Fire risk assessment is not optional in Ireland. It is a specific legal duty placed on every employer, building owner, and person with control over a premises. Despite this, a significant number of Irish businesses operate without a current, documented fire risk assessment — placing occupants at risk and exposing themselves to criminal prosecution.

This guide explains exactly what a fire risk assessment involves, who needs one, how the process works, and what to look for when choosing an assessor.

What Is a Fire Risk Assessment?

A fire risk assessment is a structured, systematic evaluation of a premises to identify fire hazards, evaluate the risk those hazards pose to people, and determine whether existing fire safety measures are adequate. The assessment results in a written report that records findings, assigns risk ratings, and sets out an action plan with prioritised recommendations.

It is not a fire certificate. It is not a checklist exercise. A properly conducted fire risk assessment is a living document that forms the foundation of a premises' entire fire safety management strategy.

The Legal Requirement in Ireland

Two principal pieces of legislation create the obligation for fire risk assessment in Ireland.

Safety, Health and Welfare at Work Act 2005

Section 19 of the Safety, Health and Welfare at Work Act 2005 requires every employer to identify hazards in the place of work, assess the risks arising from those hazards, and prepare a written risk assessment. Fire is explicitly within scope. Section 20 further requires that the findings of risk assessments feed into the employer's safety statement.

Failure to comply with Sections 19 and 20 is a criminal offence. On summary conviction, penalties include fines of up to €3,000 and/or up to six months' imprisonment. On conviction on indictment, fines of up to €3,000,000 and/or up to two years' imprisonment may apply.

Fire Services Acts 1981 and 2003

The Fire Services Act 1981, as amended by the Fire Services Act 2003, places duties on persons having control over premises to take all reasonable measures to guard against the outbreak of fire and to ensure the safety of persons on the premises in the event of fire. Section 18(2) of the 1981 Act gives fire authorities the power to inspect premises and require remedial action. The 2003 Act strengthened enforcement provisions and penalties.

Local authority fire officers can serve fire safety notices requiring specific actions within defined timeframes. Non-compliance with a fire safety notice is a criminal offence.

Building Control and Technical Guidance

Technical Guidance Document B (TGD-B) 2024, published under the Building Regulations, sets out the fire safety design standards for new buildings and material alterations. While TGD-B applies primarily at the design and construction stage, the standards it references — including IS 3218:2024 for fire detection and alarm systems and IS 3217:2023 for emergency lighting — are directly relevant to ongoing fire risk assessment.

Who Needs a Fire Risk Assessment?

The short answer is: virtually every premises where people work, visit, reside, or gather. This includes but is not limited to:

- Offices and commercial premises - Retail units and shopping centres - Factories and manufacturing facilities - Warehouses and distribution centres - Hotels, guesthouses, and B&Bs - Restaurants, pubs, and cafés - Nursing homes and residential care facilities - Schools, colleges, and universities - Hospitals and healthcare facilities - Places of public assembly (theatres, cinemas, sports venues) - Multi-unit residential developments (common areas) - Construction sites

If you employ even one person, you have a legal duty under the 2005 Act to carry out a fire risk assessment. If you have control over a premises to which the public has access, the Fire Services Acts apply regardless of whether you have employees.

What Does a Fire Risk Assessment Involve?

A competent fire risk assessment follows a recognised methodology. In Ireland and the United Kingdom, the most widely adopted framework is **PAS 79-1:2020 — Fire Risk Assessment: Premises**, published by the British Standards Institution. PAS 79-1:2020 replaced the earlier PAS 79:2012 and provides a structured approach comprising the following stages:

1. Identifying Fire Hazards

The assessor examines sources of ignition (electrical equipment, heating systems, hot works, smoking materials, arson risks), sources of fuel (combustible materials, flammable liquids and gases, waste accumulation, furnishings), and sources of oxygen (natural ventilation, mechanical ventilation, oxidising substances).

2. Identifying People at Risk

The assessment considers all persons who may be present in or near the premises, with particular attention to those at heightened risk. This includes persons with disabilities, elderly persons, young children, lone workers, sleeping occupants, visitors unfamiliar with the layout, and contractors.

