Fire risk assessments and fire safety in Bristol and the South West
We provide fire risk assessments, fire strategies, fire door and fire stopping work, alarm and extinguisher servicing, and compliance contracts in Bristol, Bath, North Somerset, South Gloucestershire and beyond. We cross the Severn from Newport and apply English law, which differs from Wales in several important ways.
- Avon FRSBristol, B&NES, North Somerset, South Glos
- Bristol City CouncilAnd neighbouring councils
- English lawFire Safety Order as amended
- Severn crossingsM4 and M48 from Newport
Bristol's buildings, and what changes in England
Bristol has a large private rented and student housing market, much of it in Victorian and Edwardian terraces converted into shared houses and flats. The protected staircase, fire doors, the alarm system and fire stopping between floors are the recurring issues.
The harbourside and city centre have many purpose-built and converted apartment blocks, some tall enough to fall under the 2022 Regulations' extra duties or the higher-risk building regime. Bath's historic and listed buildings need improvements that respect their fabric, while North Somerset and South Gloucestershire bring coastal towns, business parks and distribution sites.
In Bristol and England
Full written fire risk assessment for every Responsible Person, the 2022 Regulations for blocks of flats, the higher-risk building regime, and Approved Document B for building work. Care homes are regulated by the CQC.
Back in Wales
The 2022 Regulations and the higher-risk building regime do not apply. Instead, the Renting Homes (Wales) Act 2016, Rent Smart Wales, the sprinkler Measure and Approved Document B (Wales) apply, and care homes are regulated by Care Inspectorate Wales.
Written to English law, delivered by one team
Fire risk assessments
PAS 79-1 and BS 9792, recorded in full as England requires.
Fire strategies
New build and conversion projects to Approved Document B.
Fire doors
Checks to support the 2022 Regulations, plus repairs and the works licences call for.
Fire stopping
Between floors in converted terraces and in harbourside apartment blocks.
Alarms and smoke control
Alarm, emergency lighting and smoke control servicing for flats and workplaces.
Fire extinguishers
Supply and servicing for offices, retail, education and healthcare premises.
Compliance contracts
Single sites or cross-border portfolios, each report to the law where the building is.
England-only duties, licensing and coverage
Crossing the Severn: the England-only duties
The Regulatory Reform (Fire Safety) Order 2005 applies on both sides of the border, but England has added duties that do not apply in Wales.
- Record the whole assessment. Since 1 October 2023, amendments made by section 156 of the Building Safety Act 2022 require every Responsible Person in England to record the full fire risk assessment in writing, whatever the size of the business. They also strengthen duties to co-operate and share information, and to use competent people.
- Fire Safety (England) Regulations 2022. In force since 23 January 2023 for residential buildings with two or more sets of domestic premises. All must give residents fire safety instructions and fire door information. Over 11 metres: quarterly checks of communal fire doors and best-endeavours annual checks of flat entrance doors. At 18 metres or seven storeys: a secure information box, wayfinding signage, floor plans and external wall information for the fire and rescue service, and monthly checks of firefighting lifts and equipment.
- Higher-risk buildings. Residential buildings of 18 metres or seven storeys and above with at least two residential units fall under the Building Safety Regulator. They must be registered, have an Accountable Person and Principal Accountable Person, keep a golden thread of information and prepare a safety case. New work goes through Gateways 2 and 3.
- Rented homes. The Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022, set alarm requirements, and mandatory HMO licensing applies to HMOs with five or more people forming two or more households, with no storey test.
Bristol City Council and HMO licensing
Bristol City Council licenses HMOs and enforces housing standards in the city. It has used additional and selective licensing schemes in parts of Bristol, so a licence may be needed for smaller HMOs or ordinary lets depending on the area. We assess HMOs and flats to BS 9792:2025, and can deliver the fire door and alarm works that licence conditions often call for.
Bath, North Somerset and South Gloucestershire
Bath's historic and listed buildings, many converted into flats, student lets and hotels, need fire safety improvements that respect their fabric. Bath & North East Somerset Council licenses HMOs in its area. North Somerset Council and South Gloucestershire Council cover coastal towns, suburbs, business parks and distribution sites on the edge of Bristol. All four areas are covered by Avon Fire and Rescue Service.
