The Regulatory Reform (Fire Safety) Order is the foundation of fire safety law in England and Wales. Officially known as the Regulatory Reform (Fire Safety) Order 2005, it sets out the legal duties that every Responsible Person must follow to protect people from fire in non-domestic premises and the common parts of residential buildings.

This guide explains what the Regulatory Reform Fire Safety Order is, why it was introduced, who it applies to, the main duties it creates, and how later legislation has strengthened it. It is written for landlords, managing agents, employers and business owners, including those operating in Birmingham, Manchester, Warrington and the West Midlands.

What Is the Regulatory Reform (Fire Safety) Order 2005?

The Regulatory Reform (Fire Safety) Order 2005 (often shortened to the Fire Safety Order or RRO) is the primary piece of fire safety legislation for non-domestic premises in England and Wales. It came into force on 1 October 2006.

The Order applies to almost all workplaces, commercial premises, and the common parts of buildings containing two or more sets of domestic premises (such as blocks of flats and many HMOs). It does not generally apply to single private dwellings occupied as a single household.

Why the Regulatory Reform Fire Safety Order Was Introduced

The Regulatory Reform (Fire Safety) Order 2005 was introduced to simplify and modernise fire safety law. Before 2006, fire safety was governed by a complex web of more than 70 separate pieces of legislation, including the Fire Precautions Act 1971.

Key problems with the old system included:

• Overlapping and sometimes conflicting requirements
• A heavy reliance on fire certificates issued by the Fire and Rescue Service
• A more prescriptive approach that did not always suit modern buildings or business practices

The Regulatory Reform Fire Safety Order replaced this fragmented regime with a single, risk-based framework. It abolished the general requirement for fire certificates and placed the primary responsibility on the person who has control of the premises — the Responsible Person — to assess fire risks and put appropriate measures in place.

The aim was clearer duties, better protection for people, and a more flexible system based on the actual risks present in each building.

Who Is the Responsible Person Under the Order?

Article 3 of the Order defines the Responsible Person. In most cases this is:

• The employer (in relation to a workplace)
• The person who has control of the premises in connection with the carrying on of a trade, business or other undertaking
• The owner, where the premises are not a workplace or where control is limited

In multi-occupied buildings there can be more than one Responsible Person. Each is responsible to the extent of their control. Cooperation and coordination between Responsible Persons is a legal requirement.

Key Duties Under the Regulatory Reform (Fire Safety) Order

The Order imposes a series of clear duties. The most important include:

1. Duty to take general fire precautions (Article 8)
The Responsible Person must take general fire precautions to ensure, so far as is reasonably practicable, the safety of employees and to ensure that the premises are safe for other relevant persons.

2. Fire risk assessment (Article 9)
A suitable and sufficient assessment of the risks to which relevant persons are exposed must be carried out. This is the cornerstone of compliance. The assessment must be reviewed regularly and whenever there is a significant change.

Following amendments made by the Building Safety Act 2022 (in force from October 2023), all Responsible Persons must now record their fire risk assessment in full.

3. Principles of prevention (Article 10)
Preventive and protective measures must be implemented on the basis of the principles set out in the Order (avoiding risks, evaluating risks that cannot be avoided, combating risks at source, and so on).

4. Fire safety arrangements (Article 11)
Appropriate arrangements must be made for the effective planning, organisation, control, monitoring and review of the preventive and protective measures. These arrangements must now also be recorded.

5. Other specific duties
These include duties relating to dangerous substances, firefighting and fire detection, emergency routes and exits, procedures for serious and imminent danger, maintenance, safety assistance, provision of information to employees and others, training, and cooperation between Responsible Persons.

Employees also have duties under the Order, including cooperating with the Responsible Person and not interfering with fire safety equipment.

Important Amendments and Related Legislation

The original Regulatory Reform (Fire Safety) Order 2005 has been updated several times:

• Fire Safety Act 2021 — Clarified that in buildings containing two or more sets of domestic premises, the Order applies to the structure, external walls (including cladding and balconies) and flat entrance doors opening onto common parts.
• Building Safety Act 2022 (Section 156) — Strengthened recording requirements, cooperation duties, and information-sharing obligations between Responsible Persons. New articles were inserted covering the provision of information when control of premises changes and cooperation with Accountable Persons in higher-risk buildings.
• Fire Safety (England) Regulations 2022 — Introduced additional specific duties for multi-occupied residential buildings (for example, routine checks of fire doors and provision of information to residents and the Fire and Rescue Service).

These changes do not replace the Fire Safety Order — they build on it and make certain duties clearer and more demanding, particularly in residential buildings.

Enforcement of the Regulatory Reform Fire Safety Order

The Fire and Rescue Authority is the primary enforcing authority for most premises. Inspectors have powers to enter premises, inspect, and take action ranging from informal advice to enforcement notices, alterations notices, prohibition notices and, in serious cases, prosecution.

Failure to comply with the Order is a criminal offence. Courts can impose significant fines and, in the most serious cases, custodial sentences.

Practical Implications for Landlords and Businesses

If you control non-domestic premises or the common parts of a residential building in Birmingham, Manchester, Warrington, the West Midlands or elsewhere in England and Wales, you are likely to have duties under the Regulatory Reform Fire Safety Order.

In practical terms this means:

• You must have a current, suitable and sufficient fire risk assessment
• The assessment and your fire safety arrangements must be recorded
• Identified risks must be addressed with appropriate preventive and protective measures
• Systems and equipment (fire alarms, emergency lighting, fire doors, extinguishers, etc.) must be maintained
• Relevant people must receive information and training
• The assessment must be reviewed whenever circumstances change

A competent Fire Risk Assessment is the starting point for demonstrating compliance.

How Fire Safety Risk Assessment Can Help

At Fire Safety Risk Assessment we specialise in producing clear, practical Fire Risk Assessments that help landlords, managing agents and businesses meet their duties under the Regulatory Reform (Fire Safety) Order 2005 and related legislation.

We cover properties across Birmingham, Manchester, Warrington, the West Midlands and the wider UK. Our assessments identify the risks, set out prioritised recommendations, and provide the documented evidence that Responsible Persons need.

Related reading on our site:

• Who Is Responsible for Making a Fire Risk Assessment?
• Building Safety Act 2022 & Fire Safety Act 2021 Guide
• Fire Alarm System UK Guide
• Fire Doors Complete Guide
• BS 9792:2025 Housing Fire Risk Assessment Guide

Final Advice

The Regulatory Reform Fire Safety Order shifted fire safety from a system based on fire certificates to one based on risk assessment and ongoing responsibility. Understanding your duties as a Responsible Person is essential for legal compliance and, more importantly, for protecting the people who use your premises.

If you are unsure whether your current fire risk assessment fully meets the requirements of the Order, or if your building has undergone changes since the last assessment, a professional review is the most reliable next step.

Need a Fire Risk Assessment that meets the requirements of the Regulatory Reform (Fire Safety) Order?
Contact Fire Safety Risk Assessment today for clear, compliant advice tailored to your property.

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