If you are the Responsible Person, the law requires a fire risk assessment. Make yours count.
Under the Fire Safety Order, the Responsible Person must arrange for a fire risk assessment carried out by a competent person, focused on the safety of every relevant person and paying particular attention to those at special risk. It is the assessment the whole of the Order is built on, and the one an enforcing officer asks for first.
What we do
We work to the guidance and principles set out in PAS 79, using the five steps: identify the fire hazards, identify the people at risk, evaluate and remove or reduce the risk, record and plan and inform and train, and review. Your consultant identifies the hazards on your site and judges them against Vantify's own fire safety control standards, assessing whether your existing controls are satisfactory. Where they are not, you get recommendations to remove the hazard or improve the level of control. For commercial premises, the most appropriate of the sixteen government fire safety risk assessment guides is used as the basis for judging adequacy. For blocks of flats, the LGA guide on fire safety in purpose-built blocks of flats sets the standard.
Commercial and mixed-use premises
We work to the guidance and principles set out in PAS 79, using the five steps: identify the fire hazards, identify the people at risk, evaluate and remove or reduce the risk, record and plan and inform and train, and review. Your consultant identifies the hazards on your site and judges them against Vantify's own fire safety control standards, assessing whether your existing controls are satisfactory. Where they are not, you get recommendations to remove the hazard or improve the level of control. For commercial premises, the most appropriate of the sixteen government fire safety risk assessment guides is used as the basis for judging adequacy. For blocks of flats, the LGA guide on fire safety in purpose-built blocks of flats sets the standard.
Residential properties
Residential assessments follow BS 9792:2025 and the recognised four-type framework. The type determines how far the building is opened up, and how much of it beyond the common parts is inspected. Type 1 is the standard assessment and is normally sufficient for most blocks.The framework is written for purpose-built blocks of flats. Converted buildings and houses in multiple occupation are assessed on the same principles, with the right type confirmed case by case before we quote.
What is inspected?
Common parts only, non-destructive. All accessible common areas, a 10% sample of flat entrance doors, and the separating construction between flats and common parts so far as reasonably practicable. Includes a head and shoulders inspection of communal loft space where accessed through a flat.
When it applies
The standard residential assessment. Normally sufficient for most purpose-built blocks.
What is inspected?
Common parts only, destructive. Type 1 scope plus opening up of construction on a sampling basis.
When it applies
A one-off exercise, only where there is good reason to suspect serious structural deficiency. Age alone is not sufficient reason.
What is inspected?
Common parts and flats, non-destructive. Type 1 scope plus the means of escape and fire detection within a sample of dwellings, where possible 10%.
When it applies
Where there is reason to suspect risk to residents inside their own flats. Not possible for long leasehold, where there is normally no right of access.
What is inspected?
Common parts and flats, destructive. Type 3 scope plus destructive inspection in both common parts and flats, on a sampling basis.
When it applies
The most comprehensive assessment. Limited circumstances, such as a new landlord taking on a block with an unknown history of works.
What you get
The same report format for both, so a mixed portfolio reads consistently:
- Executive summary with key findings and conclusions
- A prioritised Fire Safety Action Plan
- The assessment itself, with risk ratings by subject
- Protocol confirming methodology, risk rating and advice priority definitions
Why it matters
The action plan is prioritised on the likelihood of enforcement action: whether the failure would lead to an enforcement notice, a warning letter, or advice. Anything needing immediate attention is raised as a Priority 1 action and you are notified straight away rather than waiting for the report.
Why Vantify
Control standards applied consistently across a portfolio, and a report that states its own limitations and the areas it accessed, so nobody mistakes an uninspected area for a safe one.
Scope and limitations
Applies to every assessment
- Life safety only. Business continuity and property protection are a separate scope.
- Not a compartmentation condition survey and not a fire door survey, though a representative sample of each is inspected.
- Does not form the fire strategy or the emergency plan.
- Does not include site plans or drawings.
- Actions state what needs doing, not how. We are health, safety and fire practitioners, not architects, surveyors or building services engineers.
- Risk assessment is subjective. Two assessors will not always identify identical risk.
Additional to residential assessments
- Types 1 and 3 are non-destructive. Types 2 and 4 require a contractor appointed by you to open up and make good.
- Types 3 and 4 require access inside flats, which is not normally possible for long leasehold.
- External walls are inspected visually from ground height only, and non-invasively.
External Walls
For buildings containing two or more sets of domestic premises, the assessment includes a non-invasive visual inspection of the external walls from ground height only. Where the walls cannot be judged low risk, the action plan will recommend a Fire Risk Appraisal of External Walls. Vantify Consultancy does not carry out PAS 9980 appraisals or provide EWS1 forms, and will not accept orders for them. We can provide independent external referral routes.
0203 337 3575
enquiries@vantify.com