England & Wales Fire Legislation

The primary legislation governing fire safety in England and Wales is the Regulatory Reform (Fire Safety) Order 2005 (FSO). This order places duties on “Responsible Persons” (typically building owners or managers) to conduct fire risk assessments, implement fire safety measures, and maintain them.

The Fire Safety Act 2021 further clarified that the FSO applies to the external walls, flat entrance doors, and structure of buildings, including cladding and balconies. The Fire Safety (England) Regulations 2022 provide more detailed guidance on these areas, especially for high-rise residential buildings.

Key Legislation with links for additional information:

Regulatory Reform (Fire Safety) Order 2005 (FSO): 
The central piece of legislation, placing duties on Responsible Persons for fire safety in workplaces and buildings with two or more domestic premises. 



Fire Safety Act 2021: 
Clarified that the FSO applies to the external walls, flat entrance doors, and structure of buildings. 



Fire Safety (England) Regulations 2022: 
Provides specific duties for Responsible Persons, particularly in high-rise buildings, regarding fire safety measures like lifts, fire-fighting equipment, and fire door maintenance.

Summary of the Regulatory Reform (Fire Safety) Order 2005

  • All existing fire legislation has now been repealed or revoked, which includes the Fire Precautions Act 1971, the amended 1997 Fire Precautions (Workplace) Regulations plus 100 other pieces of fire related legislation.
  • Fire certificates have been abolished and are no longer issued.
  • Responsible person(s) will be responsible for fire safety. They must conduct a fire risk assessment regardless of the size of the risk.

  • The identified responsible person(s).

  • Extended scope of consideration now to include property safety, fire fighter safety and the environment around the site. The responsible person(s) would have a duty to protect all risks.
  • Protection is explicitly extended to all occupants, which would include employees, visitors, contractors and passers-by who would all have to be considered in the fire risk assessment.

What are the implications for business?

Now the Regulatory Reform (Fire Safety) Order 2005 is now in force, building fire safety will be solely risk assessment led, therefore all employers and freeholders for common areas of blocks of flats or multi-tenanted buildings, regardless of size will have to conduct a comprehensive fire risk assessment to identify;

  • Potential ignition sources (Elimination, control, reduction of risks),

  • Suitable means of detecting & raising the alarm in the event of fire,
  • Adequate emergency escape routes & exits,

  • The appropriate type & sufficient quantities of fire fighting equipment,

  • Correct type & sufficient quantities of fire signs & notices,

  • Provisions for the correct maintenance of installed fire safety systems / equipment,

  • Suitable provisions for the protection of fire fighting personnel,

  • Ensure that occupants receive the appropriate instruction and or fire training in, e.g. actions to be taken in the event of fire,

  • Limit development and spread of the products of fire.

Who may be responsible?

  • Employer with control of a workplace,

  • Person with overall management of a building,

  • Occupier of premises,

  • Owner of premises

  • Landlords,

  • Freeholders.

Where can I get help?

CALL Fire Safety Service FREE 0800 505 3232