Fire safety regulations

The Regulatory Reform (Fire Safety) Order 2005 sets out what you need to do to make premises safe from fire. It covers all non-domestic premises including:

• offices and shops
• communal parts of apartment blocks or houses in multiple occupations (HMOs)
• places of worship
• schools and libraries
• public buildings
• hotels and guest houses 
• care homes

You must carry out a Fire Risk Assessment

Under the order, a Responsible Person is required to make sure the regulations are met. A Responsible Person is anyone who has some control over all or part of the premises, or certain systems within it. This may be the employer, occupier or owner of the premises.

The Responsible Person must carry out a fire risk assessment and put in place the necessary fire safety measures for the premises.

Making your premises safe

The government have published a series of practical advice guides to meet the fire safety requirements for small and medium premises and the requirements of the Responsible Person to comply with the fire safety legislation.

Download the short guide to making your premises safe from fire:

• Short guide to making your premises safe from fire (English) (PDF, 510KB)
• Short guide to making your premises safe from fire (Chinese) (PDF, 905KB)
• Short guide to making your premises safe from fire (Punjabi) (PDF, 769KB)
• Short guide to making your premises safe from fire (Turkish) (PDF, 2.57MB)
• Short guide to making your premises safe from fire (Polish) (PDF, 289KB)
• Short guide to making your premises safe from fire (Gujarati) (PDF, 2.07MB).

The government also has a range of advice on fire safety for different businesses and premises, which are all available as free downloads.

New legislation for building owners/managers regarding evacuation planning for vulnerable residents

New national legislation is strengthening the responsibilities that building owners, managers and employers have towards people with disabilities in fire safety planning. These changes place a greater focus on ensuring that all individuals, regardless of mobility, health, cognitive or sensory needs, can be safely evacuated in the event of a fire.

Before considering your duties under the new Residential Personal Emergency Evacuation Plans (RPEEPs) and Building Emergency Evacuation Plans (BEEPs) regulations, it is important to understand the existing legal requirements that already apply to all premises. The following section summarises the current duties relating to disability and fire safety.

Disability and fire safety regulations

The Responsible Person must make a fire safety risk assessment with an emergency evacuation plan for all people who might be in a premises, including people with disabilities.

The Equality Act 2010 requires companies to provide for people with disabilities, and the Disability Equality Duty (DED) requires companies to actively promote equality for people with disabilities.

For fire safety purposes, this means all companies must have a sufficient evacuation plan which meets the needs of anyone with a disability. Failure to do so could be seen as discrimination.

Download the Government's Means of Fire Escape for Disabled People (PDF, 896KB) for advice on how to incorporate the needs of disabled people in your fire safety assessment.

Residential Personal Emergency Evacuation Plans (RPEEPs)

From 6 April 2026, new regulations come into force in England to help improve the safety of residents who may need support to evacuate their building in a fire.

These changes form part of the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, and introduce a new process known as Residential Personal Emergency Evacuation Plans (RPEEPs). This process may include a Person-Centred Fire Risk Assessment (PCFRA), which relevant residents can choose to take part in.

The aim of these measures is to ensure that residents who may need help to leave the building in an emergency are appropriately identified, considered and supported.

What this page covers

This page provides information for both residents and building owners and managers, including:

• Who the rules apply to and which buildings are affected

• Who is considered a relevant resident

• What relevant residents can expect

• The role of the fire and rescue service

• Information for Responsible Persons

• Key timelines

• Where to find further guidance

Which buildings the rules apply to

The regulations apply to residential buildings in England that:

• Are 18 metres or more in height, or have 7 or more storeys, and contain two or more domestic premises, OR

• Are more than 11 metres in height and operate a simultaneous evacuation strategy

Who is a “relevant resident”?

A relevant resident is someone who:

• Lives in the building as their only or principal home, and

• Would have difficulty evacuating the building without assistance due to a physical, sensory or cognitive impairment

This may include people with reduced mobility, hearing or sight impairments, long-term health conditions, or cognitive conditions affecting awareness or decision-making.

Residents may nominate a representative or trusted person to support them during the process.

What residents can expect

Responsible Persons (RPs), such as building owners or managers, must take reasonable steps to identify residents who may need assistance to evacuate.

If you are identified, the following may apply:

1. You may be offered a Person-Centred Fire Risk Assessment (PCFRA)

A PCFRA is a conversation to help understand:

• Any challenges you may face in evacuating

• What arrangements might support your safety

You do not have to take part unless you choose to.

