If you are a managing agent, landlord or building manager responsible for a block of flats or a multi-occupied building, you have specific fire safety duties for the shared parts of the building. This guide explains those duties in plain English and where a fire safety consultancy can help.

Your legal duties for the common parts

Under the Regulatory Reform (Fire Safety) Order 2005, and the additional duties introduced by the Fire Safety (England) Regulations 2022 (in force since 23 January 2023), the responsible person must make sure fire safety in the common parts is adequate. Common parts typically include:

• stairwells, corridors and entrance halls;
• lift lobbies, plant rooms and shared services;
• communal lounges, laundries, kitchens and stores;
• fire exits and escape routes.

You are responsible for the fire risk assessment of the common parts, the fire doors between flats and common parts, the detection, alarm and emergency lighting systems serving those areas, and the escape routes. You are not responsible for fire safety inside individual flats, that is the resident’s responsibility, but residents must not damage or undermine the common-part measures (for example by propping fire doors).

Since 1 October 2023, the Building Safety Act 2022 also requires the responsible person to record the fire risk assessment and fire safety arrangements in full, whatever the size of the building.

Compartmentation and fire doors

Blocks of flats rely on compartmentation: fire-resisting walls, floors and doors that keep a fire contained in the flat where it starts, giving everyone else time to escape or stay put safely. This only works if fire doors close properly and are never wedged open, if walls and floors are intact, and if pipes and cables passing through them have not broken the fire seal. Communal fire doors should be checked regularly and any damage, missing closers or worn seals put right promptly. Our fire door inspections cover this in detail.

Escape routes and the clutter problem

The most common issue in multi-occupied buildings is storage in the common areas: bikes, prams, boxes and bins left in hallways and on stairs. This blocks escape routes and adds fuel for a fire. A clear, consistently enforced no-storage rule (set out in the tenancy agreement), sensible alternatives such as a bike store where possible, and a simple record of clutter removal all help demonstrate you are managing the risk.

Keeping the safety systems working

The alarm and detection, emergency lighting and electrical installations serving the common parts must be kept in good working order and tested by competent people, with the results recorded. You do not need to be a technician, but you do need a system for arranging this work and keeping the evidence. A fire risk assessment will tell you what is required for your particular building.

Records and management

Keep a simple fire safety log for the building covering the assessment and its action plan, maintenance and testing, any drills, and any incidents or concerns raised. Good records are your evidence of due diligence if a fire occurs or an enforcement officer visits, and they make managing the building far easier.

When to bring in a fire safety consultant

It is sensible to appoint a competent fire risk assessor when there has been no assessment in the last two to three years, when the building or its use changes, when an enforcement officer or insurer raises concerns, or when the building is large or complex. A consultant assesses the common parts, sets out a clear, prioritised action plan, and recommends competent contractors where work is needed. See our guidance on choosing a competent advisor and our residential fire risk assessments.

Under the Regulatory Reform (Fire Safety) Order 2005 you can carry out your fire risk assessment yourself or appoint a competent person to do it for you. Either way you remain the responsible person and stay legally accountable for the assessment and for acting on its findings. This guide explains what competence looks like in practice so you can choose well.

What “competent” actually means

The law does not define competence by a single qualification. Under Article 9 of the Fire Safety Order, a competent person is one with sufficient training, experience, knowledge and other qualities to assist properly. In practice that means:

• sufficient training in fire risk assessment methodology and the legal framework;
• relevant experience assessing premises similar to yours;
• technical knowledge of fire safety systems, building construction and fire behaviour;
• professional qualities such as clear communication and sound judgement.

BS 8674:2025 (BSI, 2025) now sets out a framework for the competence of individual fire risk assessors, which is a useful benchmark when comparing advisors.

Recognised guidance on competence

The Fire Risk Assessment Competency Council, under the Fire Sector Federation, identifies key attributes of a competent assessor: professional standing with a body that has a code of conduct, specialist knowledge of fire behaviour and human factors, a track record in premises like yours, ongoing professional development, and proportionality (recommendations that match the real risk rather than a generic checklist). It also stresses independence: an assessor should not have a financial interest in recommending particular products or services.

Questions worth asking

Training and qualifications

• What qualifications and professional memberships do you hold?
• How do you keep your knowledge current with changes in law and guidance?
• Are you registered with a professional body or certification scheme?

Experience

• How long have you carried out fire risk assessments?
• How many have you done in premises like mine?
• Can you provide references from similar clients?

