Fire safety assessment and fire risk assessment are two terms that are frequently used interchangeably across the Irish built environment. However, they refer to fundamentally different processes, each with its own legal basis, methodology, and professional requirements.

This confusion is not limited to building owners or facilities managers. Government bodies, regulatory agencies, and even some fire safety practitioners occasionally blur the lines between the two. The result can be costly: the wrong assessment carried out by an unqualified person may expose a building owner to legal liability, insurance complications, and — most critically — genuine life-safety risk.

This article sets out the distinct purposes of each assessment, explains when and why each is required under Irish law, and provides practical guidance on ensuring your premises meets its fire safety obligations correctly.

What Is a Fire Risk Assessment?

A fire risk assessment is a systematic evaluation of fire hazards within a building or premises. It follows a risk-based approach, identifying sources of ignition, fuel, and oxygen, evaluating who might be harmed, and determining whether existing fire precautions are adequate to reduce risk to an acceptable level.

The recognised standard for conducting fire risk assessments in Ireland and the United Kingdom is PAS 79-1:2020 — Fire Risk Assessment: Part 1: Premises other than housing. This document, published by the British Standards Institution (BSI), provides a structured methodology that competent fire risk assessors follow to ensure consistency and rigour.

What a Fire Risk Assessment Covers

A PAS 79-1 compliant fire risk assessment typically examines the following areas:

Identification of fire hazards: sources of ignition, combustible materials, and oxygen sources within the premises
People at risk: occupants who may be especially vulnerable, including persons with disabilities, sleeping occupants, lone workers, and young children
Existing fire precautions: evaluation of fire detection and alarm systems, emergency lighting, escape routes, fire doors, compartmentation, firefighting equipment, and signage
Fire safety management: review of fire safety procedures, staff training records, fire drills, maintenance regimes, and housekeeping practices
Risk evaluation: assessment of the likelihood and potential consequences of fire, culminating in a risk rating for the premises or individual compartments
Recommendations: prioritised action plan detailing measures needed to reduce or eliminate identified risks

The output is a written report — typically 30 to 80 pages — that records the assessor’s findings, provides a clear risk rating, and sets out recommendations with suggested timescales for completion.

What Is a Fire Safety Assessment?

A fire safety assessment is a broader, more comprehensive audit of fire safety across a building or organisation. Where a fire risk assessment focuses primarily on identifying and evaluating hazards, a fire safety assessment goes further by examining the overall fire safety management framework, structural fire protection measures, and compliance with building regulations and fire safety legislation.

Fire safety assessments are often carried out in higher-risk or more complex environments — such as hospitals, nursing homes, schools, and large commercial buildings — where a simple hazard-and-risk model is insufficient to capture the full picture.

What a Fire Safety Assessment Covers

A fire safety assessment typically encompasses all of the elements of a fire risk assessment, plus additional layers of review:

Structural fire protection: assessment of fire compartmentation, fire-resisting construction, cavity barriers, fire stopping, and structural adequacy in a fire scenario
Active fire protection systems: detailed review of fire detection and alarm systems, sprinkler systems, smoke ventilation, dry and wet risers, and emergency voice communication systems
Passive fire protection: inspection of fire doors, fire-resisting glazing, penetration seals, dampers, and fire barriers
Means of escape: evaluation of escape route design, travel distances, exit widths, place of safety, and evacuation strategies including progressive horizontal evacuation
Building regulation compliance: review against Technical Guidance Document B (TGD B) — Fire Safety and any applicable fire safety certificates or Disability Access Certificates
Fire safety management systems: audit of fire safety policies, emergency plans, staff training programmes, fire warden arrangements, and record-keeping
Regulatory compliance: verification of compliance with the Fire Services Acts 1981 & 2003, Building Control Acts, and sector-specific regulations such as HIQA standards for residential care settings

The output of a fire safety assessment is typically a comprehensive report that provides a holistic view of fire safety across the premises. It may include a fire risk assessment as one component, but it also addresses structural, regulatory, and management dimensions that fall outside the scope of a standalone fire risk assessment.

Key Differences Between Fire Safety Assessments and Fire Risk Assessments

While the two assessments share common ground, they differ in several important respects. Understanding these differences is essential for building owners, facilities managers, and those responsible for fire safety.

Purpose

A fire risk assessment answers the question: “What are the fire hazards in this building, and is the level of risk acceptable?” A fire safety assessment asks a broader question: “Is this building safe from fire, and does it comply with all relevant legislation and standards?”

Scope

A fire risk assessment is primarily concerned with fire hazards and the adequacy of existing precautions. A fire safety assessment encompasses a wider scope, including structural fire protection, building regulation compliance, and fire safety management systems.

Methodology

Fire risk assessments follow the structured methodology set out in PAS 79-1:2020, using a hazard identification and risk evaluation approach. Fire safety assessments draw on multiple standards, codes, and regulations, including TGD B, IS 3218 (fire detection and alarm systems), IS 3217 (emergency lighting), and relevant British and European standards.

