Tower Fire provides practical fire safety legislation and compliance advice to businesses, landlords, Responsible Persons and organisations across the UK. We help you understand which fire safety laws apply to your premises, what your responsibilities are and what practical action you may need to take.
From the Regulatory Reform (Fire Safety) Order 2005 to newer requirements affecting residential and higher-risk buildings, our aim is simple: turn complex fire safety legislation into clear, practical guidance.
Advice on Legislation and Guidance: Expert Fire Safety Compliance Advice for UK Organisations
Fire safety legislation that UK businesses must comply with is more complex, and more frequently updated, than many responsible persons realise. The Regulatory Reform (Fire Safety) Order 2005 remains the foundation, but it has been substantially amended and extended by the Fire Safety Act 2021, the Fire Safety (England) Regulations 2022, the Building Safety Act 2022, and most recently the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025.
Tower Fire provides clear, practical guidance on what this legislation means for your organisation. Our team is made up of active and retired professional firefighters who have worked within the fire safety regulatory framework from the inside. We translate complex legal obligations into plain, actionable advice that tells you exactly where you stand and what you need to do.
What Fire Safety Legislation Applies to Your Organisation?
The legislation that applies to your premises depends on factors including its location, use, occupancy, height and building type.
For most non-domestic premises in England and Wales, the principal legislation is the Regulatory Reform (Fire Safety) Order 2005, commonly known as the Fire Safety Order or RRFSO.
However, additional legislation may apply depending on your circumstances, particularly if you are responsible for a multi-occupied residential or higher-risk building.
Tower Fire can help you understand the requirements relevant to your particular premises rather than simply providing a generic summary of fire safety law.
Who Is the Responsible Person for Fire Safety?
The Responsible Person is the individual or organisation with legal responsibility for fire safety under the Fire Safety Order.
In a workplace, this will generally include the employer where the workplace is under their control. In other premises, responsibility may fall on the owner or person who has control of the premises in connection with a trade, business or undertaking.
Some buildings can have more than one Responsible Person.
Where responsibilities overlap, Responsible Persons have duties to cooperate and coordinate with each other.
Understanding who holds responsibility is particularly important in multi-tenanted commercial buildings and residential developments where ownership, management and occupation may be divided between several parties.
What Are the Main Fire Safety Laws in England and Wales?
Several important pieces of legislation now form part of the wider fire safety framework.
Regulatory Reform (Fire Safety) Order 2005
The principal fire safety legislation for most non-domestic premises in England and Wales. It places duties on the Responsible Person to assess and manage fire risk.
Fire Safety Act 2021
The Fire Safety Act 2021 clarified that, where the Fire Safety Order applies to a building containing two or more sets of domestic premises, its scope includes the building’s structure and external walls, including doors and windows in those walls, and doors between domestic premises and common parts. Government guidance specifically identifies external walls, including cladding and balconies, and flat entrance doors.
Fire Safety (England) Regulations 2022
These regulations apply in England and introduced additional duties for Responsible Persons in multi-occupied residential buildings.
For residential buildings with a top storey above 11 metres, Responsible Persons must use best endeavours to check flat entrance fire doors at least annually and carry out checks of communal fire doors at least every three months. Other requirements apply to relevant high-rise residential buildings, while all multi-occupied residential buildings within scope have requirements concerning resident fire safety instructions and information about fire doors.
Building Safety Act 2022 and Fire Safety Order Amendments
Changes introduced through Section 156 of the Building Safety Act 2022 strengthened the requirements placed on Responsible Persons under the Fire Safety Order, including requirements concerning the recording of Fire Risk Assessments and fire safety arrangements.
If your existing Fire Risk Assessment or fire safety records pre-date these changes, it may be appropriate to review whether your documentation reflects the current requirements.
Fire Safety (Residential Evacuation Plans) (England) Regulations 2025
These regulations came into force on 6 April 2026 and apply in England only.
They apply to buildings containing two or more sets of domestic premises that are either at least 18 metres or seven storeys in height, or are more than 11 metres high where a simultaneous evacuation strategy is in place.
The regulations introduce duties relating to residents who may have difficulty evacuating independently because of a physical or cognitive impairment. This includes using reasonable endeavours to identify relevant residents and offering person-centred fire risk assessments, alongside requirements concerning emergency evacuation statements, information sharing and building emergency evacuation plans. Participation in the Residential PEEPs process is voluntary for residents.
What Are the Responsible Person’s Main Fire Safety Duties?
Your precise responsibilities depend on the premises, but the Fire Safety Order places a number of important duties on Responsible Persons.
These include:
Fire Risk Assessment
Ensure a suitable and sufficient Fire Risk Assessment is carried out and kept under review.
Fire Precautions
Implement appropriate fire precautions based on the risks identified.
Means of Escape
Ensure appropriate emergency routes and exits are available and can be used safely.
Fire Detection and Warning
Provide appropriate arrangements for detecting fire and warning occupants where required by the risk.
Firefighting Equipment
Provide appropriate firefighting equipment where necessary.
Emergency Procedures
Establish appropriate procedures to be followed in the event of serious and imminent danger.
Fire Safety Training
Ensure employees receive adequate Fire Safety Training appropriate to their role and the risks of the premises.
Maintenance
Maintain relevant fire safety facilities, equipment and devices in an efficient state, efficient working order and good repair.
Records and Documentation
Maintain the records required under current fire safety legislation and ensure information remains current.
Has Fire Safety Legislation Changed?
Yes. Fire safety and building safety legislation has changed substantially in recent years, particularly for multi-occupied residential and higher-risk buildings.
This is one reason Responsible Persons should not assume that an old Fire Risk Assessment, policy or evacuation procedure automatically reflects their current responsibilities.
Changes to legislation, alterations to a building, changes in occupancy or use, new risks, changes to evacuation arrangements and significant works can all create reasons to review existing fire safety arrangements.
England and Wales: Why Location Matters
Although the Fire Safety Order applies across England and Wales, not every subsequent regulation is UK-wide.
For example, the Fire Safety (England) Regulations 2022 and Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 apply in England.
Other building, housing and fire safety requirements can also differ between England and Wales.
Tower Fire therefore considers the location, building type, occupancy and applicable legal framework when providing advice rather than treating fire safety legislation as identical throughout the UK.
How Tower Fire Helps You Understand Fire Safety Law
Tower Fire provides practical advice based on your premises and circumstances rather than simply repeating legislation.
Depending on your requirements, we can help with:
- Understanding your duties as a Responsible Person.
- Identifying which legislation applies to your premises.
- Reviewing existing Fire Risk Assessments and fire safety arrangements.
- Explaining Fire and Rescue Service audit findings.
- Understanding actions identified within an assessment.
- Reviewing evacuation arrangements.
- Fire safety policy development.
- Fire Safety Audits.
- Fire Risk Assessments.
- Fire Safety Training.
- Signposting where specialist assessment or remedial work may be required.
Where action is required, we explain the reason for it and the priority it should be given.
Why Choose Tower Fire for Fire Safety Law Advice?
Fire safety compliance is about more than knowing the title of a regulation. It requires understanding how the requirements relate to a real building, its occupants and its fire risks.Tower Fire combines professional fire safety knowledge with practical fire service experience to help Responsible Persons make informed decisions about their premises.
Our approach is based on: Our objective is to help you understand what applies, why it matters and what you need to do next.
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