Approach

• Which methodology do you follow? For non-domestic premises this should be PAS 79-1:2020.
• What will the assessment include, and how long will it take?
• Will you explain findings in plain English rather than jargon?

Independence

• Do you have any commercial interest in fire safety equipment, alarms or installation?
• If remedial work is needed, will you recommend competent contractors, or do the work yourselves?

Independence matters. An assessor who profits from selling you equipment has an incentive to over-recommend. An independent advisor identifies gaps and points you to appropriate contractors, but has no stake in who you choose.

Professionalism and cost

• Do you carry professional indemnity insurance and have a complaints procedure?
• Will you provide a written quotation setting out exactly what is included?
• Are follow-up questions or a second opinion included?

Assessments vary in price with building size and complexity. Be wary of unusually low prices: an assessment is only valuable if it is thorough.

Red flags

• Cannot clearly explain their methodology or qualifications.
• Pushes you towards buying equipment or services from their own company.
• Offers a “simple fix” without properly assessing the building.
• Quotes an unrealistically low price, or cannot provide references.
• Will not put findings in a clear written report.
• Promises to “make sure you pass” an inspection.

What you should receive

• a thorough, recorded assessment specific to your building, not a generic template;
• a clear written report in plain English explaining what was found and why it matters;
• an overall risk rating with reasoning;
• a prioritised, proportionate action plan you can actually implement;
• advice on what remedial work is needed, with competent contractors suggested where appropriate;
• a report detailed enough to record in full, as required by the Building Safety Act 2022.

Which standard should they use?

For non-domestic premises the recognised methodology is PAS 79-1:2020 (BSI, 2020), a structured nine-step approach. For housing (HMOs, blocks of flats, care homes) the current standard is BS 9792:2025 (BSI, 2025). Note that PAS 79-2, previously used for housing, has been withdrawn, so a current advisor should not be relying on it. Since 1 October 2023 the Building Safety Act 2022 also requires every responsible person to record the assessment and fire safety arrangements in full, so the report should be suitable for that.

Trust, but verify

You remain responsible for the assessment, so it is reasonable to read the report carefully, ask for clarification, check the recommendations are proportionate, and seek a second opinion if you are unsure. A good advisor welcomes questions and is available to support you over time, not just for a one-off visit.

Fire Safety in Care Settings: Why Vulnerability Matters

Research shows that vulnerability significantly increases fire risk. In care settings, residents may have reduced ability to escape, limited awareness of fire danger, or combinations of factors that together create serious risk. Understanding these vulnerabilities is essential for effective fire safety management.

Daedon has worked with Devon and Somerset Fire and Rescue Service guidance to identify nine key risk factors found in care settings. This audit guide helps managers and staff recognise and address these risks.

Nine Key Risk Factors in Care Settings

1. Reduced Ability to Escape

Risk factors include:

• Limited mobility due to frailty, disability or physical impairment
• Residents who are bed-bound or chair-dependent
• Reliance on walking aids (frames, sticks, wheelchairs)
• Visual impairment or blindness
• Hearing loss or deafness
• Lack of capacity to understand fire procedures or follow instructions
• Blocked or cluttered escape routes
• Inability to unlock or open doors independently

Audit check: Are escape routes clear and accessible? Can residents with mobility issues reach exits safely? Are locks and doors operable by residents with limited strength?

2. Less Able to React to Alarms or Fire

Risk factors include:

• Memory loss or cognitive impairment (dementia, confusion)
• Mental illness affecting decision-making or understanding
• Medication that causes drowsiness or impaired alertness
• Alcohol or drug dependency affecting awareness
• Sensory impairments (hearing loss, vision problems) affecting ability to notice fire or understand alarms
• Sleep or unconsciousness at time of fire

Audit check: Are alarm systems adequate for residents with hearing or sensory impairments? Do residents understand evacuation procedures? Are staff trained to recognise when residents may not respond to alarms?

3. Smoking

Risk factors include:

• Unsafe cigarette disposal
• Smoking in bed or while drowsy
• Smoking combined with medications that cause drowsiness
• Smoking in prohibited areas (near oxygen, fuel sources, flammable materials)
• Burn or scorch marks visible on furnishings, bedding or fabrics

Audit check: Are smoking areas clearly designated? Is supervision adequate for residents at higher risk? Are staff trained to identify signs of unsafe smoking (scorch marks, smouldering fabrics)?

