The law in Scotland
What law requires a fire risk assessment in Scotland?
Part 3 of the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006. They require employers and anyone with control of relevant premises to assess the risk from fire, take the necessary fire safety measures, and keep the assessment under review.
Is the Regulatory Reform (Fire Safety) Order used in Scotland?
No. The Regulatory Reform (Fire Safety) Order 2005 applies in England and Wales only. A fire risk assessment for Scottish premises should be written to the Fire (Scotland) Act 2005.
Who is the duty holder?
The duty holder is anyone with fire safety duties under Part 3 of the Fire (Scotland) Act 2005: employers, in respect of their employees, and anyone with control of relevant premises to any extent, in respect of other people on or near the premises. A building can have several duty holders, and they must co-operate.
Who enforces fire safety law in Scotland?
The Scottish Fire and Rescue Service is the main enforcing authority. Its enforcement officers can inspect premises, request records, and serve enforcement, prohibition and alterations notices.
What are the penalties for not having a fire risk assessment?
Failing to carry out the fire safety duties is an offence under section 72 of the Fire (Scotland) Act 2005 where it puts a relevant person at risk of death or serious injury in the event of fire. The maximum penalty for the most serious offences is a fine of up to £20,000 on summary conviction, or an unlimited fine and up to two years' imprisonment on indictment.
Is fire safety law in Scotland changing?
The Scottish Government has committed, in its response to the Grenfell Tower Inquiry, to strengthen fire risk assessor competency and the requirement on duty holders to use a competent assessor through legislation, and to consult on mandatory periodic fire risk assessments in specified high-rise buildings.
Who needs one
Which premises need a fire risk assessment?
Most non-domestic premises, including offices, shops, factories, warehouses, pubs, restaurants, hotels, guest houses, hostels, schools, churches and community halls, plus licensed HMOs, short-term lets and premises providing a care home service. Private homes are generally excluded.
Do landlords of ordinary rented flats need a fire risk assessment?
A single flat let to one household is domestic premises and is not covered by Part 3 of the Fire (Scotland) Act 2005. The landlord must still meet the Repairing Standard, including interlinked smoke and heat alarms and carbon monoxide detection. If the flat becomes a licensed HMO or a short-term let, a fire risk assessment is required.
Do I need one if I work alone or have no employees?
If you have control of non-domestic premises that others use, such as customers, visitors or contractors, you have duties towards them under section 54 of the Act, whether or not you employ anyone.
Do churches and village halls need a fire risk assessment?
Yes. Churches, halls and community buildings are relevant premises. The duty usually falls on the trustees, committee or organisation that controls the building, and on any employer using it. The Scottish Government's sleeping accommodation guidance also applies to church halls used for sleeping, for example during events.
Does my holiday let need a fire risk assessment?
Yes. Holiday lets are relevant premises under fire safety law, and fire safety is a mandatory condition of every short-term let licence in Scotland.
The assessment
What does a fire risk assessor check?
The people at risk, fire hazards and ignition sources, means of escape, fire doors, compartmentation, fire detection and warning, emergency lighting, signage, firefighting equipment, and how fire safety is managed, including testing records, training and evacuation procedures.
How long does the site visit take?
Most small and medium premises take between one and three hours. Large buildings, hotels, care homes and blocks with many common areas take longer. We tell you the expected time when we quote.
Do I need to be there during the visit?
It helps to have someone there who knows how the building is run, at least for part of the visit. We need access to all areas, including plant rooms, roof spaces where safe, and any locked rooms.
What should I have ready before the visit?
Any fire alarm, emergency lighting and extinguisher service records, previous fire risk assessments, floor plans if you have them, and details of how many people use the premises and when. None of these is essential, but they make the assessment more complete.
Is the assessment intrusive?
No. Assessments are visual and non-destructive by default. Lifting a sample of ceiling tiles or checking inside service risers may be appropriate in some buildings, and anything more intrusive is agreed with you beforehand.
Which standard do you follow?
PAS 79-1:2020 for premises other than housing, and BS 9792:2025 for HMOs and blocks of flats, together with the Scottish Government's Practical Fire Safety Guidance for the type of premises.
Reports and reviews
When will I receive the report?
Within 48 hours of the site visit. Anything urgent is raised with you on the day.
What does the risk rating mean?
The overall rating combines the likelihood of a fire with the potential harm to people, giving one of five levels: trivial, tolerable, moderate, substantial or intolerable. It sets how urgently the actions in the plan need to be completed.
How often should I review my fire risk assessment?
The Fire Safety (Scotland) Regulations 2006 require a regular review, and a review whenever the assessment may no longer be valid or there has been a significant change. Most duty holders review at least annually. Your report includes a recommended review date.
Do I have to complete every action in the report?
The actions are the measures needed to reduce the risk to an acceptable level, so you should plan to complete them in order of priority. Keep a record of what you have done and when. If you think an action is not reasonably practicable, discuss it with us so the reasoning can be recorded.
Who should see the fire risk assessment?
Employers must give employees comprehensible and relevant information on the significant findings. Enforcement officers, licensing authorities and insurers may ask to see it. Others who share the building should know about findings that affect them.
Prices and booking
How much does a fire risk assessment cost?
From £225 + VAT for smaller premises. Larger and more complex premises are quoted individually. Every quote includes the site visit and the written report.
Which areas do you cover?
All of Scotland, from our Glasgow office, including Edinburgh, Aberdeen, Dundee, Inverness, Stirling, Perth, the Highlands and the islands.
Who will carry out my assessment?
Raj Chall BSc, our lead fire risk assessor, who is listed on the Institution of Fire Engineers fire risk assessor register and has 15 years of experience in fire safety.
How do I book?
Call 0141 255 1360, email info@fireriskscotland.com, or use the quote form. Tell us the address, the type of premises and its approximate size, and we will send you a quote and a visit date.
Is Fire Risk Scotland connected to Scottish Energy Services?
Yes. Fire Risk Scotland is a sister company of Scottish Energy Services, the Glasgow energy and building compliance consultancy, which provides EPCs, SAP and SBEM calculations and legionella risk assessments.
Written and reviewed by Raj Chall BSc, lead fire risk assessor at Fire Risk Scotland, listed on the Institution of Fire Engineers fire risk assessor register. Last reviewed 12 November 2026. This page is general guidance, not legal advice.