Fire Risk Assessment in Scotland
Scotland has its own fire safety law. Part 3 of the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006 require a fire safety risk assessment of relevant premises: workplaces, premises open to the public and HMOs. The Fire Safety Order that applies in England and Wales does not apply here.
The person with the duty is the "duty holder": an employer, or anyone with control of the premises, such as an owner, landlord or managing agent. The Scottish Fire and Rescue Service audits premises and enforces the law.
- Law
- Fire (Scotland) Act 2005Part 3, with the 2006 Regulations
- Who has the duty
- Duty holderEmployer or person with control
- Enforcer
- SFRSScottish Fire and Rescue Service
- Typical fee, small premises
- £200 to £450UK bands, ex VAT
Which premises in Scotland need one?
- Workplaces of every size, including offices, shops, factories and warehouses.
- Premises the public use, such as halls, churches, venues and visitor attractions.
- Premises with sleeping accommodation: hotels, guest houses, care homes and hostels.
- HMOs where three or more qualifying people live: the SFRS says a fire safety risk assessment "is required to be carried out for the premises by a competent person".
- Common parts of blocks of flats are mostly dealt with through housing law and building standards rather than Part 3.
What does it cost in Scotland?
We have found no published Scottish fee list, so these are UK bands from a council fire safety team’s fee list (April 2026) and published price guides. Travel to islands and remote sites is usually extra. Use the fee calculator.
| Item | Typical fee |
|---|---|
| Up to 100 m² Small shop, café, salon, small office | £200 to £450 |
| 100 to 500 m² Restaurant, pub, surgery, office floor | £350 to £650 |
| 500 to 1,000 m² Primary school, small hotel, workshop | £500 to £950 |
| 1,000 to 2,500 m² Secondary school, warehouse, care home | £800 to £1,500 |
| Licensed HMO UK figures, published price guides | £250 to £600 |
What should the assessment cover?
- Who did it, recorded
- The assessor’s full name and organisation on the report. Since section 156 of the Building Safety Act 2022 took effect in England on 1 October 2023 the responsible person must record this.
- Scottish guidance
- Reference to the Scottish Government’s practical fire safety guides for your type of premises, not the English ones.
- Scope and limits
- Which areas, floors and doors were inspected, what was not accessible, and whether any part was intrusive (opening up walls or ceilings) or non-intrusive.
- Every finding, not just the big ones
- All findings recorded, with the hazard, who is at risk and what is already in place, rather than a tick-box checklist.
- A prioritised action plan
- Each action with a priority and a target date, and a clear owner. This is the part you will use most.
- A review date and triggers
- When the assessment should next be reviewed, and what changes (building work, new use, more people, a fire) should prompt an earlier one.
Tell us where in Scotland and what the premises are, and get written fees from an assessor who knows Scottish law.
Get assessor quotesHow does it run?
Agree the scope
before bookingFloor area, storeys, who uses the building and when, which areas are in scope, and whether doors, flats or the external wall need looking at. A clear scope is what makes quotes comparable.
Send what you have
a week beforeFloor plans, the last assessment, fire alarm and emergency lighting test records, fire door checks, electrical certificates and any fire strategy or building control papers.
The site visit
hours, not daysThe assessor walks every area in scope, checks escape routes, doors, alarms, lighting, signs, sources of ignition and how the building is managed, and talks to whoever runs it day to day.
The written report
often within two weeksA written record of the assessment and its findings, each risk rated, and a dated action plan. SFRS advises recording it so it is easy to retrieve.
Act and keep records
ongoingWork through the actions in priority order, keep evidence that each is done, share the relevant findings with staff or residents, and set the review date.
How does Scotland differ from England?
| Scotland | England and Wales | |
|---|---|---|
| Main law | Fire (Scotland) Act 2005, Part 3 | Regulatory Reform (Fire Safety) Order 2005 |
| Person with the duty | Duty holder | Responsible person |
| Enforcer | Scottish Fire and Rescue Service | Local fire and rescue authority |
| Section 156 changes (2023) | Do not apply | England from 1 October 2023; Wales has adopted them, with the competence duty still to start there |
| Flats | Mainly housing law and building standards | Common parts under the Order, plus the 2022 Regulations in England |
What responsible persons ask
Is a fire risk assessment a legal requirement in Scotland?
Yes, for relevant premises under Part 3 of the Fire (Scotland) Act 2005: workplaces, premises the public use and HMOs. The duty holder must carry out and review a fire safety risk assessment.
Who is the duty holder?
The employer, and any other person who has control of the premises to any extent, such as an owner, landlord, tenant or managing agent. Several people can be duty holders for the same building.
Does an HMO in Scotland need one?
SFRS audits HMOs and expects a fire safety risk assessment by a competent person. HMO licensing in Scotland also has its own fire safety conditions set by the council.
Can an English assessor work in Scotland?
Yes, but they need to know the Scottish law and guidance. Ask which Scottish premises they have assessed recently.
Where our information comes from
Fee bands are our own reading of published UK assessor price guides, checked against the council fee list below.
- Scottish Government: non-domestic fire safety (read 2 November 2026)
- Scottish Fire and Rescue Service: advice on fire safety (read 2 November 2026)
- Scottish Fire and Rescue Service: HMO fire safety information sheet (read 2 November 2026)
- Adur and Worthing Councils: fire safety price guide, April 2026 (read 2 November 2026)
Ask for quotes in Scotland
Three short steps: where the premises are, what they are like, and how to reach you. About two minutes.
Thanks, your enquiry is in.
- We will email or call to tell you which fire risk assessor covers your area and type of premises.
- Your details reach that firm only if you say yes.
- They agree the scope with you and give you a written fee. No marketing from us, ever.