4. Lack of Alarm Detection Systems

Risk factors include:

• No smoke alarms, or alarms not on every floor
• No heat alarms in kitchens or cooking areas
• No carbon monoxide alarms in rooms with fuel-burning appliances
• Alarms not audible to residents with hearing impairment (missing visual alarms, vibrating pads, call-centre monitored systems)
• Alarms with dead or missing batteries
• Alarms disabled or covered

Audit check: Are alarms present on every floor and outside sleeping areas? Do alarms work? Are they tested regularly? Do residents with hearing difficulties have visual or vibrating alarm systems?

5. Unsafe Heater Use

Risk factors include:

• Electric or gas heaters placed too close to flammable materials (bedding, curtains, clothing)
• Old halogen heaters or bar heaters with high burn/fire risk
• Non-standard heating sources: ovens left on for warmth, open flames, candles
• Portable heaters with damaged cords or faulty thermostats
• Heaters with no tip-over protection

Audit check: Are portable heaters positioned safely (at least 1 metre from combustible materials)? Are residents supervised when using heaters? Are non-standard heat sources (candles, ovens) prohibited?

6. Emollient Creams

Risk factors include:

• Both aqua-based and paraffin-based emollients are flammable
• High fire risk when residents using emollients smoke or are near naked flames, candles, or heat sources
• Emollient remains on fabrics even after high-temperature washing
• Research indicates approximately 50 fatal fires yearly involve emollient creams (NFCC data)
• Risk increases significantly if smoking, naked flames, or heat sources are present

Audit check: Are residents using emollients identified? Are they supervised closely if they smoke? Are combustible heat sources, candles or naked flames prohibited in their vicinity? Is staff aware of emollient fire risk?

7. Previous Fire Signs or Near Misses

Risk factors include:

• Scorch marks on carpets, curtains, walls or furnishings near plug sockets, heaters or candles
• Burn marks on fabrics or furniture
• Evidence of previous fires or fire incidents in the premises
• Previous near misses (e.g. smoking in bed, heating appliance malfunction, electrical fault that nearly caused fire)

Audit check: Are there visible signs of previous fires or near misses? Has the cause been addressed? Has the hazard source been removed or the behaviour changed?

8. Hoarding and Clutter

Risk factors include:

• Cluttered or blocked escape routes (corridors, doorways, stairs)
• Items stored in exit routes or stairwells
• Excessive personal possessions in bedrooms affecting escape and fire spread
• Faster fire spread through accumulated items
• Items in contact with heat sources (hobs, candles, extension cords, heaters)

Audit check: Are escape routes clear? Are common areas uncluttered? Do residents hoard items in rooms? Are items stored away from heat sources?

9. Electrical Dangers

Risk factors include:

• Daisy-chained extension leads (leads plugged into leads)
• Overloaded sockets with multiple high-power appliances
• Visible scorching around plug sockets or chargers
• Unsafe chargers purchased cheaply online (low safety standards)
• Tumble dryers or dishwashers run when residents are asleep or away from the premises
• Damaged cords or frayed wiring on personal appliances

Audit check: Are electrical sockets overloaded? Do residents use cheap online chargers? Are high-heat appliances supervised? Are appliance cords in good condition?

Specific Vulnerabilities and Care Considerations

Dementia and Memory Loss

Residents with dementia or memory loss may:

• Leave cooking unattended on the hob
• Misunderstand the meaning of smoke alarm sounds
• Become disoriented and unable to find exits
• Forget evacuation procedures or safety rules
• Forget to turn off heaters or electrical appliances

Support needed: Close supervision in kitchen and cooking areas. Clear, simple evacuation procedures. Regular prompting and reminders. Consideration of locked kitchen access if safe to do so. Staff trained to recognise signs of confusion.

Learning Disabilities

Residents with learning disabilities may:

• Not understand fire risk or the need to evacuate quickly
• Struggle to follow complex instructions or navigate unfamiliar exits
• Require tailored, simple communication about fire safety

Support needed: Simple, pictorial evacuation procedures. Regular, repeated training and rehearsal. Clear verbal and physical guidance during drills. Staff trained in communication and de-escalation.

Sensory Impairments

Hearing loss or deafness: Visual alarms (flashing lights), vibrating pads or bed shakers, personal alert devices, call-centre monitored systems.

Vision loss or blindness: Clear, uncluttered escape routes. Handrails and tactile guidance. Audible alarms. Verbal guidance from staff. Familiarity with room layout and exits (repetition and familiarity).