3. Evaluating, Removing, Reducing, and Protecting from Risk

The assessor evaluates whether existing fire prevention and protection measures are adequate. This covers fire detection and alarm systems, emergency lighting, means of escape (travel distances, exit widths, signage, door hardware), compartmentation and fire-resisting construction, fire suppression systems, portable fire-fighting equipment, and fire safety management arrangements.

4. Recording Findings and Preparing an Action Plan

PAS 79-1:2020 requires that findings are recorded in a structured format. The report should include a risk rating for the premises (trivial, tolerable, moderate, substantial, or intolerable), together with a prioritised action plan specifying what needs to be done, by whom, and within what timeframe.

5. Reviewing and Updating

A fire risk assessment is not a one-off exercise. It must be reviewed and, where necessary, updated on a regular basis.

How Often Should a Fire Risk Assessment Be Reviewed?

There is no single statutory interval prescribed in Irish law. However, best practice and guidance from fire authorities indicate the following:

- **Annually** as a general rule for most premises - **Immediately** following any fire or near-miss incident - **Immediately** following any significant change — such as alterations to the building layout, change of use, introduction of new processes, or a significant change in the number of occupants - **More frequently** for higher-risk premises, including nursing homes, hospitals, and premises with sleeping accommodation

HIQA-regulated premises (nursing homes and designated centres) should expect fire risk assessment review at least annually, and in many cases more frequently given the vulnerability of residents.

Choosing a Competent Fire Risk Assessor

There is no statutory registration scheme for fire risk assessors in Ireland. This means that, in theory, anyone can offer fire risk assessment services. In practice, the competence of the assessor is critical — an inadequate assessment is potentially worse than no assessment at all, because it creates a false sense of security.

**BS 8674:2025 — Fire Risk Assessors: Code of Practice** sets out the competence requirements for persons carrying out fire risk assessments. It specifies the knowledge, skills, experience, and behaviours expected of a competent fire risk assessor, including knowledge of fire science, building construction, fire protection systems, relevant legislation, and the PAS 79-1:2020 methodology.

When selecting an assessor, consider the following:

- **Qualifications**: Look for relevant degree-level qualifications in fire engineering, fire safety, or a closely related discipline. A BEng in fire engineering or equivalent demonstrates a strong technical foundation. - **Professional registration**: The National Fire Risk Assessment Register (NFRAR) is a voluntary register of fire risk assessors who have demonstrated competence through assessment. NFRAR registration provides independent verification that the assessor meets recognised competence standards. - **Experience in your sector**: Fire risk in a nursing home is fundamentally different from fire risk in a warehouse. Choose an assessor with demonstrable experience in your sector. - **Insurance**: The assessor should hold adequate professional indemnity insurance. - **Report quality**: Ask to see a sample report (redacted). A competent assessor will produce a detailed, clearly written report with a prioritised action plan — not a generic checklist.

Cost Factors

The cost of a fire risk assessment in Ireland depends on several variables:

- **Size of the premises**: A small office will take less time than a large hospital campus. - **Complexity**: Premises with multiple buildings, sleeping accommodation, complex fire protection systems, or hazardous processes will require more assessor time. - **Sector-specific requirements**: Nursing homes, for example, require assessment against HIQA Regulation 28 requirements in addition to general fire safety legislation. - **Current condition**: Premises that have never had a fire risk assessment, or where fire safety has been neglected, will typically require a more detailed initial assessment. - **Travel**: Assessor location relative to the premises may affect costs, particularly for remote sites.

As a guide, a fire risk assessment for a straightforward small-to-medium commercial premises might range from €500 to €1,500. Larger or more complex premises — hospitals, nursing homes, large industrial facilities — can be significantly more. Be wary of quotes that seem unusually low; they often indicate a superficial, checklist-based approach that will not stand up to regulatory scrutiny.

