If you own or manage a building with two or more flats, the Fire Safety Order covers its common parts, and laws passed since Grenfell have added duties on top.
Who is responsible?
The responsible person is whoever controls the common parts: usually the freeholder, landlord, managing agent or residents’ management company. The Fire Safety Act 2021 confirmed that the Fire Safety Order also covers the building’s structure, external walls, and the entrance doors to individual flats.
The Fire Safety (England) Regulations 2022
In force since 23 January 2023, these set duties by building height:
Section 156 of the Building Safety Act
Since 1 October 2023 every responsible person must:
- Record the full fire risk assessment and the fire safety arrangements
- Record the name of the person, and organisation, who carried out the assessment
- Make sure anyone they appoint to help, including the assessor, is competent
- Give residents information on the risks found, the fire safety measures, and the responsible person’s name and UK address
- Co-operate and share information with any other responsible persons in the building
Fines for some offences under the Order are now unlimited.
Residential PEEPs from April 2026
In buildings 18 metres or seven storeys and above, or over 11 metres with a simultaneous evacuation strategy, you must now offer residents who would struggle to evacuate a person-centred fire risk assessment. Read residential PEEPs: the new evacuation plan rules.
HMOs
In houses in multiple occupation the Fire Safety Order still applies to the common parts, and the local council also enforces housing standards and HMO licence conditions. Many councils use the LACORS “Housing – Fire Safety” guide when judging what fire precautions an HMO needs.
Landlord checklist
- A current fire risk assessment of the common parts, recorded in full
- Evacuation strategy confirmed and shared with residents
- Fire door information and fire safety instructions given to every flat
- Fire door checks diarised: quarterly communal, annual flat entrance (over 11 metres)
- Alarm, emergency lighting and equipment servicing records kept
- Contact details of other responsible persons recorded
Assessments for blocks and HMOs
“Very thorough and detailed knowledge of all matters relating to fire safety in apartment blocks.” Simon Lowe, May 2026.
