BS6 · Cotham
Fire Risk Assessment
in Cotham
The Responsible Person for almost every non-domestic premises must ensure a suitable and sufficient fire risk assessment is carried out and, since section 156 commenced, must record it in full regardless of how many people are employed. It must be reviewed regularly and after any material change.
Duty summary
England & Wales
- Duty
- Fire Risk Assessment
- Instrument
- Regulatory Reform (Fire Safety) Order 2005
- Also
- section 156 of the Building Safety Act 2022, in force since 1 October 2023
- Standard
- PAS 79-1:2020 (premises other than housing) and, for housing, BS 9792:2025, which superseded PAS 79-2:2020
- Frequency
- Reviewed regularly, and after any material change to the building or its use
- Carried out by
- A competent person
- Enforced by
- Avon Fire and Rescue Service
- Guide price
- £210 – £690 per assessment
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Managing a property in Cotham requires a clear understanding of the specific fire safety challenges inherent to the local architecture. If you are responsible for a building in the area, arranging a professional fire risk assessment in Cotham is a necessary step to ensure the safety of occupants and to meet your legal obligations. The building stock in this part of Bristol is characterised by large Victorian villas, many of which have been heavily converted into self-contained flats or shared student houses. The area also features small parades of shops and various medical and dental premises. Within the BS6 postcode district, these conversions and commercial units present unique risks, particularly where older residential structures have been adapted for modern multi-occupancy or professional use.
A fire risk assessment in Cotham typically costs £210 to £690 per assessment, depending on the size and complexity of the building. The specific quote for your premises will be provided by the local firm we put you in touch with. This service is designed for building owners, landlords, and business managers who need to identify potential hazards and ensure that fire safety measures, such as escape routes and detection systems, are appropriate for the building's current configuration.
What the assessment covers
When a local firm conducts a fire risk assessment, they examine the building to identify fire hazards and evaluate the risk to people on the premises. The scope of this work is determined by several factors that also influence the final cost. The floor area and the number of storeys are primary considerations, as larger or taller Victorian conversions often have more complex layouts. The assessor who contacts you will look at whether anyone sleeps on the premises, which is a critical factor in residential flats and shared houses.
The number and complexity of escape routes are also assessed, alongside how the building is currently used and by how many people. The age of the building is particularly relevant in Cotham, where Victorian properties may have been altered significantly over the decades. These alterations can affect fire separation and the integrity of walls and ceilings. The company we put you in touch with will evaluate these physical aspects against the current usage to ensure the safety measures are adequate for the specific risks identified.
How the enquiry works
Bristol Fire Risk Assessment operates as an enquiry service to simplify the process of finding a competent professional. We do not carry out the assessments ourselves and we do not attend your site. The process follows these four steps:
- You send the details of your property and requirements through our enquiry form.
- We pass these details to a local fire safety firm that covers the Cotham area.
- That firm contacts you directly to provide a quote and discuss the specifics of your building.
- You deal with the firm directly to arrange the assessment and handle payment.
By using this service, you are put in contact with a provider who has the relevant experience to assess your specific building type, while you remain in control of the contract between you and the chosen company.
The legal position
The primary legislation governing fire safety in England and Wales is the Regulatory Reform (Fire Safety) Order 2005. This legislation places the legal burden on the ‘Responsible Person’—usually the building owner, employer, or landlord—to ensure the safety of the premises. Furthermore, section 156 of the Building Safety Act 2022, which has been in force since 1 October 2023, introduced significant changes. The most notable change is that the Responsible Person for almost every non-domestic premises must now ensure a suitable and sufficient fire risk assessment is carried out and must record the findings in full, regardless of the size of the business or the number of people employed. Previously, smaller organisations were exempt from the recording requirement, but this is no longer the case.
Assessments for non-domestic premises are normally carried out against the guidance in BS 9792:2025, while housing and residential blocks are typically assessed against PAS 79-1:2020. These standards provide a structured methodology for the competent person to follow. It is a legal requirement that the assessment is carried out by a competent person who has the necessary skills, knowledge, and experience. Once the assessment is complete, it must be reviewed regularly and immediately after any material change to the building’s layout or use.
In Cotham, enforcement of these regulations typically sits with the local fire and rescue service for most commercial and multi-occupied residential buildings, or the local authority where appropriate. Failure to comply with the Order can lead to enforcement notices, fines, or prosecution. Please note that the information provided on this page is for general guidance and does not constitute legal advice for a specific building. You should always consult with a professional regarding your individual circumstances.
Questions duty holders ask
6 answers
How much does a fire risk assessment cost?
A fire risk assessment in Cotham typically costs £210 to £690 per assessment. This range reflects the diversity of buildings in the BS6 area, from small dental practices to large Victorian villas converted into multiple flats. The final price is determined by the size, height, and complexity of the premises. The specific quote you receive will be provided directly by the local firm we pass your enquiry to, rather than by this enquiry service.
Who is the Responsible Person for a building?
The Responsible Person is typically the employer if the premises are a workplace, or the person who has control of the premises, such as a landlord or building manager. In multi-occupied buildings, there may be several Responsible Persons who must cooperate with one another. It is their legal duty under the Regulatory Reform (Fire Safety) Order 2005 to ensure that a valid fire risk assessment is in place and that the building is safe for all occupants.
How often does a fire risk assessment need reviewing?
The law states that a fire risk assessment must be reviewed regularly to ensure it remains valid. While the legislation does not specify a fixed timeframe, it is standard practice to review the document annually. A review is also legally required if there is reason to suspect the current assessment is no longer valid or if there has been a significant change to the premises, such as structural alterations, a change in the building's use, or a change in the types of occupants.
What happens if I do not have a fire risk assessment?
Failure to have a suitable and sufficient fire risk assessment is a breach of the Regulatory Reform (Fire Safety) Order 2005. If the local fire and rescue service inspects your premises and finds you are non-compliant, they can issue an enforcement notice requiring you to rectify the situation. In cases of serious risk or continued non-compliance, the Responsible Person can face heavy fines or prosecution. Having a recorded assessment is now a mandatory requirement for almost all non-domestic buildings.
Does the fire risk assessment have to be written down?
Yes. Since the commencement of section 156 of the Building Safety Act 2022 on 1 October 2023, the law requires that all fire risk assessments must be recorded in full. This applies to all buildings covered by the Fire Safety Order, regardless of the number of employees or the size of the business. Previously, some small businesses were exempt from the requirement to record their findings, but that exemption has been removed to ensure greater transparency and safety.
Is Bristol Fire Risk Assessment the company that visits my property?
No, we are an enquiry service and not a firm of assessors. We do not attend your site, carry out inspections, or provide fire safety consultancy. Our role is to take your property details and pass them to a local fire safety company that operates in Cotham. That company will then contact you directly to provide a quote and, if you choose to instruct them, they will be the ones who carry out the professional assessment of your building.
Sources and review
Checked against Regulatory Reform (Fire Safety) Order 2005, Building Safety Act 2022 s.156, PAS 79-1:2020 and BS 9792:2025 on . We recheck this page against the legislation quarterly, and sooner if the law changes. Spotted something wrong? Tell us at enquiries@bristolfireriskassessment.co.uk and we will correct it.
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This page is general information about fire safety law in England and Wales. It is not a fire risk assessment and it is not legal advice. Under the Regulatory Reform (Fire Safety) Order 2005 the Responsible Person must ensure an assessment is carried out by a competent person.