2. You may be asked about possible support measures

These may include, for example:

• Assistance from another person

• Adjustments to communication or alerts

• Practical steps to support evacuation

Any measures should be reasonable and proportionate, and agreed with you.

3. You may agree to an Emergency Evacuation Statement or RPEEP

Depending on your circumstances, the Responsible Person may prepare:

• An Emergency Evacuation Statement, or

• A more detailed Residential Personal Emergency Evacuation Plan (RPEEP)

Participation is entirely voluntary and based on your explicit consent.

4. Sharing information with the fire and rescue service

If you give consent, the Responsible Person may share limited information with the fire and rescue service to support their response in an emergency.

This information will:

• Be kept to the minimum necessary

• Not include detailed personal or medical information

• Only be shared with your explicit consent

You may withdraw your consent at any time.

5. Keeping information up to date

Information should be reviewed regularly and updated if your circumstances change.

The role of the fire and rescue service

The fire and rescue service may receive limited information (with consent) to support operational response during an incident.

Their role is focused on emergency response. The preparation of assessments and evacuation plans remains the responsibility of the Responsible Person, working in cooperation with residents.

Building emergency evacuation plan

The regulations also require each building in scope to have a building emergency evacuation plan (sometimes referred to as a “BEEP”).

This plan should set out:

• The building’s evacuation strategy

• Key information to support safe evacuation

• Information that may assist the fire and rescue service during an incident

The plan must be kept under review and updated when relevant information changes.

Responsible Persons must ensure that relevant information is available to the fire and rescue service in the event of an incident.

Your choice and consent

Residents remain in control of the process. You can decide:

• Whether to take part in a PCFRA

• Whether to agree to an evacuation statement or RPEEP

• Whether information about you is shared

• Whether to withdraw consent at any time

• Whether to involve a representative

In an emergency, you should still call 999.

Further safety support

Home Fire Safety Visits (also known as Safer Home Visits) remain available and are not replaced by these regulations.

Residents, or someone acting on their behalf, can request a visit if eligible. These visits provide advice to help reduce the risk of fire in the home.

You can check whether you qualify by using Suffolk Fire and Rescue Service’s online eligibility checker:

https://www.suffolk.gov.uk/suffolk-fire-and-rescue-service/fire-safety-in-the-home/check-if-youre-eligible-for-a-safer-home-visit

For further advice, contact:

📧 Fire.BusinessSupport@suffolk.gov.uk
📞 01473 260588

Information for Responsible Persons

Responsible Persons (RPs), such as landlords, building owners or managing agents, must:

• Take reasonable steps to identify relevant residents

• Offer a Person-Centred Fire Risk Assessment (PCFRA)

• Work with residents (or their representatives) to prepare evacuation statements, where agreed

• Ensure participation is voluntary and based on explicit consent

• Implement reasonable and proportionate measures, where appropriate

• Prepare and maintain a building emergency evacuation plan

• Ensure relevant information is available to the fire and rescue service

• Keep information under review and update it where necessary

Important: Related requirements under other fire safety legislation

Some buildings may also be subject to separate requirements under the Fire Safety (England) Regulations 2022, which are not part of the RPEEP regulations.

These may include:

• Installing and maintaining a Secure Information Box (SIB)

• Storing items such as floor plans or lift keys for firefighter use

Responsible Persons should ensure they understand and comply with all applicable fire safety legislation.

Key date

The Regulations come into force on 6 April 2026. Responsible Persons should ensure that required processes and arrangements are in place from this date.

Further information

• Government guidance & toolkit on Residential PEEPs:
  https://www.gov.uk/government/publications/residential-personal-emergency-evacuation-plans-residential-peeps

• House of Commons briefing

• Secure Information Box factsheet:
  https://www.gov.uk/government/publications/fire-safety-england-regulations-2022/fact-sheet-secure-information-box-regulation-4

• Suffolk Fire & Rescue – Fire safety in the home:
  https://www.suffolk.gov.uk/suffolk-fire-and-rescue-service/fire-safety-in-the-home

Read about the Fire Safety Act 2021 and Fire Safety (England) Regulations 2022. 

The Fire and Rescue Service is responsible for enforcing fire safety regulations

Our Protection Officers carry out regular premises inspections to make sure they meet the required safety standards.

Protection Officers have legal powers which give them the right to enter a premise and require you to produce relevant documents for fire safety. 