Medical Oxygen

Medical oxygen is highly flammable. Fire risk is significantly increased if residents using oxygen also:

• Smoke or use smoking materials
• Are near naked flames or candles
• Use emollient creams

Support needed: Close supervision. Prohibition of smoking or open flames in vicinity of oxygen. Clear labelling and safe storage of oxygen cylinders. Staff training on oxygen fire risk. Home Safety Visit assessment recommended by fire service.

Airflow Mattresses and Cushions

Airflow mattresses, pressure-relief overlays and cushions carry fire risk:

• Can be punctured easily, increasing airflow that fans flames from cigarettes
• Electrical components may overload if bedside power strips are overloaded
• Residents may not evacuate quickly if dependent on powered mobility aids

Support needed: Prohibition of smoking or open flames near airflow mattresses. Electrical safety checks. Specific evacuation planning for residents dependent on equipment.

Incontinence Products

Bulk storage of incontinence pads in care facilities presents fire risk:

• Pads are highly flammable
• Large quantities store quickly in small spaces
• Combined risk with smoking or heat sources

Support needed: Safe storage away from heat sources and smoking areas. Regular inventory turnover. Awareness of product flammability among staff.

Fire Safety Audit Checklist for Care Homes

Use this checklist to audit the nine risk factors in your care setting:

Working with Fire Services

Devon and Somerset Fire and Rescue Service offers Home Safety Visits to support organisations working with vulnerable people. These visits are free and can help identify risks, provide practical recommendations, and build staff confidence in fire safety.

Daedon can support care home managers in preparing for these visits, interpreting assessments, and implementing recommendations.

Key Takeaway

Fire risk in care settings is not inevitable, but it requires understanding vulnerabilities and taking proportionate action. By recognising the nine key risk factors and supporting residents with specific needs, care home managers can significantly reduce fire risk while maintaining dignity and quality of life for residents.

HMO Fire Safety: Who is Responsible for What?

In a House in Multiple Occupation (HMO), the fire safety law (Regulatory Reform (Fire Safety) Order 2005) applies to the communal areas and the building structure, not to the interior of individual tenant rooms. This means responsibilities are split between the landlord (or managing agent) and the tenants, and both must cooperate.

What the Landlord is Responsible For

• Communal areas: corridors, stairways, hallways, lobbies, shared kitchens/bathrooms, communal lounges
• Communal fire safety systems: alarms, emergency lighting, fire extinguishers in communal areas
• Building structure: external walls, roof, party walls between units
• Fire doors in communal areas and between tenanted spaces and communal areas
• Flat entrance doors (doors between a tenant’s room and the communal area)
• Carrying out and recording the fire risk assessment for communal areas
• Maintaining fire safety measures and keeping records
• Providing residents with information about fire safety and evacuation procedures (since Oct 2023, Building Safety Act requirement)

What Tenants are Responsible For (Generally)

• Interior of their own room: electrical safety, not overloading sockets, not blocking their door, no candles or naked flames
• Not obstructing communal escapes (corridors, stairs)
• Participating in fire drills and evacuation procedures
• Raising concerns about fire safety with the landlord/managing agent

Shared Responsibility

• Fire alarm testing and battery replacement (landlord provides; may be tenant’s role to test their own detector if in room)
• Emergency drills and evacuation rehearsal (landlord organises; tenants participate)
• Keeping communal doors closed (both parties should ensure this)
• Maintaining escape routes clear (landlord should enforce; tenants must comply)

Fire Door Checks in HMOs: Quarterly and Annual Requirements

Since October 2022, the Fire Safety (England) Regulations 2022 set specific door check frequencies for multi-occupied residential buildings over 11 metres (roughly 3-4 storeys).

Quarterly Checks (Every 3 Months)

Communal fire doors must be checked quarterly. These include:

• Fire doors in communal corridors or stairways
• Doors to plant rooms, stores, or service areas that open onto communal spaces
• Doors that separate the communal escape route from occupied areas

The check should verify:

• Door is physically present and not missing
• Door is not damaged, warped, trimmed, or burnt
• Door closes properly and latches
• Self-closing device is functioning (door closes automatically when released)
• Gaps around the door are consistent (roughly 3mm all around)
• Seals appear intact (intumescent and smoke seals)
• Signage “Fire door keep shut” is visible and legible

Annual Checks (Once a Year)

Flat entrance doors (doors between a tenant’s room and the communal area) must be checked annually. The same criteria apply as quarterly checks.

