If you run a business, manage property, or rent out space anywhere in Surrey — Guildford, Woking, Farnham, Epsom, Camberley — you’ve probably heard that you need a Fire Risk Assessment.
But what law actually says that?
Is it a national rule, a local requirement, or just “good practice”?
Let’s clear the smoke and explain exactly which laws apply to you in Surrey — and why they matter.
The Main Fire Safety Law: The Fire Safety Order
The big one is called the Regulatory Reform (Fire Safety) Order 2005.
This is the law that governs fire safety in nearly every workplace and building that isn’t a single private home. It replaced the old “fire certificate” system, putting responsibility directly on the people who own, manage or control premises.
If you employ anyone, have paying tenants, or the public uses your building — this law applies to you.
Under the Fire Safety Order, you must:
• Carry out a “suitable and sufficient” Fire Risk Assessment.
• Put in place measures to prevent fires and protect people.
• Maintain fire alarms, emergency lighting, extinguishers, and signage.
• Keep records of your checks and training.
You can read the full legal summary here: GOV.UK – Fire Safety Order legislation.
Who Enforces It in Surrey?
In Surrey, the Fire Safety Order is enforced by Surrey Fire & Rescue Service.
Their job is to inspect premises, check risk assessments, and make sure you’re doing what the law requires.
If they find serious failings — or no Fire Risk Assessment at all — they can issue enforcement or prohibition notices. In extreme cases, they can even prosecute.
And yes, that happens here in Surrey.
The Fire Safety Act 2021
After the Grenfell tragedy, the government updated fire safety law with the Fire Safety Act 2021.
It didn’t replace the Fire Safety Order — it clarified and extended it.
The big change?
The Act confirmed that the Fire Risk Assessment for a building must now cover:
• The structure and external walls (including cladding, balconies, insulation).
• Flat entrance doors that open into communal areas.
That means if you’re responsible for a block of flats or HMO in Surrey, you must make sure these are included in your Fire Risk Assessment.
No more grey areas — it’s now the law.
The Fire Safety (England) Regulations 202
From January 2023, new rules came into force under these regulations.
They apply mainly to high-rise residential buildings, but also to smaller multi-occupied premises. They require responsible persons to:
• Check fire doors quarterly (in high-rise) or annually (in smaller buildings).
• Provide residents with clear fire safety information.
• Maintain wayfinding signage for firefighters.
• Keep and share digital building safety records.
These new regulations link closely to the Building Safety Act 2022, which introduced tougher accountability for landlords, managing agents, and dutyholders.
If you manage flats, HMOs or converted properties in Surrey — these laws apply to you now.
Building Regulations: The Design Side of Fire Safety
While the Fire Safety Order and Fire Safety Acts cover management and ongoing compliance, the Building Regulations (Approved Document B) cover fire safety design and construction.
They dictate how new and refurbished buildings in Surrey must be built — everything from fire-resistant materials to escape routes, alarms, and lighting.
So:
- Building Regulations apply when you’re constructing or altering a building.
- The Fire Safety Order applies once the building is occupied and in use.
If you’re planning renovations or a change of use, you’ll likely deal with Surrey Building Control for approval. You can check their guidance via Surrey County Council’s Building Control Service.
What It All Means for You
To put it simply:
- The Fire Safety Order 2005 says you must have a Fire Risk Assessment.
- The Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 expand what’s included.
- The Building Safety Act 2022 makes you more accountable for getting it right.
- And Building Regulations make sure fire safety is baked into the design.
If you manage, own, or control a property in Surrey — you need to follow all of the above.
Making Compliance Simple
It sounds like a lot, but it doesn’t have to be.
At Fire Risk Assessment Surrey, we help business owners, landlords and property managers across Guildford, Woking, Camberley, Farnham and Epsom stay fully compliant.
We keep up with the legislation so you don’t have to. You get clear, actionable guidance — not a pile of paperwork.
If you’re not sure whether your property meets the latest legal standards, now’s the time to find out.
Book your Fire Risk Assessment in Surrey and let’s make sure you’re covered from every angle.