Output

A fire risk assessment produces a report with a risk rating and a prioritised action plan. A fire safety assessment produces a more comprehensive report that may include fire engineering analysis, compliance gap assessments, remediation strategies, and cost-benefit considerations.

Who Conducts Them

A fire risk assessment should be carried out by a competent person with relevant qualifications and experience. A fire safety assessment typically requires a higher level of expertise, often involving a chartered fire engineer (BEng/MEng Fire Engineering) or a multidisciplinary team with specialist knowledge of fire protection engineering, building regulations, and fire safety management.

When You Need a Fire Risk Assessment

In Ireland, the requirement to conduct fire risk assessments arises from several sources:

Legal Requirements Under the Fire Services Acts 1981 & 2003

The Fire Services Acts 1981 & 2003 place a duty 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. While the Acts do not explicitly mandate a written fire risk assessment, a PAS 79-1 fire risk assessment is widely accepted as the most effective means of demonstrating compliance with this duty.

Regulatory Requirements

Fire risk assessments are explicitly required or strongly recommended in numerous regulatory frameworks, including:

HIQA National Standards for Residential Care Settings: require that fire risk assessments are carried out by a competent person and reviewed regularly
Department of Education guidelines: schools and educational facilities are advised to commission fire risk assessments
HSE and HSA guidance: workplaces under the Safety, Health and Welfare at Work Act 2005 should address fire risk as part of their overall risk assessment programme
Insurance requirements: many insurers now require a current fire risk assessment as a condition of cover or to validate claims

Practical Triggers

Beyond legal obligations, fire risk assessments should be carried out or reviewed in the following circumstances:

When a building changes use or occupancy
Following significant alterations or refurbishment
After a fire incident or near-miss
When new hazards are introduced (e.g., lithium-ion battery storage)
At regular intervals — typically annually for higher-risk premises

When You Need a Fire Safety Assessment

A fire safety assessment is typically required or advisable in more complex situations where a fire risk assessment alone may not provide a sufficiently comprehensive picture.

HIQA Inspections and Healthcare Settings

Nursing homes, residential care facilities, and disability service providers subject to HIQA inspection often require fire safety assessments that go beyond a standard fire risk assessment. HIQA inspectors may look for evidence that fire compartmentation, structural fire protection, and evacuation strategies have been assessed by a competent fire safety professional.

Insurance and Due Diligence

Property transactions, portfolio acquisitions, and insurance renewals for complex or high-value premises may require a fire safety assessment as part of technical due diligence. Insurers and lenders increasingly require assurance that a building complies with fire safety legislation and building regulations — not just that fire hazards have been identified.

Post-Construction and Building Regulation Compliance

Where there are concerns about compliance with Technical Guidance Document B — for example, in buildings constructed without a fire safety certificate, or where unauthorised alterations have been carried out — a fire safety assessment can establish the current level of compliance and identify remediation works required.

Multi-Occupancy and Complex Buildings

Large multi-tenanted commercial buildings, mixed-use developments, and buildings with complex means of escape arrangements may benefit from a fire safety assessment that addresses the interactions between different occupancies, fire strategies, and management responsibilities.

How Fire Safety Assessments and Fire Risk Assessments Work Together

Fire safety assessments and fire risk assessments are not competing or mutually exclusive processes. In practice, they complement each other and are most effective when used together as part of a comprehensive fire safety management strategy.

A fire risk assessment provides the ongoing, hazard-focused review that should be carried out regularly — typically annually or when circumstances change. It is the day-to-day tool for managing fire risk. A fire safety assessment provides the deeper, more comprehensive review that establishes the baseline level of fire safety and building compliance.

For many premises, the recommended approach is:

Commission a comprehensive fire safety assessment when the building is first occupied, changes use, or undergoes significant alteration
Carry out annual fire risk assessments (PAS 79-1) to monitor ongoing fire hazards and precautions
Review and update the fire safety assessment periodically — typically every three to five years — or when significant changes occur
Use the findings of both assessments to inform the premises’ fire safety management plan

This layered approach ensures that both the strategic (compliance and structural) and operational (hazard and risk) dimensions of fire safety are addressed.

Who Should Conduct These Assessments?

The competence of the person carrying out a fire risk assessment or fire safety assessment is critical. An assessment carried out by an unqualified person may be unreliable, fail to identify significant risks, and provide no legal protection in the event of a fire.

Fire Risk Assessors

A fire risk assessment should be carried out by a competent person — defined as someone with sufficient training, experience, knowledge, and other qualities to carry out the assessment effectively. PAS 79-1:2020 provides detailed guidance on the competence expected of fire risk assessors.

