The landscape of fire safety law in England and Wales changed dramatically after the Grenfell Tower tragedy. Two major pieces of legislation — the Fire Safety Act 2021 and the Building Safety Act 2022 — have significantly expanded the responsibilities of landlords, freeholders, and managing agents.

If you own or manage blocks of flats, HMOs, or any multi-occupied residential building, these changes directly affect you. Ignoring them can lead to enforcement action, unlimited fines, or worse.

Here’s a clear, practical breakdown of what actually changed and what you need to do.

1. Fire Safety Act 2021 – The Biggest Clarification of the Fire Safety Order

Before 2021, there was confusion about whether the Regulatory Reform (Fire Safety) Order 2005 covered the external walls and flat entrance doors of residential buildings.

The Fire Safety Act 2021 removed that doubt. It explicitly states that the Fire Safety Order now applies to:

• The structure and external walls of the building (including cladding, insulation, balconies, and any attachments)
• The flat entrance doors that open onto common parts
• All doors between domestic premises and common areas

Practical impact for landlords: Your existing Fire Risk Assessment is almost certainly incomplete if it was carried out before the Act came into force. You must now ensure your FRA specifically assesses:

• External wall systems (cladding, render, insulation)
• Flat entrance doors (fire resistance, self-closing devices, gaps, intumescent strips)

You can read more about the original legal framework in our guide: The Fire Safety Order 2005: What Every UK Business Must Know.

2. Building Safety Act 2022 – Higher-Risk Buildings & New Duties

The Building Safety Act 2022 introduced the concept of Higher-Risk Buildings (HRBs).

A building is classed as higher-risk if it:

• Is at least 18 metres in height, or
• Has at least 7 storeys, and
• Contains at least two residential units

For these buildings, the duties are much stricter:

• An Accountable Person must be clearly identified
• A more rigorous, ongoing fire risk assessment regime applies
• Residents must be given key fire safety information
• A “golden thread” of building safety information must be maintained
• Regular reviews and updates of the FRA are mandatory

Even if your building is under 18 metres, many of the principles (especially around external walls and flat entrance doors) still apply under the Fire Safety Act 2021.

3. What Landlords Must Do Practically

Here’s the action list every landlord or managing agent should follow:

1. Review your current Fire Risk Assessment Check whether it covers external walls and flat entrance doors. If it doesn’t, it needs updating immediately.
2. Arrange a competent assessment of external walls This often involves an EWS1 form or a detailed external wall fire review. See our related guide: EWS1 Requirements and Survey Cost.
3. Check every flat entrance door Doors must be fire-resisting, self-closing, and correctly fitted. Gaps, missing intumescent strips, or damaged closers are common failures.
4. Update your FRA and keep records Under the Building Safety Act (Section 156), you must now record the full assessment — the old “five or more employees” exemption no longer applies in the same way.
5. Inform residents Especially in higher-risk buildings, residents have a right to certain fire safety information.
6. Schedule regular reviews Higher-risk buildings require more frequent reviews. Significant changes (new cladding works, door replacements, change of use) trigger an immediate update.

For a full explanation of who holds legal responsibility, read: Who Is Responsible for Making a Fire Risk Assessment? The 2026 UK Law Guide.

Why This Matters for Landlords Right Now

Enforcement has become much tougher. Fire and Rescue Services are actively inspecting multi-occupied residential buildings. Common reasons for enforcement notices include:

• Outdated FRAs that ignore external walls
• Defective flat entrance doors
• Missing or incomplete records

Insurance companies are also scrutinising fire safety compliance more closely. An inadequate FRA can affect premiums or even cover.

How Fire Safety Risk Assessment Can Help

At Fire Safety Risk Assessment, we specialise in fully compliant Fire Risk Assessments that meet the requirements of both the Fire Safety Act 2021 and the Building Safety Act 2022.

Our assessments cover:

• Higher-risk and lower-rise residential buildings
• External wall considerations
• Flat entrance doors and compartmentation
• Clear, prioritised action plans

We provide services across Birmingham, Manchester, West Midlands, Warrington, and wider UK. You can book a professional assessment here: Contact Us or request a quote for your property type.

Related reading on our site:

• Fire Risk Assessment Cost in UK: What Landlords Should Expect
• Fire Safety Risk Assessment for Landlords
• How Many Steps Make Up a Fire Safety Risk Assessment?
• What is Cladding?

Final Advice

The law has moved on. An old Fire Risk Assessment that only looked at common corridors and fire extinguishers is no longer enough.

If you manage flats, HMOs, or any multi-occupied residential property, now is the time to get your assessment reviewed and updated by a competent professional.

Need help? Get in touch with Fire Safety Risk Assessment today for a compliant, clear, and practical Fire Risk Assessment that protects your residents and keeps you on the right side of the law.

Book your assessment or call us for advice.