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Landlord & Property Manager Fire Safety Responsibilities
Fire Safety Guide #23 | An overview of landlords’ and property managers’ fire safety duties under UK law — and the steps needed to stay compliant.
Landlords and property managers have both a legal and moral duty to safeguard their tenants, staff, and visitors. Fires can spread rapidly with devastating consequences, but with the right precautions, most are preventable.
This guide outlines the key responsibilities landlords and property managers hold under UK fire safety law, along with the practical steps required to remain compliant.
This guide outlines the key responsibilities landlords and property managers hold under UK fire safety law, along with the practical steps required to remain compliant.
The Legal Framework
Several pieces of legislation establish fire safety duties for landlords and property managers. The Regulatory Reform (Fire Safety) Order 2005 requires a “Responsible Person” to manage fire safety in non-domestic premises and the communal areas of residential buildings. The Fire Safety Act 2021 extends fire risk assessments to include external walls and flat entrance doors in multi-occupied buildings. The Building Safety Act 2022 introduces stricter oversight and accountability for high-rise residential buildings of 18 metres or more, or those with seven or more storeys. Finally, the Housing Act 2004 covers fire safety in houses in multiple occupation (HMOs) through the Housing Health and Safety Rating System (HHSRS).
Who Is the “Responsible Person”?
In most cases, the landlord, freeholder, managing agent, or property management company is considered the Responsible Person. This individual or organisation is legally accountable for ensuring fire risk assessments are carried out and that appropriate fire precautions are in place.
Several pieces of legislation establish fire safety duties for landlords and property managers. The Regulatory Reform (Fire Safety) Order 2005 requires a “Responsible Person” to manage fire safety in non-domestic premises and the communal areas of residential buildings. The Fire Safety Act 2021 extends fire risk assessments to include external walls and flat entrance doors in multi-occupied buildings. The Building Safety Act 2022 introduces stricter oversight and accountability for high-rise residential buildings of 18 metres or more, or those with seven or more storeys. Finally, the Housing Act 2004 covers fire safety in houses in multiple occupation (HMOs) through the Housing Health and Safety Rating System (HHSRS).
Who Is the “Responsible Person”?
In most cases, the landlord, freeholder, managing agent, or property management company is considered the Responsible Person. This individual or organisation is legally accountable for ensuring fire risk assessments are carried out and that appropriate fire precautions are in place.
| Key Responsibilities for Landlords & Property Managers Fire risk assessments must be completed regularly by a competent person. These should cover the entire building, including communal areas, escape routes, and — under the Fire Safety Act 2021 — external walls and flat entrance doors. Assessments must be documented and reviewed periodically, especially after any significant building changes. Fire safety systems and equipment must be installed and maintained. This includes fire detection and alarm systems, extinguishers, emergency lighting, exit signage, and fire doors, all of which must remain in good working order. Escape routes and compartmentation must be kept clear at all times. Stairwells, corridors, and final exits should remain unobstructed, while compartmentation measures — such as fire-rated walls, floors, and ceilings — must be maintained to stop fire spreading. Resident and occupant safety is another core duty. Tenants should be given clear fire safety information, including evacuation procedures. In HMOs, landlords must install smoke alarms in every bedroom and communal space, provide fire doors where required, and ensure that gas and electrical systems are inspected and certified at regular intervals. Maintenance and testing routines are essential. Fire alarms should be tested weekly and serviced annually. Emergency lighting requires monthly function checks and annual duration tests. Fire doors should be inspected at least every six months (more often in high-traffic areas), while extinguishers must undergo annual servicing and routine visual checks. Record keeping ties all these responsibilities together. A fire safety logbook should be maintained, documenting all tests, inspections, and maintenance activities. This log must be available for fire services, inspectors, and residents on request. |
Consequences of Non-Compliance
Failing to meet fire safety obligations carries serious consequences. Landlords and property managers may face enforcement notices or fines from fire authorities, prosecution, and even imprisonment for severe breaches. Insurance claims can also be invalidated in the event of a fire. Most importantly, non-compliance places tenants’ lives at risk.
Conclusion
Fire safety is not optional — it is a legal requirement and a fundamental part of responsible property management. By carrying out regular fire risk assessments, maintaining systems and escape routes, and keeping tenants informed, landlords and property managers can fulfil their duties, stay compliant, and most importantly, protect lives.
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