Fire safety law, explained plainly
The duties that apply to your building, in the order most people meet them. Written as direct answers, without the jargon.
The questions we’re asked most
General guidance only, and not a substitute for advice on your specific building.
What is the Regulatory Reform (Fire Safety) Order 2005?
The Fire Safety Order is the principal fire safety legislation in England and Wales. It places duties on the Responsible Person for a premises, the central one being Article 9: to make a suitable and sufficient assessment of the risk from fire and to keep it up to date.
What did the Fire Safety Act 2021 change?
It clarified that in buildings containing two or more sets of domestic premises, the Fire Safety Order applies to the structure, external walls and flat entrance doors, not just the internal common parts.
What do the Fire Safety (England) Regulations 2022 require?
Among other duties, quarterly checks of communal fire doors and annual checks of flat entrance doors in buildings above 11 metres, plus resident information, wayfinding signage and secure information boxes in higher-risk buildings.
What counts as a higher-risk building?
Under the Building Safety Act 2022, broadly a building at least 18 metres tall or with at least seven storeys, containing two or more residential units. These carry a separate and more demanding regime.
What happens if I ignore an enforcement notice?
Failure to comply is a criminal offence. Penalties range from fines to imprisonment, and a prohibition notice can restrict or stop use of the building entirely. If you have received one, act on it and tell us the deadline.
Will I be asked for the assessment when selling a leasehold flat?
Very often, yes. Conveyancing enquiries on leasehold property routinely request the current fire risk assessment for the communal parts. Missing or out-of-date paperwork is a common cause of stalled sales.
Not sure what applies to your building?
Call and ask. We’ll tell you straight, even if the answer is that you don’t need us.