FSO, Fire Safety Act 2021 and Fire Safety (England) Regulations 2022
Regulatory Reform (Fire Safety) Order 2005 (FSO): applies to communal areas of multi-occupied residential buildings with 2+ dwellings. The responsible person (freeholder; landlord; managing agent) must carry out a fire risk assessment (Article 9) and maintain general fire precautions. Fire Safety Act 2021 (in force 16 May 2022): extended FSO to include structure, external walls, and flat entrance doors — responsible person must now include flat front doors in the fire risk assessment and maintenance programme. Fire Safety (England) Regulations 2022 (from 23 January 2023): introduced specific inspection frequency requirements.
- Buildings 11m or more in height: quarterly checks of all communal fire doors (self-closing devices; gaps; signage; condition of door leaf); annual checks of individual flat entrance fire doors (landlord must take reasonable steps to gain access — if tenant refuses, document reasonable steps)
- All multi-occupied residential buildings (any height): monthly visual checks of communal fire doors (checking presence; not propped open; self-closing device working; no visible damage); residents must receive fire safety information at least annually
- Records: all inspections must be documented; records retained as evidence of compliance; HMRC and fire authority enforcement both rely on documentary records
- Building Safety Act 2022 (higher-risk buildings — 18m+ / 7+ storeys): principal accountable person obligations; mandatory registration with Building Safety Regulator; applies to few BTL landlords but relevant for large block owners
FD30S technical standards, HMO fire door requirements and devolved positions
FD30: 30 minutes fire resistance (BS 476 Part 22 or BS EN 1634-1). FD30S: 30 minutes + cold smoke seal (intumescent + brush/flexible seal) — required where door is on a protected escape route. FD60/FD60S: 60-minute protection (may be required in fire risk assessment for high-risk locations). All fire doors must have: (a) operational self-closing device (BS EN 1154) — must close and latch from any open position; (b) intumescent strips fitted to door leaf or frame; (c) third-party certification mark (Certifire; BWF-CERTIFIRE; BM TRADA Q-Mark); (d) maximum 3mm gap on top/sides; maximum 8mm at threshold. 'Fire door — keep shut' signage required on all fire doors.
- HMO fire door requirements: fire risk assessment identifies escape routes; kitchen to corridor door — FD30S (fire and smoke); bedroom to corridor doors — FD30 or FD30S (depending on layout and fire risk assessment); main exit door — fire risk assessment; self-closing device mandatory on all fire doors; document compliance in fire risk assessment record
- Non-compliant fire doors: propped open fire doors (a common enforcement issue — wedges or hooks used by occupants); doors with self-closing devices removed or disabled; gaps exceeding 3mm; doors without intumescent strips; doors without certification — all constitute FSO compliance failures
- Scotland: Scottish Building Regulations Technical Handbook Part 2 (Domestic) governs fire doors in residential buildings; Scottish Fire and Rescue Service enforcement; same FD30/FD30S technical standards; HMO licence conditions include fire door requirements
- Wales: Building Regulations 2010 (Wales) Part B; Fire Safety (Wales) Regulations 2022 (equivalent to England Regulations from 1 September 2023 for buildings 11m+); Fire and Rescue Authority enforcement; NI: Building Regulations (NI) 2000 Part E; NI Fire and Rescue Service (NIFRS) enforcement