Key qualifications and registrations to look for include:

Registration with the National Fire Risk Assessors Register (NFRAR)
Third-party certification to a UKAS-accredited scheme
Relevant fire safety qualifications (e.g., Level 4 Diploma in Fire Safety, BEng Fire Engineering)
Demonstrable experience of assessing similar premises types
Professional indemnity insurance

Fire Safety Assessors

Fire safety assessments require a higher level of technical competence due to their broader scope. Assessors typically hold:

BEng or MEng in Fire Engineering from an accredited programme
Chartered Engineer (CEng) status with Engineers Ireland or the Engineering Council (UK)
Membership of relevant professional bodies such as the Institution of Fire Engineers (IFE)
Extensive experience in fire safety design, fire engineering, and building regulation compliance

When engaging a fire safety professional, always request evidence of qualifications, professional registrations, insurance cover, and relevant experience. A competent assessor will be happy to provide these.

Legislative Framework in Ireland

Fire safety in Ireland is governed by a framework of primary legislation, building regulations, and sector-specific standards. The key legislative instruments include:

Fire Services Acts 1981 & 2003: the primary legislation governing fire safety in Ireland, imposing duties on persons having control over premises and granting powers to fire authorities
Building Control Acts 1990 to 2014: requiring compliance with building regulations including Part B — Fire Safety for new buildings and material alterations
Technical Guidance Document B (TGD B): the guidance document supporting Part B of the Building Regulations, setting out deemed-to-satisfy provisions for fire safety in building design and construction
Safety, Health and Welfare at Work Act 2005: requiring employers to identify hazards, assess risks, and implement control measures — including fire risk
S.I. No. 299 of 2007 — Safety, Health and Welfare at Work (General Application) Regulations: including specific provisions relating to fire safety and emergency planning in the workplace
HIQA National Standards: for residential care settings, disability services, and healthcare facilities, incorporating fire safety requirements that may necessitate both fire risk assessments and fire safety assessments

It is important to note that while the legislative framework establishes the duty to ensure fire safety, it does not always prescribe the precise form of assessment required. This is why understanding the difference between a fire risk assessment and a fire safety assessment is so important — choosing the right assessment for your circumstances is a matter of professional judgement and regulatory context.

Frequently Asked Questions

Is a fire risk assessment a legal requirement in Ireland?

While the Fire Services Acts 1981 & 2003 do not explicitly require a written fire risk assessment, they impose a duty to take all reasonable measures to guard against fire and ensure the safety of persons on the premises. A PAS 79-1 fire risk assessment is the recognised means of demonstrating compliance with this duty.

How often should a fire risk assessment be reviewed?

Fire risk assessments should be reviewed at least annually for most premises. Higher-risk premises — such as nursing homes, hospitals, and premises with sleeping occupants — may require more frequent review. The assessment should also be reviewed following any significant change to the building, its use, or its occupancy.

Can one person carry out both a fire risk assessment and a fire safety assessment?

Yes, provided the person has the necessary competence for both. A qualified fire engineer with experience in both fire risk assessment and fire safety auditing can carry out both assessments. However, a fire risk assessor without fire engineering qualifications may not be competent to carry out a full fire safety assessment.

What is PAS 79-1:2020?

PAS 79-1:2020 is a Publicly Available Specification published by the British Standards Institution (BSI). It provides a methodology for carrying out fire risk assessments in premises other than housing. It is the most widely used standard for fire risk assessments in Ireland and the United Kingdom.

Do I need a fire safety assessment for my nursing home?

Nursing homes registered with HIQA are required to demonstrate compliance with fire safety standards. While a fire risk assessment is a minimum requirement, many HIQA inspectors expect to see a broader fire safety assessment that addresses compartmentation, structural fire protection, and evacuation strategies. Given the vulnerability of residents, a comprehensive fire safety assessment is strongly recommended.

What happens if I do not have a fire risk assessment?

Failure to assess fire risk can result in enforcement action by the local fire authority, including fire safety notices, improvement notices, or prohibition notices. In the event of a fire, the absence of a fire risk assessment may be considered evidence of a failure to discharge your legal duty, with potential criminal liability under the Fire Services Acts.

What is the difference between active and passive fire protection?

Active fire protection systems require activation to operate — for example, fire alarm systems, sprinklers, and smoke ventilation. Passive fire protection is built into the structure of the building and works without activation — for example, fire-resisting walls, fire doors, and compartment floors. Both are evaluated as part of a fire safety assessment.

Can a fire risk assessment replace a fire safety assessment?

No. A fire risk assessment focuses on fire hazards and existing precautions. It does not assess structural fire protection, building regulation compliance, or fire engineering design in the same depth as a fire safety assessment. For complex or higher-risk premises, both assessments may be needed.

Enquire About Fire Safety and Fire Risk Assessment Services

Phoenix STS provides expert fire risk assessments and fire safety assessments across Ireland. Our team includes qualified fire engineers with extensive experience in healthcare, commercial, industrial, and residential settings.

Whether you need a PAS 79-1 fire risk assessment, a comprehensive fire safety assessment, or guidance on which assessment is right for your premises, we can help.

Enquire Now | Phone: 043 334 9611

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Disclaimer

This article is provided for general information purposes only and does not constitute professional fire safety advice. Fire safety requirements vary depending on the type, use, and occupancy of a building. Always consult a qualified fire safety professional for advice specific to your premises. Phoenix STS accepts no liability for any loss or damage arising from reliance on the information contained in this article.