Episode 185 - BS 9792:2025

This week we will be talking about the newly published British Standard BS 9792:2025 relating to Fire risk assessment Housing Code of Practice. This episode content meets PC3 - Legal Framework & Processes of the Part 3 Criteria.

Resources from today's episode:

Websites:

• https://knowledge.bsigroup.com/products/fire-risk-assessment-housing-code-of-practice
• https://www.architecture.com/knowledge-and-resources/knowledge-landing-page/what-should-architects-be-aware-of-when-it-comes-to-bs-97922025

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Transcript

Episode 185:

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I am your host Maria Skoutari and this week we will be talking about the newly published British Standard BS 9792:2025 relating to Fire risk assessment Housing Code of Practice.Todays’ episode meets PC3 of the Part 3 Criteria.

This British Standard is a new standard offering a framework for implementing fire safety into the lifecycle of residential buildings, including apartment blocks and purposes built student accommodation. It provides recommendations and example documentation for conducting and recording fire risk assessments in housing aiming to determine the necessary fire prevention and protection measures to safeguard occupants and those in the immediate vicinity. 

The standard came into effect on 31st of August 2025 and represents a full revision and formal conversion of PAS 79-2:2020 aligning fire risk assessment practices with current legislation including the Building Safety Act. PAS 79-2:2020 has been withdrawn. 

Before I dive into the detail of the standard and what it covers, lets quickly look at what a fire risk assessment is:

A fire risk assessment is a systematic and organised evaluation of a building or premises to identify potential fire hazards, assess the risk of those hazards causing harm, and determine effective measures to reduce the risk to people and property as much as possible. It is a legal requirement for majority of building types except single family private dwellings. 

The purpose of a Fire Risk Assessment is to prevent fires from starting and to protect anyone within or near the premises if a fire does occur by:

• Identifying fire hazards (such as sources of ignition, fuel, and oxygen).
• Identifying people at risk, including staff, residents, visitors, or vulnerable individuals.
• Evaluating, removing, or reducing the risks to an acceptable level.
• Providing suitable fire precautions, like alarms, extinguishers, escape routes, and training.

The key characteristics of a Fire Risk Assessment is that the responsible person for the premises is legally required to carry out the assessment. The assessment must record and document identified risks and necessary actions.

Now let’s circle back to today’s episodes topic, the new BS 9792. So what does the new standard cover:

It applies to fire risk assessments relating to Houses in Multiple Occupation, Blocks of flats or maisonettes, Specialised housing, Student accommodation and Access areas to residential spaces in mixed-use buildings. 

Single family private dwellings, short-terms units like Airbnb, non-domestic premises, residential care homes and construction phase premises are excluded. 

It also includes vacant housing premises, and while it addresses external wall risks, it excludes specialist external wall assessments. It’s also key to highlight that the standard does not intend to address firefighting safety, protection of property or business continuity or environmental protection.

It introduces a streamlined, improved pro forma for documentation, supporting clarity and compliance with transparency principles and the golden thread of building safety information. It also defines four types of fire risk assessments, proportionate to the building’s risk and available evidence:

Type 1: Is for common parts only, non-intrusive: the default type for most buildings with evidence of integrity. It doesn’t require any opening up works but includes examination of a sample of flat entrance doors. Roof voids should be included where practicable.

Type 2: Common parts only, intrusive: This type is as Type 1 but with opening up, for example by taking  sample penetrations/shafts/risers/voids to confirm fire separation and construction. This type is to be used where there’s poor evidence of integrity or concerns about compartmentation.

Types 3: Common parts and dwellings, non-intrusive. This type adds checks inside a sample of dwellings such as, checking for provision of smoke/heat alarms, sprinklers/water-mist where provided, escape within flats, landlord-controlled electrical/heating systems. Also considers resident alterations that might compromise precautions.

Type 4: Common parts and dwellings, intrusive: This type is as Type 3 but intrusive in both common parts and dwellings. Typically requires a contractor to open and make good.

As mentioned, choosing the Type depends on building risk, the quality of existing information and whether there is evidence that compartmentation and protection are intact. The dutyholder must be clear what Type is required and the assessor must be clear what Type is being delivered.

BS 9792 sets out a structured, repeatable nine-step method that Fire Risk Assessments should follow which includes:

• Recording the premises and occupant information.
• Identifying fire hazards and controls.
• Assessing likelihood of fire.
• Assessing fire protection measures - including detection, warning, means of escape, doors, signs, emergency lighting, manual firefighting, separation/compartmentation, structure, external walls, smoke control, and facilities for firefighters.
• Assessing fire safety management including roles, maintenance, records, false alarms, training, contractors.
• Estimating likely consequences of fire.
• Assessing overall fire risk and select a risk level.
• Developing an action plan through clear, prioritised, proportionate measures.
• Setting review/renewal period - based on risk, building factors and change dynamics.

Now in terms of the benefits of adopting the new standard, these include:

• Consistency, helping to establish a unified and consistent approach to carrying out and documenting Fire Risk Assessments in housing.
• Legislative compliance by supporting responsible parties in fulfilling legal obligations under current UK fire safety legislation.
• Improved fire safety aiming to reduce fire risk for residents and enhance occupant protection.
• Improved terminology and clarity promoting common understanding among assessors and stakeholders.
• Offering a holistic, proportionate approach encouraging a pragmatic view of risk, tailored to the specific building and occupancy type.
• Documentation quality providing clear templates and formats to record assessments thoroughly and,
• Providing education and guidance helps housing providers, even those without fire expertise, better understand and manage fire safety.   

The standard has been developed and aimed at competent persons conducting fire risk assessments, fire risk assessment companies, freeholders, managing agents, and management companies responsible for housing premises, and housing providers needing to meet obligations under the Regulatory Reform Act (Fire Safety) Order 2005 and/or the Building Safety Act 2022. 

For architects, they should be aware that the new standard will help housing provider clients meet obligations under the Regulatory Reform (Fire Safety) Order 2005 and the Building Safety Acts, which include regular fire risk assessments by competent persons and implementation of safety measures. 

To follow in April next year, new legislation’s will be released relating to Personal Emergency Evacuation Plans aimed at residents with physical or metal disabilities and impairments. I will follow up with further updates on this upon release. 

In terms of the new British Standard 9792:2025, it marks a significant advancement in the professionalisation and quality of fire risk assessment in the residential sector, both for technical practitioners and organisations managing housing of all types.

To sum up what I discussed today:

• BS 9792:2025 provides a comprehensive, updated framework for fire risk assessments specifically tailored to residential buildings such as apartment blocks and student accommodation, aligning with current legislation including the Building Safety Act and replacing PAS 79-2:2020.
• The standard introduces four distinct types of fire risk assessments, ranging from non-intrusive inspections of common areas to detailed intrusive examinations inside flats, ensuring a proportionate and evidence-based approach depending on building risk and information quality.
• It promotes consistency, legislative compliance, and improved fire safety by offering clear documentation templates, a structured nine-step assessment method, and practical guidance that supports all responsible parties, including those without fire expertise.
• For architects, BS 9792 will aid clients in meeting their legal fire safety obligations, marking a key step towards professionalising fire risk assessment in housing, with further legislation on Personal Emergency Evacuation Plans expected in 2026 to enhance occupant protection.