Last spring, Malik bought an old workshop in Peckham and turned it into shared studios. He rang three firms for a fire-risk assessment. One quote came in at £129. Another at £475. The third? “From £ 1,400, plus drawings.” Same floor space, same postcode—very different numbers. Malik wondered: Why?
This guide answers that question. We’ll look at the main price drivers, share real-world quotes, flag hidden extras, and show how a good report can pay for itself. Simple words, no fluff—so you can spot a fair deal in minutes.
Keep in mind that the Fire Risk Assessment Cost can vary significantly based on several factors.
The total Fire Risk Assessment cost will often reflect the complexity of the property and the level of detail required.
1 Factors driving price
London isn’t cheap, yet the cost jumps for clear reasons. Think of four levers on a mixing desk; push any up and the fee rises.
| Lever | What it means | Why it adds cost |
|---|---|---|
| Size | More square metres or more flats | The assessor walks further, takes more notes |
| Use | Offices, flats, HMO, warehouse | Higher fuel loads or sleeping risk need deeper checks |
| Complexity | Lifts, smoke vents, sprinkler rooms | Extra systems to test and log |
| Evidence pack | CAD plans, photos, action tracker | More post-visit desk time for the consultant |
Local quirks
- Congestion Zone fees nudge central quotes up by £15–£25.
- Many Victorian blocks in Islington have strange loft voids; poking around them adds an hour.
- New towers in Stratford need two assessors for tall-building rules, so labour doubles.
Need help judging how often to repeat the check? See our post “How Often Should You Review Your Fire-Risk Assessment? Triggers & Best Practice.” It breaks timing down with easy charts.
2 Real quotes—£/m² and per unit
Every assessor builds quotes from three sliders: floor area, risk level, and how much paperwork you need. The numbers below come from dozens of anonymous tenders and public-sector frameworks; they’re rounded so you get a ball-park feel without singling out any one competitor.
| Building Type (example) | Typical Size | Common 2025 Fee Range* |
|---|---|---|
| Small high-street unit (café, salon) | up to 100 m² | £150 – £250 flat rate |
| Standard office or shop | 100 – 500 m² | £250 – £600 all in |
| Large open-plan office / light warehouse | 500 – 2 000 m² | £0.80 – £2.50 per m² |
| Multi-let block (communal areas only) | 10 – 50 units | £12 – £18 per flat |
| High-rise or complex plant (labs, data rooms) | 2 000 m² + | £1.50 – £5.00 per m² |
| Heritage or hospital wing | bespoke layouts | £2 000 – £4 000+ project fee |
*All prices exclude VAT and any extras such as CAD drawings or out-of-hours visits (see Section 3).
Quick cheat sheet
- Under 100 m² → budget £200 on average.
- Mid-size 200 m² office → expect £300–£400.
- Blocks with 30–50 flats → plan on £450–£800 for the shared spaces.
- Anything with sprinklers, smoke vents, or lithium stores → higher end of the range.
3 Hidden extras nobody lists up-front
- Out-of-hours visits
Late-night checks (to avoid tenant fuss) add £50–£120. Factor this for bars on Soho streets that only shut at 3 a.m. - CAD floor plans
Many budget quotes include rough sketches only. A clean CAD drawing can add £75–£200 per floor. - Re-inspection letters
Needed after big refurb jobs—usually 50 % of the first fee. - Travel & parking
£10–£30 for multi-storey car parks in Wimbledon or Ealing. - Document scanning
Paperless PDF packs sound free, yet some firms charge £25. - Fire-door count
Over 100 doors? A door-by-door survey might tag on £2–£4 per door. - Language translation
For blocks with many overseas owners, a dual-language summary can add £60.
Tip: Ask for an all-in price with “no extras unless agreed in writing.”
4 ROI case study—money saved beats money spent
Site: 1960s block, 45 flats, Southwark SE15
Fee paid: £575 (communal areas only)
Issues found:
- Fire doors lacked intumescent strips on 12 flats
- Bin store door warped—gaps of 10 mm
- Old exit signs, 30 % failed test
Cost to fix: £ 3,200 (joiner, signs, fire-rated filler)
Payback math
| Item | Before | After | Saving |
|---|---|---|---|
| Building insurance | £18 600 / yr | £17 100 / yr | £ 18,600 / yr |
| Council inspection fine risk | £0–£5 000 | £0 | Avoided |
| Service-charge disputes | Ongoing | Resolved | — |
Repairs plus assessment came to £ 3,775. Insurance fell by £ 1,500 year-on-year. Break-even in 2.5 years, plus peace of mind and happier leaseholders.
Putting it all together
- Size, use, complexity, and paperwork move the dial on any fire risk assessment London cost.
- Street prices start at £79 for a small flat and hit £4 000 for complex sites.
- Watch for hidden add-ons—especially out-of-hours fees and CAD drawings.
- A solid FRA often drives insurance cuts, licence wins, and fewer fines, more than covering its own bill.
Next moves
- Grab a notebook. List building size, odd features, and any night work.
- Request three all-in quotes. Compare like-for-like with the table above.
- Link tasks together. Booking BS 5839 alarm tests? Bundle the FRA and save a van trip—see our post “BS 5839 Fire Alarm Inspections Explained.”
- Plan the review date. Use the yearly timetable from our guide on fire-risk assessment frequency to stay legal.
Need a Fire Risk Assessment? Call All Well on 020 3920 9617.
We’ll talk through sizes, no hidden costs. While you’re here, check our post Office Fire-Risk Assessment: 7 Hazards You’re Probably Overlooking for quick wins that cut your follow-up bill.
