Regulatory Reform (Fire Safety) Order 2005
October 2006 saw the introduction of the Regulatory Reform (Fire Safety) Order 2005. The order replaces the Fire Certificates that were issued under the Fire Precautions Act 1971. The order relates to the law surrounding fire safety in non-domestic premises, with very few exceptions. (These can be found in the Regulatory Reform (Fire Safety) Order 2005).
Many people inadvertently overlook the need to assess the communal areas in blocks of flats, homes of multiple occupation and holiday lets. Often this only comes to light when something goes wrong, or the property goes on the market and a solicitor requests sight of the fire risk assessment.
The assessment is designed to
- Identify risk,
- Then eliminate or reduce to the lowest practicable level.
Persons at risk must include employees, visitors and contractors. There are a number of specific duties in relation to the fire precautions to be taken and these are identified within the Regulatory Reform (Fire Safety) Order 2005. It amends or repels other primary legislation concerning fire safety.
6th of April 2010 brought an additional piece of legislation of the Regulatory Reform (Fire Safety) Order 2005. This is aimed at clarifying what the Regulatory Reform already says in relation to ensuring that staff have ‘sufficient training and experience or knowledge‘ (RRO).
The employer has a responsibility to ensure the employee is capable of undertaking the duties surrounding fire related risks.
The regulation states; ‘Employer to take employees’ capabilities into consideration. Every employer must, in entrusting tasks to employees, take into account their capabilities with regards to health and safety, so far as those capabilities relate to fire.
For more information please download The Regulatory Reform (Fire Safety) Order 2005 PDF
Fire Safety (england) regulations 2022
The Fire Safety (England) Regulations 2022 represent one of the most significant changes to fire safety legislation in England in recent years. Introduced following recommendations from the Grenfell Tower Inquiry, the regulations strengthen fire safety requirements in residential buildings and place additional responsibilities on those responsible for managing them. [gov.uk], [gov.uk]
The regulations came into force on 23 January 2023 and apply to residential buildings in England containing two or more domestic premises, including blocks of flats and student accommodation. [gov.uk], [legislation.gov.uk]
Why Were the Regulations Introduced?
The regulations were created in response to the findings of the Grenfell Tower Inquiry Phase 1 Report, which identified several measures that could improve fire safety and assist fire and rescue services during emergencies. Their primary purpose is to improve resident safety, increase transparency, and enhance emergency response arrangements in higher-risk residential buildings. [gov.uk], [gov.uk]
Who Is the Responsible Person?
Under the Regulatory Reform (Fire Safety) Order 2005, a Responsible Person is typically the building owner, managing agent, employer, or anyone with control over the common parts of a residential building. The Fire Safety (England) Regulations 2022 introduce additional duties for these individuals or organisations. [gov.uk]
Requirements for All Multi-Occupied Residential Buildings
For all residential buildings containing two or more sets of domestic premises, Responsible Persons must:
- Provide residents with relevant fire safety information.
- Inform residents about fire doors and the importance of keeping them in good working order.
- Supply guidance on how residents should report fire safety concerns. [gov.uk]
These measures help ensure residents understand evacuation procedures and the fire safety features within their building. [gov.uk]
Additional Requirements for Buildings Over 11 Metres
Residential buildings over 11 metres in height must meet additional obligations relating to fire doors.
Responsible Persons are required to:
- Carry out quarterly inspections of fire doors in communal areas.
- Undertake annual checks of flat entrance doors that lead onto common parts.
- Ensure fire doors remain effective, self-closing, and free from damage. [gov.uk], [gov.uk]
Regular inspection of fire doors is crucial because they play a key role in preventing the spread of fire and smoke throughout a building. [gov.uk]
Additional Requirements for High-Rise Residential Buildings
A high-rise residential building is defined as a multi-occupied residential building that is at least 18 metres high or has seven or more storeys. [gov.uk], [legislation.gov.uk]
For these buildings, Responsible Persons must comply with several additional measures:
1. Secure Information Box
A secure information box must be installed and maintained for use by the fire and rescue service. This box should contain critical information, including building plans and emergency contact details. [gov.uk], [legislation.gov.uk]
2. Building and Floor Plans
Electronic copies of floor plans and building plans must be provided to the local Fire and Rescue Service. These plans help firefighters understand building layouts before and during incidents. [gov.uk]
3. External Wall Information
Responsible Persons must provide details regarding the design and materials of external wall systems, including cladding, to the Fire and Rescue Service. [gov.uk]
4. Wayfinding Signage
Clear wayfinding signage must be installed throughout the building to assist firefighters in locating flats and navigating the building quickly, particularly in low-light or smoke-filled conditions. [gov.uk]
5. Firefighting Equipment Checks
Monthly checks must be carried out on:
- Firefighter lifts.