Who Performs the Checks?

The landlord or managing agent is responsible for arranging and recording these checks. Under Article 18 of the Fire Safety Order 2005, anyone performing fire door inspections must be a competent person, meaning they have sufficient training, experience, knowledge, and other qualities to properly undertake the task. This could be someone trained internally, or a qualified fire door specialist commissioned for the purpose. Keeping records of who performed the checks and their findings is essential to evidence compliance. The records demonstrate that you have performed required checks and maintained fire doors as legally required; actual compliance comes from doing these activities, not just recording them.

Common HMO Fire Safety Disputes and Solutions

Dispute 1: “Tenant Won’t Keep Their Door Closed”

Issue: A tenant props open their flat entrance door for ventilation, to hear friends in the corridor, or to keep it open. This breaks the compartmentation and allows fire/smoke to spread.

Solution: Include in the tenancy agreement that flat entrance doors must be kept closed. Ensure the door has proper ventilation (letter plate, door grille) so the tenant doesn’t need to prop it. Use a door closer that is firm enough to close the door even if propped slightly. Brief the tenant on why fire doors must be closed. If behaviour continues, treat it as a breach of tenancy and take action (warning, rent reduction, eviction).

Dispute 2: “We Need to Leave the Fire Door Open for Wheelchair Access”

Issue: A tenant with mobility issues needs to keep their door open for wheelchair access. Fire door closers make this difficult.

Solution: Install a door closer with adjustable opening force so it’s easier to open but still closes reliably. Consider installing a hold-open device that can be released if an alarm sounds. Never remove the closer entirely. Consult a fire door specialist on accessibility solutions. The building’s fire risk assessment should identify any tenants with access needs and make reasonable provisions.

Dispute 3: “Who Pays for Fire Door Repairs?”

Issue: A fire door is damaged. Is it the landlord’s responsibility or the tenant’s?

Solution: Doors in communal areas and flat entrance doors are the landlord’s responsibility to maintain. Normal wear and tear repairs (closer adjustment, seal replacement, hinge tightening) are landlord costs. Tenant-caused damage (dents, holes, locks removed by tenant) may be charged to the tenant, but the landlord must still repair it promptly to maintain compliance. Make this clear in the tenancy agreement.

Dispute 4: “Fire Authority Said to Check Doors Quarterly; We’ve Never Done This”

Issue: Fire authority inspection identified that fire door checks have not been performed as required.

Solution: Begin checks immediately. Carry out a baseline inspection of all fire doors, document any defects, and prioritise repairs. Establish a schedule going forward (quarterly for communal doors, annually for flat entrances if 11m+). Record all checks. Notify the fire authority of the remedial plan. Failure to check and maintain fire doors is a breach of fire safety law and can result in enforcement action.

Coordination Template: Landlord and Tenant Fire Safety Agreement

Consider providing this template to tenants to clarify responsibilities and expectations:

FIRE SAFETY RESPONSIBILITIES IN THIS HMO

Landlord will:

• Carry out a fire risk assessment of communal areas annually
• Maintain smoke alarms in communal areas; replace batteries yearly
• Inspect and maintain fire doors (quarterly if 11m+; at least annually otherwise)
• Keep communal escape routes clear and well-lit
• Hold emergency evacuation drills [specify frequency]
• Provide fire safety information to residents
• Respond to fire safety concerns within [X days]
• Keep records of all fire safety activities

Tenant will:

• Keep flat entrance door closed at all times (not propped open)
• Keep personal electrical appliances in safe working condition
• Not obstruct communal corridors, stairs, or exits with items or furniture
• Not disable or cover smoke alarms
• Report fire safety concerns to the landlord immediately
• Participate in fire drills and evacuation rehearsals
• Comply with house rules on smoking, candles, and other fire hazards
• Allow landlord/managing agent access to inspect fire safety measures

Both will cooperate on:

• Keeping escape routes clear and accessible
• Reporting any damage to fire doors or safety systems
• Responding to fire alarms or drill calls promptly
• Sharing information with the building fire authority if contacted

Sample Tenant Communication Letter

Subject: Important Information About Fire Safety in This Building

Dear [Tenant Name],

Fire safety is essential in our building. This letter explains how we manage fire safety and what we expect from you.

