The Regulatory Reform (Fire Safety) Order 2005, usually called the Fire Safety Order or FSO, is the main fire safety law for non-domestic premises in England and Wales. It also covers the common parts of blocks of flats and HMOs.
Who it applies to
The Order applies to almost all premises other than single private homes, including offices, shops, factories, warehouses, hotels, care homes, schools, places of worship, and the common parts of residential buildings.
Scotland and Northern Ireland have their own equivalent laws: the Fire (Scotland) Act 2005 and the Fire and Rescue Services (Northern Ireland) Order 2006.
The Responsible Person
The Order places duties on the Responsible Person: the employer, or whoever has control of the premises, such as the owner or managing agent. There can be more than one Responsible Person in a building, and they must co-operate.
The main duties
- Fire risk assessment: carry out and regularly review a suitable and sufficient assessment.
- General fire precautions: take precautions to make sure people are safe, including means of escape.
- Fire detection and fire-fighting: provide appropriate detection, warning and fire-fighting equipment.
- Emergency routes and exits: keep them clear, signed and, where necessary, lit.
- Procedures: put emergency procedures in place and nominate competent people to implement them.
- Maintenance: keep fire safety equipment and facilities in good working order.
- Information and training: give employees and others relevant fire safety information and training.
- Co-operation: co-operate and share information with other Responsible Persons.
Changes since 2021
- Fire Safety Act 2021: confirmed that for buildings with two or more sets of domestic premises, the Order covers the structure, external walls and flat entrance doors.
- Fire Safety (England) Regulations 2022: added duties for residential buildings, such as fire door checks and information for residents.
- Building Safety Act 2022, section 156: since October 2023, all Responsible Persons must record their full fire risk assessment, record the name of anyone they appointed to help, share information with other Responsible Persons, and provide information to residents in blocks of flats.
Enforcement and penalties
The Order is enforced mainly by fire and rescue authorities, which can issue alteration, enforcement and prohibition notices. Serious breaches can lead to unlimited fines and, for the most serious offences, imprisonment.
Practical next steps
Make sure the fire risk assessment is current, the action plan is being worked through, and fire safety systems are maintained and recorded.
This guide is general information about UK fire safety law and standards, not legal advice for a specific building. If you are unsure what applies to yours, ask us or a qualified adviser.