Landlords with a shared house in South Wales often ask what a fire risk assessment should cost. Prices vary, and most guides are written for England. This breakdown uses published market prices from October 2026 onwards, so you can judge a quote when it arrives.

 

Typical prices

 

Published prices for an HMO fire risk assessment run from about £150 to £500, with most falling between £200 and £350. Small commercial premises start from about £150, and larger commercial buildings can cost up to around £900. Flats and single lets range from about £150 to £540.

 

These are typical market figures drawn from published price guides by UK fire risk assessment providers and trade sites. They are not quotes, and any individual price depends on the property.

 

What changes the price

 

Several factors move a quote up or down:

 

  • Size and layout. More floors, rooms and shared areas mean more to inspect and more to write up.
  • Number of occupants and how the property is used. A student HMO and a small family let are assessed differently.
  • New assessment or review. A first assessment takes longer than a review of an existing one where little has changed.

  • Existing information. Floor plans, previous reports and details of alarm and door systems make the job quicker.

     

As a guide, a standard HMO takes around 90 minutes on site, followed by several hours writing the report. That effort is why very low prices deserve a second look.

 

What an assessment includes

 

A fire risk assessment covers the hazards in the property, the alarm system, fire doors, escape routes and emergency lighting, and ends with a written report listing actions. It doesn’t usually include external wall surveys, which are a separate job unless there is a breach of the fire strategy.

 

Why the paperwork matters in Wales

 

In Swansea, the council’s HMO team has said it doesn’t currently ask for a fire risk assessment with a licence application, but may ask to see one at any point during the licence period, and that this could change. The council expects landlords to hold a written assessment, reviewed at least once a year and whenever the tenancy or layout changes. That means an assessment is not a one-off cost. Budget for a review every year.

 

Mandatory licensing in Wales applies to HMOs with three or more storeys, five or more occupants and two or more households. Some councils, including Swansea in four wards and Rhondda Cynon Taf across the whole borough, also run Additional licensing schemes for smaller shared houses.

 

How to compare quotes

 

When quotes arrive, check three things. First, does the price cover the site visit and the written report, or only one of them? Second, is it a new assessment or a review? Third, does it include re-inspection if you carry out remedial work?

Be cautious about very cheap offers and about any quote that promises a result. An assessment records what is found and what needs doing. It doesn’t guarantee how a council or insurer will respond.

 

A starting point

 

If you are comparing prices for a Swansea HMO, our cost guide sets out typical ranges by property type, with the sources behind them:

 

https://fireriskassessmentswansea.co.uk/fire-risk-assessment-cost-swansea

 

Fire Risk Assessment Swansea connects landlords, HMO owners and businesses across Swansea and South Wales with an assessment partner who visits the property and produces a clear written report.