A Brief Guide to the Regulatory Reform (Fire Safety) Order 2005 (RRFSO)
The Regulatory Reform (Fire Safety) Order 2005, commonly known as the RRFSO or Fire Safety Order, is the cornerstone of fire safety legislation in England and Wales. Introduced in October 2006, it simplified and consolidated previous fire laws, replacing outdated systems like fire certificates with a risk-based approach.
It applies to virtually all non-domestic premises, including workplaces, shops, offices, factories, pubs, hotels, schools, and the common parts of multi-occupied residential buildings (such as blocks of flats or HMOs).The Order has been amended by subsequent laws, including the Fire Safety Act 2021 and elements of the Building Safety Act 2022, which strengthened requirements—particularly for external walls, flat entrance doors, and higher-risk residential buildings. As of 2026, compliance remains essential for business owners, landlords, and managers.
Who is the ‘Responsible Person‘?
The Responsible Person (RP) holds the primary legal duty under the RRFSO. This is usually:
- The employer (in workplaces)
- The owner or occupier carrying on a business or undertaking (for profit or not)
- In multi-occupied premises, each relevant party may share duties, but they must cooperate and coordinate
If no one fits the above, the owner becomes the RP. The Responsible Person must ensure fire safety measures are in place and can face significant fines or imprisonment for non-compliance.
For more on definitions and duties, see the official legislation: The Regulatory Reform (Fire Safety) Order 2005 on legislation.gov.uk.
Key Requirements Under the RRFSO
The Order focuses on prevention, preparation, and protection. The main duties include:
- Carry out a suitable and sufficient Fire Risk Assessment
Identify hazards, evaluate risks (especially to vulnerable people), and record significant findings (if you employ five or more people, or the premises are licensed). Review it regularly or after changes. It must be undertaken by a competent person. - Apply principles of prevention
Avoid risks where possible, evaluate unavoidable risks, combat at source, adapt to technical progress, prioritise collective measures, and provide instructions. - Implement general fire precautions
These cover:- Reducing fire spread (e.g., fire-resistant doors, compartmentation)
- Fire detection and alarm systems
- Firefighting equipment (extinguishers, blankets, etc.)
- Emergency routes and exits (kept clear, signed, lit)
- Procedures for serious danger and emergencies
- Maintenance of safety measures
- Provide information, training, and instruction
Inform employees of risks and precautions; deliver adequate fire safety training; cooperate with other duty holders in shared premises. - Appoint competent assistance
If needed, seek help from qualified fire safety professionals.
Guidance on these duties is available from the UK Government: Fire safety: guidance for those with legal duties.
Who Does It Apply To?
- Most non-domestic premises (workplaces, public buildings, etc.)
- Common parts of multi-occupied residential buildings (e.g., corridors, stairs in blocks of flats)
- Not typically single private dwellings (but common areas in flats/HMOs are included)
Exemptions are limited (e.g., single domestic premises, certain transport, mines).
Penalties for Non-Compliance
Failure to comply can result in unlimited fines, imprisonment (up to two years for serious offences), or enforcement notices from fire and rescue authorities.
The burden often lies on the RP to prove compliance was “as far as is reasonably practicable.”Practical Tips for Compliance
- Start with a thorough fire risk assessment—don’t rely on outdated templates.
- Review annually or after significant changes (refurbishments, new equipment).
- Train staff regularly and test equipment (alarms, extinguishers).
- Document everything to demonstrate due diligence.
- For specialised premises, consult sector-specific guides (e.g., from the National Fire Chiefs Council or Home Office).
The RRFSO promotes a proactive, risk-based culture rather than prescriptive rules. By fulfilling your duties, you not only meet legal obligations but also protect lives, property, and your business.
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