NEW: BS 9792:2025 is the new Code of Practice for Fire Risk Assessment in Housing, replacing PAS 79-2:2020.

Written By Simon Tudor

What is BS 9792:2025?

BS 9792:2025 is the new Code of Practice for Fire Risk Assessment in Housing, replacing PAS 79-2:2020.

It’s been restructured, updated, and aligned with:

  • The Fire Safety Act 2021

  • Fire Safety (England) Regulations 2022

  • PAS 9980 for external wall assessments

It applies to housing settings where people live independently, but not to residential care homes or private single dwellings.

What Does It Cover?

It provides a standardised approach to assessing fire risk in:

  • HMOs (Houses in Multiple Occupation)

  • Blocks of flats (purpose-built or converted)

  • Specialised housing (sheltered, extra care, supported housing)

It includes:

  • A structured 9-step process

  • Guidance on competence

  • Recommendations for documentation

  • Action planning

  • Person-Centred Fire Risk Assessments (PCFRAs)

New in BS 9792:2025

Here’s what’s new and why it matters:

1. Four Defined Types of FRA

  • Type 1: Common parts only, non-intrusive

  • Type 2: Common parts only, intrusive (e.g. opening up risers)

  • Type 3: Includes sample dwellings, non-intrusive

  • Type 4: Includes sample dwellings, intrusive

→ You must match the type of FRA to the building’s risk profile.

2. Person-Centred Fire Risk Assessments

  • For vulnerable residents

  • Takes into account physical and cognitive needs, lifestyle, behaviour

  • Supports inclusive evacuation planning

  • Annex E includes a model pro forma

→ PCFRAs are now integral, not optional.

3. Fire Risk = Likelihood x Consequences

  • Encourages separate analysis of:

    • Ignition hazards

    • Protection measures

    • Occupant vulnerability

  • Moves away from generic risk scoring

→ You’re expected to justify your conclusions based on real conditions.

4. Updated Structure and Scope

  • Clause 5 clarifies what an FRA is not:

    • Not a compliance certificate

    • Not a structural survey

    • Not a justification for shortcuts

→ You’re expected to call for further investigation when needed.

5. Emphasis on Fire Safety Management

  • Clause 16 focuses on policy, training, testing, records

  • Reinforces the importance of maintaining the fire safety strategy

→ Good management is now recognised as equal to physical protection.

Annexes That Add Real Value

  • Annex A: Pro forma for documenting FRAs

  • Annex B: Fire hazard prompt-list

  • Annex C: Means of escape – key risk factors (normative)

  • Annex D: People with specific evacuation needs

  • Annex E: Full guidance and PCFRA template

→ These are practical tools, not just theory.

Who Holds the Responsibility?

BS 9792 uses the term “Dutyholder” to mean:

  • Landlord

  • Managing agent

  • Freeholder

  • Anyone with control of common areas

Even if a consultant completes the FRA, the dutyholder remains legally responsible for:

  • The adequacy of the assessment

  • Implementation of the action plan

  • Ongoing review and updates

→ You can't outsource accountability.

What Should You Be Doing Now?

  • Review your current fire risk assessments

  • Identify if your assessments align with one of the four FRA types

  • Integrate PCFRA into your process for any vulnerable residents

  • Ensure your assessors meet Clause 7 competence standards

  • Update your FRA templates to reflect the model in Annex A

  • Document your action plan and revisit it periodically

Common Pitfalls BS 9792 Helps You Avoid

  • Failing to review FRAs regularly

  • Not recording justification for non-compliance

  • Missing vulnerable persons from the assessment

  • Confusing fire protection (mitigation) with fire prevention (elimination)

→ The new standard guides you toward better decisions.

Why It Matters

  • It reflects post-Grenfell reform

  • It supports more defensible decisions in legal or enforcement contexts

  • It protects residents—including the most vulnerable—from fire risk

  • It raises the bar for assessors, landlords, and housing providers

Questions to Reflect On

  • Are your current assessments clearly labelled as Type 1, 2, 3 or 4?

  • Are your assessors truly competent under Clause 7?

  • Have you implemented PCFRA for your most at-risk residents?

  • Have you reviewed your assessments since recent legislation changes?

Final Word

BS 9792:2025 brings much-needed clarity, structure, and focus to housing fire risk assessment.

It’s not just an update—it’s a professional benchmark.

Make sure your policies, procedures, and assessors are aligned.

Simon Tudor
Next

Why It’s Time to Upskill: The Fire Safety Qualification That Sets You Apart