Regulatory Reform (Fire Safety)

Order 2005

Often referred to as the Fire Safety Order (FSO), this legislation forms the foundation of UK fire safety law for non-domestic premises. It applies to workplaces, commercial buildings, public premises, and the communal areas of residential buildings.

A key feature of the FSO is the introduction of the “Responsible Person” — usually the employer, building owner, landlord, or facilities manager. This individual has a legal duty to carry out and regularly review a fire risk assessment, put in place appropriate fire safety measures (both active and passive), provide fire safety training for staff, and ensure escape routes and fire safety equipment are properly maintained.

In short, the FSO establishes proactive fire risk management as a legal requirement in almost every non-domestic building.

Fire Safety Act

2021

Introduced following the Grenfell Tower tragedy, the Fire Safety Act 2021 amends and clarifies the scope of the Fire

Safety Order.

It requires fire risk assessments to consider external walls — including cladding, balconies, and windows — as well as flat entrance doors that open into communal areas. The Act applies to multi-occupied residential buildings of all heights, not just high-rise blocks, and gives fire and rescue authorities stronger powers to enforce compliance.

In essence, the Act ensures that building materials and external wall systems are properly accounted for in fire

risk assessments.

Building Safety Act

2022

The Building Safety Act represents the most wide-ranging reform of building safety in decades. It introduces stricter oversight for high-rise residential buildings and new responsibilities for owners and managers.

It applies to “higher-risk buildings,” defined as residential buildings that are at least 18 metres tall or have seven or more storeys. The Act established a new regulator, the Building Safety Regulator (part of the Health and Safety Executive), and introduced the role of the Accountable Person — usually the building owner or management company — who is responsible for assessing and managing building safety risks.

The legislation also requires the creation of a Golden Thread of information: accurate, up-to-date digital records of the building’s design, construction, and safety measures. In addition, it mandates resident engagement strategies to ensure that occupants are informed and involved in safety matters.

In short, the Building Safety Act focuses on long-term safety management of high-rise buildings, with stronger accountability and regulation.