- Essential firefighting equipment.
Any faults affecting these systems for more than 24 hours must be reported to the local Fire and Rescue Service. [gov.uk]
Penalties for Non-Compliance
The Fire Safety (England) Regulations 2022 are enforced by local Fire and Rescue Authorities. Failure to comply may result in enforcement action, including notices requiring improvements, prosecution, and significant fines. In serious cases, criminal sanctions may apply. [gov.uk], [legislation.gov.uk]
Best Practice for Compliance
To ensure compliance and improve resident safety, building owners and managing agents should:
- Maintain accurate fire risk assessments.
- Keep records of inspections and maintenance.
- Regularly review resident communication procedures.
- Conduct routine fire door inspections.
- Ensure emergency information is up to date and readily available.
- Review changes to fire safety legislation and guidance on an ongoing basis. [gov.uk], [gov.uk]
Conclusion
The Fire Safety (England) Regulations 2022 form a key part of the UK’s wider fire safety reform programme. By introducing clearer responsibilities for building owners and managers, the regulations aim to improve building safety, enhance emergency response capabilities, and provide greater protection for residents. Ensuring compliance is not only a legal requirement but also a vital step in safeguarding lives and property. [gov.uk], [gov.uk]
Why It Is Good Practice to Conduct Fire Door Audits on All Threshold Doors, Regardless of Building Height
Although the Fire Safety (England) Regulations 2022 impose specific fire door inspection requirements on residential buildings over 11 metres in height, there are compelling safety, legal and operational reasons for carrying out fire door audits on all threshold doors, regardless of building height. [gov.uk], [gov.uk]
Fire Does Not Recognise Building Height
The risk posed by a defective fire door is not determined by how tall a building is. In any multi-occupied residential building, fire doors are a critical element of the compartmentation strategy designed to slow the spread of fire and smoke. A fire door that fails to close properly, has damaged seals, or has been altered incorrectly can significantly increase the risk to occupants and compromise escape routes. [gov.uk], [gov.uk]
By auditing all threshold doors, building owners can identify defects before they become life-safety issues.
Supports Compliance with the Fire Safety Order
The Fire Safety (England) Regulations 2022 supplement the Regulatory Reform (Fire Safety) Order 2005 rather than replace it. Responsible Persons remain under a general duty to take appropriate fire safety measures and maintain fire precautions, regardless of the building’s height. [gov.uk], [legislation.gov.uk]
Completing regular fire door audits demonstrates a proactive approach to fulfilling these responsibilities and provides evidence that fire safety systems are being effectively managed.
Protects Residents and Property
A properly functioning fire door can:
- Restrict the spread of smoke and toxic gases.
- Protect escape routes and stairwells.
- Allow residents more time to evacuate safely.
- Reduce damage to neighbouring properties.
- Assist firefighters in controlling an incident. [gov.uk], [gov.uk]
Regular audits help ensure these vital protections remain effective throughout the life of the building.
Identifies Wear and Tear Before Failure Occurs
Fire doors are used daily and are subject to constant wear. Common defects include:
- Damaged seals.
- Misaligned hinges.
- Faulty self-closing devices.
- Excessive gaps around the door leaf.
- Unauthorised modifications by occupants.
Routine audits enable these issues to be identified and rectified before the door’s fire-resisting performance is compromised. [gov.uk]
Provides Evidence of Due Diligence
In the event of a fire, insurers, enforcement authorities and investigators may review fire safety records. Documented fire door audits demonstrate that the Responsible Person has taken reasonable steps to monitor and maintain an essential fire safety feature. [gov.uk], [legislation.gov.uk]
This can be invaluable when demonstrating compliance, managing liability risks and responding to regulatory scrutiny.
Enhances Fire Risk Assessments
Fire risk assessments frequently identify fire doors as a critical control measure. Regular audits provide accurate, up-to-date information that can be used to review risks and prioritise remedial works. [gov.uk], [gov.uk]
This helps ensure that assessments remain current and that identified weaknesses are addressed promptly.
Creates a Consistent Safety Standard Across Your Portfolio
For housing associations, managing agents and property owners with mixed portfolios, adopting a “fire door audits for all buildings” approach creates consistency. Rather than applying different inspection regimes based solely on height, organisations can establish a uniform standard that improves governance, record keeping and resident safety. [gov.uk], [gov.uk]
Conclusion
While legislation mandates fire door inspections for certain higher-risk buildings, undertaking fire door audits on all threshold doors is widely regarded as best practice. It strengthens compliance, supports fire risk management, protects residents and property, and demonstrates a proactive commitment to fire safety. Ultimately, a fire door’s importance is determined by the protection it provides, not by the height of the building in which it is installed. [gov.uk], [gov.uk]
