Managing a building comes with a lot of responsibility, and fire safety should be at the top of that list. Whether you own a residential block, manage commercial premises or oversee a factory, you must understand which regulations apply to you. This guide breaks down everything you must do to comply.
What Is Fire Safety Legislation?
Set by the government, Fire Safety Legislation is a body of laws to protect the people inside the buildings and preserve their structural integrity. These laws establish clear duties for those responsible for a building, from risk assessments to physical fire protection measures, which must be in place. This legislation covers a wide range of buildings, from workplaces and commercial premises to shared areas of residential buildings.
The Core Regulations
The Regulatory Reform (Fire Safety) Order 2005
The RRFSO has been in force since 2006 and is the primary fire safety legislation for England and Wales. It covers almost all non-domestic premises like workplaces, commercial buildings and shared areas of residential blocks.
This order places the responsibility on a designated "Responsible Person" to carry out a suitable fire risk assessment. Then they must implement appropriate fire safety measures and ensure the escape routes are maintained.
The Fire Safety Act 2021
The Fire Safety Act clarifies that responsible persons (RPs) for residential buildings containing two or more domestic premises must manage and reduce the risk of fire for the structure and external walls and any attachments to those walls, such as cladding or balconies.
These elements must be included within the fire risk assessment, closing a gap that previously left some external features in a grey area.
The Fire Safety (England) Regulations 2022
Introduced to add a further layer of accountability, this update makes it a legal requirement for the responsible person to provide fire and rescue services with any information they need to assist them in the event of an emergency.
For all multi-occupied residential buildings, Responsible Persons must provide residents with fire safety instructions and information. For high-rise buildings (18 metres or above), additional duties apply:
Provide electronic building plans and details of external wall systems to their local fire rescue service.
Install secure information boxes for hard copies of plans.
Install wayfinding signage for firefighters.
Undertake monthly checks of firefighting lifts and other firefighting equipment.
Report any defective lifts or firefighting equipment to the local fire and rescue service.
The Building Safety Act 2022
Introduced in the wake of the Grenfell Tower tragedy, the Building Safety Act 2022 created a new regulatory framework for higher-risk buildings, those of 18 metres or above, or with seven or more storeys. It established the Building Safety Regulator, introduced the role of the Principal Accountable Person, and requires high-rise residential buildings to be registered. For the first time, it placed ongoing, legally enforceable safety duties on those who own and manage the most high-risk buildings.
Building Regulations Approved Document B
The Building Regulations Approved Document B is an essential reference when designing under the UK Building Regulations. It provides clear guidelines on fire safety when designing and constructing buildings. It covers areas including means of escape, fire resistance of structure, compartmentation, and access for firefighters, and must be followed for any new build or significant refurbishment.
How the Regulations Work Together
These regulations don't operate in isolation, they layer on top of one another depending on your building type. The RRFSO forms the foundation for almost every building. The Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 build on this for residential buildings, with more duties applying the taller the building gets. The Building Safety Act 2022 then adds the most stringent requirements for high-rise buildings specifically. Understanding which combination applies to you is the starting point for getting compliance right.
Who Do These Regulations Apply To?
Fire safety regulations don't apply in the same way to everyone involved in a building. Here's a breakdown of the key roles and what each one is responsible for.
The Responsible Person
In any non-domestic or multi-occupied residential building, a Responsible Person (RP) must be designated. This is typically the building owner, employer or managing agent. The RP is legally required to carry out fire risk assessments, implement fire safety measures and ensure compliance with the relevant legislation.
Building Owners & Landlords
If you own or rent out a building, you carry legal duties under the RRFSO and the Fire Safety Act 2021. This includes ensuring the structure, external walls, and common areas are covered within the fire risk assessment.
Employers
If you occupy premises as a business, you are likely the Responsible Person for that space. You must assess fire risks within your workplace, provide staff with fire safety training, and maintain clear escape routes.