Sectors Covered by Fire Risk Assessment

Fire risk assessment is not confined to any one sector. At Phoenix STS, we carry out fire risk assessments across the full range of Irish building types and occupancies, including:

- Healthcare (nursing homes, hospitals, primary care centres) - Education (primary schools, secondary schools, third-level institutions) - Hospitality (hotels, restaurants, pubs, event venues) - Industrial and manufacturing - Retail and commercial - Residential (multi-unit developments, housing associations) - Public sector and government buildings - Heritage and protected structures

Each sector presents its own fire safety challenges, and the assessment must reflect the specific risks, occupant profiles, and regulatory requirements that apply.

Why Phoenix STS?

[Phoenix STS](/fire-risk-assessment-ireland) provides fire risk assessment services to clients throughout Ireland. Our fire risk assessors hold BEng-level qualifications in fire engineering and are registered on the National Fire Risk Assessment Register (NFRAR). We follow PAS 79-1:2020 methodology and deliver detailed, actionable reports that satisfy both legislative requirements and regulatory inspections.

We work across all sectors, from single-site SMEs to multi-site healthcare and education portfolios, delivering consistent, high-quality assessments nationwide.

The Five Steps of PAS 79-1:2020

PAS 79-1:2020 establishes a structured five-step methodology for conducting fire risk assessments in non-residential premises.

Step 1: Identify fire hazards. The assessor systematically identifies potential sources of ignition (electrical equipment, heating systems, cooking appliances, smoking materials, hot works), sources of fuel (furnishings, waste materials, flammable liquids, building materials), and sources of oxygen beyond the ambient atmosphere (medical oxygen supplies, oxidising chemicals, mechanical ventilation systems).

Step 2: Identify people at risk. The assessor considers all persons who may be present, with particular attention to those at heightened risk — persons with mobility impairments, sensory disabilities, cognitive difficulties, lone workers, young persons, and anyone unfamiliar with the building layout.

Step 3: Evaluate, remove, reduce, and protect from risk. The assessor evaluates the adequacy of existing fire safety measures covering structural fire precautions, means of escape, fire detection and alarm systems, emergency lighting, firefighting equipment, signage, and management procedures.

Step 4: Record, plan, inform, instruct, and train. The significant findings are recorded in a structured report with a prioritised action plan. Relevant persons must be informed and staff training requirements identified.

Step 5: Review. The fire risk assessment must be reviewed regularly and updated whenever there are significant changes to the building, its use, or its occupancy.

Central to the methodology is the risk rating scale. Each identified risk is classified as trivial (no action required beyond monitoring), tolerable (no additional controls required but monitoring continues), moderate (efforts should be made to reduce the risk within a defined timescale), substantial (considerable resources may need to be allocated to reduce the risk), or intolerable (activity must cease immediately until the risk is eliminated or reduced). The resulting action plan prioritises recommendations as immediate, short-term, medium-term, or long-term, ensuring resources are directed where they will have the greatest impact on life safety.

Fire Risk Assessment and Insurance

Insurers are placing increasing emphasis on documented fire risk assessments as part of their underwriting and claims processes. Many commercial insurance policies now include conditions requiring the policyholder to maintain a current fire risk assessment and to act upon its recommendations within reasonable timescales.

Following a fire incident, the insurer's loss adjuster will typically request copies of all fire safety documentation, including the most recent fire risk assessment, maintenance records for fire detection and alarm systems, emergency lighting test certificates, fire door inspection records, and staff training logs. If the loss adjuster finds that a fire risk assessment was absent, out of date, or that significant recommendations were left unaddressed, this may be used as grounds to reduce or decline a claim.

A well-maintained fire risk assessment demonstrates that the duty holder has taken reasonable steps to identify and manage fire risks. This documented evidence of due diligence can prove invaluable during an insurance claim, regulatory investigation, or legal proceedings following a fire.

The Difference Between a Fire Safety Certificate and a Fire Risk Assessment

A fire safety certificate is a design-stage document issued by the local authority under the Building Control Act 1990. It confirms that the proposed building design complies with Part B (Fire Safety) of the Building Regulations as set out in TGD-B 2024. It is required before construction begins for most building types and relates to the physical design and construction of the building.