Inspections follow our Enforcement Policy Statement. Our Enforcement Policy Statement is being reviewed and will be available shortly.

All notices served under the Regulatory Reform (Fire Safety) Order 2005 by Suffolk Fire & Rescue Service will be recorded on a Public Register in accordance with the Environmental and Safety Information Act 1988. The register is available for view by following the link NFCC Enforcement Register. A hard copy of the Register is available for public inspection, by prior arrangement during office hours at our Service Headquarters Endeavour House, 8 Russell Road, Ipswich IP1 2BX. Please contact our Fire Business Support Team on 01473 260588 to arrange an appointment.

Note: The Enforcement Register only lists the details of the Prohibition, Enforcement or Alteration Notices. The contents of the individual notices are not available to view

Information relating to notices served will be available on the register within 14 days of the 21 day statutory appeal period. Where an appeal is made, a notice will not be recorded on the register until a decision on the appeal is final. In cases where the notice is overturned no entry will be made.

Enforcement Notices

If a premises does not meet the requirements of the Fire Safety Order 2005, we can issue one of three notices.

Alterations Notice (Article 29)

An alterations notice is issued if any major alterations to the premises will cause a serious risk to the people who use it.

Enforcement Notice (Article 30)

An enforcement notice is issued if the premises and it's fire safety measures do not comply with any provision of the Fire Safety Order

Prohibition Notice (Article 31)

A prohibition notice is issued if there is a serious risk of fire and we need to prohibit or restrict the use of all, or parts of the premises.

Appeal an enforcement notice

You can appeal an enforcement notice under Article 35 of the Regulatory Reform (Fire Safety) Order 2005. There will be instructions on how to appeal attached to your notice

We would like to resolve any issues you have with an enforcement notice without engaging in a legal process. You should contact us on 01473 260 588 to discuss your concerns before beginning an appeals process.

The Fire Safety (England) Regulations 2022 requires the Responsible Person (RP) of multi-occupied residential buildings of over 18 metres or 7 storeys in height, to provide their local FRS with information of the following :-

• Up-to-date building and floor plans.
• Information on the External Wall System (EWS).
• Any defective lifts or equipment to that cannot be repaired within 24hrs.

Please use the links below to provide the information or to report a fault.

Building Floor Plans

The Responsible Person (RP) of high-rise residential buildings, must provide Suffolk Fire and Rescue Service with up-to-date floor plans, showing key firefighting equipment.

Information must be provided in electronic form and emailed to: FireProtectionDutyOfficer@suffolk.gov.uk

External Wall Report

• EWS design and materials
• Level of risk
• Any mitigating steps taken

From 1 October 2023, new fire safety legislation comes into effect which will impose new duties on businesses and buildings owners.

The Fire Safety Order is the primary fire safety legislation in England and Wales, and it applies to all non-domestic premises as well as the communal parts of residential buildings. Changes to this legislation have been introduced through the Building Safety Act 2022 and represent the next phase of the governments fire safety reform programme.

The main changes introduced by the legislation are:

Written fire risk assessment and fire safety arrangements

The previous requirement to have a written fire risk assessment only applied in certain circumstances (e.g. where the responsible person employees five or more persons). This will no longer be the case, and if you are a responsible person, then you will need to record both your fire risk assessment and fire safety arrangement in full, regardless of the size or purpose of the business or premises.

Enhanced requirements for cooperation and coordination

In premises where there is more than one responsible person, for example in multi-occupied premises or buildings where the occupier and building owner are different entities, there are increased requirements for cooperation and coordination between responsible persons.

Provision of information to residents

In residential buildings with two or more domestic premises (e.g. blocks of flats) then the responsible owner must provide residents with information on the risks from fire within their building and the fire safety measures provided to keep them safe. This requirement expands upon legislation introduced earlier this year that required responsible persons to provide residents with information on emergency procedures and the importance of fire doors.

Overview of the forthcoming changes to the Fire Safety Order

For further information on all the changes to legislation and what you need to do to comply, the Government has published guidance which is available on the Government's website. The changes in legislation are also known as Section 156 of the Building Safety Act 2022, and they are in addition to The Fire Safety (England) Regulations 2022 and the Fire Safety Act 2021 which commenced last summer.

To find out more about Fire Safety Regulations, contact our Business Support service on:

Phone: 01473 260588

Email: fire.businesssupport@suffolk.gov.uk

Office hours: 9am to 5pm, Monday to Thursday and 9am to 4pm on Friday.