The wider South West
We also take on work further into the South West, particularly larger buildings, multi-site portfolios and projects that need a fire strategy.
| Area | Local authority | Fire and rescue service |
|---|---|---|
| Bristol | Bristol City Council | Avon FRS |
| Bath and North East Somerset | Bath & North East Somerset Council | Avon FRS |
| North Somerset | North Somerset Council | Avon FRS |
| South Gloucestershire | South Gloucestershire Council | Avon FRS |
| Somerset | Somerset Council | Devon & Somerset FRS |
| Gloucestershire | Gloucestershire County Council and district councils | Gloucestershire FRS |
| Wiltshire | Wiltshire Council | Dorset & Wiltshire FRS |
In Gloucestershire, HMO licensing and housing enforcement sit with the district and city councils rather than the county council.
What we look after, and how we reach you
Fire risk assessments, fire strategies, fire doors, fire stopping, extinguishers, PAT testing and training are carried out by our own team. Alarms, emergency lighting, sprinklers, smoke ventilation and risers are serviced under the same contract, so you have one point of contact for everything.
From Newport we cross the Severn on the M4 Prince of Wales Bridge or the M48 Severn Bridge, which puts Bristol, South Gloucestershire and North Somerset within easy reach. We cover the BS and BA postcode areas, and, for larger projects, GL, TA, SN and SP.
At a glance
- Fire and rescue services
- Avon FRS (Bristol, B&NES, North Somerset, South Gloucestershire); Devon & Somerset, Gloucestershire, and Dorset & Wiltshire FRS beyond
- Local authorities
- Bristol City Council and neighbouring unitary and district councils (HMO licensing and housing enforcement)
- Law that applies
- English: Fire Safety Order 2005 as amended, Fire Safety (England) Regulations 2022, Building Safety Act 2022, Approved Document B
- How we cover it
- From Newport across the Severn crossings
- Postcodes
- BS and BA, plus GL, TA, SN and SP for larger projects
Speak to the team
Questions about your building or your duties? Talk them through with us before you commit to anything.
0330 133 4591Fire safety in Bristol and the South West: common questions
Can't see your question? Call us on 0330 133 4591.
You are based in Wales. Do you know the English rules?
Yes. We work in both countries and apply the law of the place where the building is. For Bristol and the South West that means the full recording duty, the Fire Safety (England) Regulations 2022 and, for tall residential buildings, the higher-risk building regime.
Do I need a written fire risk assessment for a small business in Bristol?
Yes. Since 1 October 2023, every Responsible Person in England must record the full fire risk assessment in writing, regardless of how many people they employ. The five-employee threshold that used to apply no longer does in England.
How often must fire doors be checked in my Bristol block of flats?
If the building is over 11 metres high, the Fire Safety (England) Regulations 2022 require quarterly checks of communal fire doors and best-endeavours annual checks of flat entrance doors. All blocks with two or more flats must give residents information about fire doors. We can carry out and record the checks for you.
Is my building a higher-risk building?
In England, a building is higher-risk if it is at least 18 metres high or has at least seven storeys and contains at least two residential units. Higher-risk buildings must be registered with the Building Safety Regulator and have extra duties, including a safety case. We can help you work out whether yours qualifies.
Which fire and rescue service covers my building?
Avon Fire and Rescue Service covers Bristol, Bath and North East Somerset, North Somerset and South Gloucestershire. Somerset is covered by Devon and Somerset FRS, Gloucestershire by Gloucestershire FRS, and Wiltshire by Dorset and Wiltshire FRS.
We have properties in Wales and England. Can you handle both?
Yes. We can assess and maintain a cross-border portfolio under one compliance contract, with each report written to the law that applies where the building is. Everything sits in the Vocus Fire Safety Portal, so you can see both sides in one place.
Services
Sectors
Further reading: Who is the Responsible Person in a block of flats? · Fire door checks for landlords in England and Wales · What is a PAS 79 fire risk assessment?
Fire safety support in Bristol and the South West
Tell us about your buildings in Bristol, Bath or the wider South West. We will confirm the scope, the England-specific duties that apply and a fixed price.