A fire risk assessment is an ongoing operational document required under the Safety, Health and Welfare at Work Act 2005. It evaluates the actual fire risks present in an occupied building, taking into account not just the physical structure but also the current use, the occupants, the contents, the housekeeping, the management procedures, and the maintenance of fire safety systems.

A building can hold a valid fire safety certificate and still present serious fire risks if it is poorly managed, inadequately maintained, or used for a purpose different from that for which it was originally designed. The fire safety certificate confirms design compliance at a point in time; the fire risk assessment addresses the living, changing reality of an occupied building.

What Happens During a Fire Risk Assessment Visit?

Pre-visit information gathering. Before attending site, the assessor will request key information including building floor plans, details of the fire detection and alarm system, emergency lighting plans, the fire safety certificate (if available), previous fire risk assessment reports, and details of the building's use and typical occupancy.

The site walk. The assessor conducts a systematic inspection of the entire premises, examining means of escape routes, fire doors, fire detection and alarm call points, extinguishers, emergency lighting, signage, housekeeping standards, storage arrangements, electrical installations, and heating systems. External areas including bin stores and deliveries areas are also inspected.

Document review. The assessor reviews maintenance and testing records for fire alarm systems, emergency lighting, fire extinguishers, and fire doors. They examine staff training records, fire drill records, and any hot works permit systems.

Interviews. The assessor speaks with the responsible person, relevant managers, and staff members to understand day-to-day operations, identify concerns not apparent from a physical inspection, and assess fire safety awareness.

The report. Following the visit, the assessor produces a detailed written report documenting all significant findings, the risk rating for each identified hazard, and a prioritised action plan with recommended timescales.

Frequently Asked Questions

**Q: Is a fire risk assessment a legal requirement in Ireland?** A: Yes. Section 19 of the Safety, Health and Welfare at Work Act 2005 requires every employer to carry out a written risk assessment that includes fire risks. The Fire Services Acts 1981 and 2003 impose additional duties on persons having control over premises.

**Q: Who can carry out a fire risk assessment?** A: There is no statutory registration requirement, but the assessment must be carried out by a competent person. BS 8674:2025 sets out the competence standard for fire risk assessors. Look for relevant qualifications, NFRAR registration, and sector-specific experience.

**Q: How often should a fire risk assessment be reviewed?** A: At least annually for most premises, and immediately following any significant change to the building, its use, or its occupancy. Higher-risk premises such as nursing homes may require more frequent review.

**Q: What happens if I do not have a fire risk assessment?** A: You are in breach of the Safety, Health and Welfare at Work Act 2005. Penalties on conviction can include fines of up to €3,000,000 and/or imprisonment. A local authority fire officer can also serve a fire safety notice requiring you to take action.

**Q: Does a fire certificate replace a fire risk assessment?** A: No. A fire certificate confirms that a building's design complied with Building Regulations at the time of construction or alteration. A fire risk assessment is an ongoing evaluation of current fire safety conditions and management arrangements.

**Q: What standard should a fire risk assessment follow?** A: In Ireland, the widely recognised methodology is PAS 79-1:2020 — Fire Risk Assessment: Premises. This provides a structured framework for identifying hazards, assessing risk, and producing a prioritised action plan.

**Q: Can I do my own fire risk assessment?** A: The legislation requires that the person carrying out the assessment be competent. For all but the simplest, lowest-risk premises, this effectively means engaging a qualified fire risk assessor. An inadequate self-assessment will not satisfy a fire officer or a court.

**Q: How much does a fire risk assessment cost in Ireland?** A: Costs vary depending on premises size, complexity, sector, and location. For a typical small-to-medium commercial premises, expect to pay between €500 and €1,500. Larger and more complex premises will cost more. The cost of not having one — in terms of fines, enforcement action, and the risk to human life — is immeasurably higher.

---

**Contact Phoenix STS** to arrange a fire risk assessment for your premises. Call us on **043 334 9611** or visit [phoenixsts.ie/contact-us](/contact-us).

--- ---