Residents
Residents in multi-occupied buildings have a right to receive fire safety information. They also have a responsibility to follow any fire safety instructions provided and report concerns to the Responsible Person.
Principal Accountable Person (High-Rise Only)
For high-rise residential buildings of 18 metres or above, the Building Safety Act 2022 introduces the role of Principal Accountable Person, typically the building owner. They hold the highest level of responsibility and must register the building with the Building Safety Regulator.
Which Buildings Do These Regulations Apply To?
Fire safety regulations cover a wide range of building types, each with slightly different requirements depending on their use and size.
Residential Buildings
Any multi-occupied residential building with two or more flats must comply with the RRFSO in common areas, with additional duties under the Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 applying as the building gets taller.
Workplaces & Commercial Buildings
Offices, retail units, warehouses, and factories all fall under the RRFSO. The employer or occupier is typically the Responsible Person and must carry out a fire risk assessment and maintain appropriate fire safety measures throughout.
HMOs (Houses in Multiple Occupation)
The shared areas of HMOs are covered by the RRFSO, meaning landlords must assess fire risks in communal spaces, ensure fire doors are compliant, and provide working fire detection throughout.
Healthcare & Education
Hospitals, care homes, schools and universities have the same core obligations under the RRFSO but are also subject to sector-specific guidance. Given the vulnerability of occupants in healthcare settings in particular, fire safety standards are typically held to a higher level.
Hotels & Hospitality
As premises where members of the public sleep, hotels carry significant fire safety responsibilities. Responsible Persons must ensure that robust fire detection, clear escape routes and staff training are all in place.
Mixed-Use Buildings
Buildings that combine residential and commercial use, like flats above shops, must address fire safety across both elements. Commercial activity must not compromise the safety of residents above.
How a Passive Fire Protection Compartmentation Survey Helps You Stay Compliant
Understanding the regulations is one thing, proving compliance is another. A passive fire protection compartmentation survey gives building owners and Responsible Persons the evidence they need to demonstrate that their building meets its legal obligations.
What a Survey Covers
A passive fire compartmentation protection survey assesses the physical fire safety measures built into your building. This includes fire doors, firestopping around penetrations, and the integrity of walls, floors and ceilings that form fire-resistant barriers. Once issues are identified, GRJ Contracting can carry out the remediation works needed to bring your building back into compliance.
How It Supports Your Fire Risk Assessment
The RRFSO requires Responsible Persons to carry out and maintain a suitable fire risk assessment. A passive fire protection compartmentation survey feeds directly into this, giving you a clear, accurate picture of the passive fire measures in place. It then highlights any areas that need remediation before they become a compliance issue.
Meeting Your Obligations Under the 2022 Regulations
For higher-risk buildings, the Fire Safety (England) Regulations 2022 demand a greater level of scrutiny and record-keeping. A professional compartmentation survey provides the documented evidence of inspections and conditions that the regulations require you to hold and share with your fire and rescue service if needed.
Acting Before You're Asked To
Enforcement action, improvement notices and prohibition orders are all tools available to fire and rescue services when a building falls short. Commissioning a compartmentation survey proactively puts you in a far stronger position, identifying and addressing issues on your own terms rather than under pressure from regulators.
FAQs
What is a Responsible Person and who should it be?
A Responsible Person is someone or the organisation that has the legal obligation to ensure fire safety in non-domestic premises. They must ensure the fire risks are assessed and managed, but also ensure that sufficient safety measures are in place, like emergency plans and staff training. Below are examples of who it would be:
Employers for workplaces.
Building Owners, if they have overall control.
Landlords/Managing Agents for shared or managed premises.
Occupiers, if they have control of the premises.
What happens if I don't comply with fire safety regulations?
Fire safety is not a choice, which is why there can be severe penalties and repercussions, including fines, criminal prosecution and even up to two years in prison. Enforcement, alteration of prohibition notices could be delivered, which can restrict and even shut down business operations.
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