layout, processes or fire precautions. Review timing should reflect risk rather than relying only on a calendar date.

I've had a Fire Risk Assessment — what happens next?

The findings need to be understood, prioritised and acted upon. Some actions may be managed internally; others may require a competent specialist. Evidence should be retained and the assessment updated or reviewed as work is completed or circumstances change. We can independently review an existing FRA and help turn its actions into a practical implementation plan.

What fire safety documents should I keep?

Relevant records may include your fire risk assessment, action tracking, alarm and emergency-lighting tests, servicing certificates, fire-door records, evacuation procedures, drill and training records, equipment maintenance, contractor evidence and records of changes. What is appropriate depends on the premises and arrangements.

What happens if my property isn't fire compliant?

People may be placed at risk, insurers or licensing bodies may raise concerns, and enforcing authorities can require improvements or take further action where duties are not met. The sensible response is to establish the current position, address higher-priority risks first and keep clear evidence of progress.

Fire Compliance Hub

Fire Compliance: What Does My Property Actually Need?

Fire compliance can be confusing. Do you need a Fire Risk Assessment? Emergency lighting? A particular alarm system? Fire doors? Staff training? An evacuation plan? How often should everything be tested — and who is responsible for making sure it happens?

That's where Fire Check Scotland can help.

We work alongside property owners, landlords, commercial tenants, developers and businesses to understand where they are now, what applies to their premises and what needs to happen next.

You don't need to know what service to ask us for. Tell us about your property and we'll help you work out where to start.

Built by Property Owners. Supporting Property Owners. Sensible Compliance Without Unnecessary Cost.

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Fire alarm and smoke ventilation controls beside an emergency exit route

Fire compliance isn't one certificate.

The right combination depends on the premises, its use, the people at risk and how fire safety is managed. No generic checklist can guarantee compliance.

01Fire Risk Assessment
02Means of Escape
03Detection & Alarm
04Emergency Lighting
05Fire Doors & Compartmentation
06Signage
07Firefighting Equipment
08Evacuation Procedures
09Training & Management
10Testing & Maintenance
11Records & Evidence
12Regular Review

Practical Support for Different Compliance Needs

Choose the service that matches your situation. Each stands on its own.

Fire Safety Action Plan

A standalone advisory service for businesses and property owners who need to know what fire compliance looks like and what to address first.

Explore the Action Plan service

Fire Risk Assessments

A structured assessment of fire risks, existing measures and management arrangements, with clear findings and prioritised actions.

View Fire Risk Assessments

Fire Strategy Reports

Building-specific fire strategy planning for developments, conversions, refurbishments and change-of-use projects.

View Fire Strategy Reports

Two separate legal frameworks: Scotland and England & Wales

Scotland has its own fire safety legislation. For most non-domestic premises in Scotland, duties arise under Part 3 of the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006. The process is not just completing a Fire Risk Assessment: appropriate measures identified through assessment must be implemented, kept under review and properly managed.

Scotland

Fire (Scotland) Act 2005 Part 3 and the Fire Safety (Scotland) Regulations 2006. Section 54 places the duty to assess fire risk and take reasonable fire safety measures on the employer, dutyholder or person with control of relevant premises. Scottish Government practical fire safety guidance differs by premises type — non-residential premises, sleeping accommodation and care homes each have their own guidance.

England & Wales

Regulatory Reform (Fire Safety) Order 2005, which places duties on the "Responsible Person". Article 9 is the broadly comparable risk-assessment duty. That Order does not apply in Scotland and did not replace Scottish fire safety law.

Because the statutory structures differ, these are closest comparable provisions rather than exact equivalents. A dedicated side-by-side guide to both frameworks is coming to our fire safety blog.

Requirements are specific to the premises. A hotel, office, restaurant, HMO and warehouse will not necessarily need identical measures.

Our advice and assessment work takes account of the jurisdiction and the premises involved; we do not apply Scottish legislation to English properties, or English legislation to Scottish ones.

This page explains how fire compliance works. If you want someone to tell you what needs doing at your premises and in what order, see the Fire Safety Action Plan. If you need the formal assessment of your current fire risks that the law requires, see Fire Risk Assessments. An Action Plan sits alongside an assessment rather than replacing it.

Related Case Studies

Multi-Unit Short-Term Let Fire Risk Assessment | Edinburgh

How a Fire Risk Assessment identified significant issues affecting the building's only escape route.

Read the case study

Fire Safety Action Plan for Guest Accommodation | Edinburgh

Turning Fire Risk Assessment findings into a practical plan before a fire authority audit.

Read the case study

Latest Fire Safety Guidance

Recent articles explaining the duties, deadlines and practical detail behind fire compliance.

All fire safety articles

Fire Compliance Questions, Answered

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