If you own or manage a business, rental property, or any non-domestic premises in the UK, you’ve probably heard of the Regulatory Reform (Fire Safety) Order 2005.
It’s the main piece of legislation governing fire safety responsibilities in England and Wales—and it applies to thousands of workplaces, landlords, and public buildings.
But what does it actually mean in practice? And who needs to do what? Lets take a look.
A Quick Overview
The Regulatory Reform (Fire Safety) Order 2005, often shortened to the Fire Safety Order or RRO, came into effect on 1st October 2006.
It simplified dozens of older fire safety laws and brought them together under one piece of legislation.
The aim was to make fire safety more consistent and manageable, especially for businesses and those responsible for buildings.
Rather than relying on fire certificates (which were scrapped), the Order places responsibility on the person or people in control of the premises to assess and manage fire risk.
Who Does It Apply To?
The Fire Safety Order applies to all non-domestic premises in England and Wales, including:
- Offices and shops
- Factories and warehouses
- Pubs, restaurants, and cafes
- Community centres, village halls, and places of worship
- Common areas of multi-occupied residential buildings (like blocks of flats and HMOs)
- Educational buildings and healthcare settings
- Holiday lets and guest houses
If you’re a landlord, business owner, facilities manager, or even a self-employed person with a workplace, chances are you have responsibilities under the Order.
The Role of the “Responsible Person”
The Order introduces the concept of the responsible person. This is the individual (or group) who has control over the premises or a degree of responsibility for fire safety—typically:
- The employer (if the workplace is under their control)
- The building owner or landlord (for shared or rented spaces)
- The managing agent or facilities manager
- Any person in control of part of the premises (such as a shop within a shopping centre)
The responsible person is legally required to take reasonable steps to reduce the risk of fire and ensure people can safely escape if a fire occurs.
What Are the Main Duties?
The key responsibility under the Fire Safety Order is to carry out a suitable and sufficient fire risk assessment. This involves identifying fire hazards, assessing who is at risk, putting in place measures to reduce those risks, and ensuring people can escape safely.
Beyond the risk assessment, the responsible person must:
- Provide appropriate fire detection and warning systems
- Ensure fire extinguishers and equipment are correctly installed and maintained
- Keep escape routes clear and properly signed
- Train staff or occupants in fire procedures
- Maintain all fire safety measures (including servicing, checks, and records)
These duties must be reviewed regularly and especially when significant changes occur, such as refurbishments or changes in building use.
What Happens If You Don’t Comply?
Failure to comply with the Regulatory Reform (Fire Safety) Order 2005 can have serious consequences. Fire authorities have the power to inspect premises, issue enforcement notices, and even prohibit the use of a building if it’s unsafe.
If a fire were to occur and a lack of compliance was found to be a contributing factor, the responsible person could face heavy fines, legal action, and, in extreme cases, imprisonment.
Fire safety isn’t just a legal requirement—it’s a moral responsibility to protect the lives of staff, visitors, tenants, and the public.
How We Help at ESI
At ESI: Electrical Safety Inspections, we help ensure your premises are fully compliant with the Fire Safety Order. We carry out professional fire risk assessments, supply and maintain fire extinguishers, install signage, and provide ongoing advice to help you meet your obligations.
We work with small businesses, landlords, schools, workshops, and property managers across Farnborough, Camberley, Reading, Guildford, and throughout Hampshire, Surrey, and Berkshire.
If you’re unsure whether you’re meeting the requirements of the Regulatory Reform (Fire Safety) Order 2005, or you simply want to double-check your risk assessment is up to date, get in touch. We’ll guide you through everything in plain English and help you stay safe and compliant.