Fire Safety Measures in This Building:

• Smoke alarms in communal areas and your bedroom door area
• Emergency lighting in corridors and stairways
• Fire doors on your flat entrance and in communal areas (must stay closed)
• Two escape routes (front stairs and [rear exit/window])
• Clear escape routes must be maintained at all times

What We Do:

• We test alarms and check fire doors regularly
• We keep escape routes clear and well-lit
• We hold fire drills [frequency] to ensure everyone knows how to evacuate
• We respond to all fire safety concerns immediately

What We Ask of You:

• Keep your flat entrance door closed at all times
• Do not block corridors or stairs with items or furniture
• Report any damage to doors, alarms, or lighting immediately
• Participate in fire drills when held
• If you see a fire hazard (blocked escape route, damaged door), contact us right away

What to Do if a Fire is Suspected:

• Raise the alarm by shouting “Fire!”
• Use the nearest safe exit (see plan attached)
• Close doors behind you as you leave
• Meet at the assembly point: [location]
• Call the Fire Service on 999
• Do not attempt to fight the fire or re-enter the building

If you have any questions about fire safety or notice a concern, please contact us immediately.

Regards, [Landlord/Managing Agent Name]

Record-Keeping Checklist

Keep the following records and make them available to the fire authority if requested:

• Fire risk assessment (the main document)
• Fire door inspection records (dates, findings, actions taken)
• Smoke alarm test records
• Emergency lighting test records
• Fire drill attendance and outcomes
• Maintenance and repair records
• Incident reports or fire authority communications
• Resident information provided (letters, signs, evacuation plans)

October 2023 Changes: What This Means for HMOs

The Building Safety Act 2022 came into force on 1 October 2023 and made three key changes affecting HMO landlords:

1. Full Recording Requirement

All fire risk assessments must be recorded in full, whatever the size of the building or number of tenants. There is no longer a threshold (e.g. “only if 5+ tenants”). Every HMO fire risk assessment must be documented in detail.

2. Cooperation in Shared Buildings

If an HMO is part of a larger building (e.g. a small HMO in a converted house with private flats above or beside it), the landlords must identify each other, exchange information, and cooperate on fire safety arrangements. One landlord cannot unilaterally decide to block an escape route or disable shared alarms.

3. Resident Information (Higher-Rise)

In buildings over 11 metres (roughly 3-4 storeys), residents must be given information about fire safety risks and the measures in place. A simple letter or notice is sufficient; this should explain alarms, doors, escapes, and what to do in a fire.

When to Seek Professional Help

If you are unsure about fire safety responsibilities in your HMO, or if the fire authority has raised concerns, consult a fire risk assessor or fire safety specialist. They can assess the building, clarify responsibilities, and provide a formal report and action plan. Daedon provides HMO fire risk assessments and can help landlords understand their duties and resolve disputes with tenants or authorities.

Your Responsibilities as a Landlord

If you own or manage residential or commercial property that you rent to others, fire safety law places specific duties on you as the landlord. Your responsibilities depend on the type of property you let and who occupies it.

Residential Property: Blocks of Flats, Houses in Multiple Occupation (HMOs), and Shared Accommodation

If you own or manage a block of flats, a converted house with multiple tenants (an HMO), or other shared residential property, you are responsible for fire safety in:

• The communal areas (corridors, stairways, lobbies, entrance halls, shared kitchens or bathrooms)
• The building’s structure and external walls
• Doors between flats and the communal areas, including flat entrance doors

You must carry out a fire risk assessment covering these areas, act on its findings, and keep it up to date. You are also responsible for arranging regular checks and maintenance of fire doors, emergency lighting, fire alarms and other fire safety systems in communal areas.

Single Residential Lets (Individual Flats or Houses)

If you let a single flat or house as a complete unit to one tenant, the Fire Safety Order does not apply to the interior of that property (your tenant is responsible for their own home). However, if the property is part of a multi-occupied building (such as a flat in a block), you ARE responsible for the communal areas and structure, as described above.

Holiday Lets, Short-Term Rentals and Self-Catering Property

If you let property on a short-term basis (such as holiday lets, Airbnb or other holiday rental platforms, guest houses, or bed and breakfasts), fire safety law applies in full. This is because people are paying to stay in your property (other than as a permanent home). You must:

• Carry out a suitable and sufficient fire risk assessment
• Put in place and maintain fire safety measures (alarms, emergency lighting, means of escape, fire doors if applicable)
• Ensure guests can escape safely and know what to do in a fire
• Record the assessment and your fire safety arrangements in full

You cannot delegate these responsibilities to a managing agent or short-term rental platform. You remain the responsible person and the duty is yours.

Commercial Property: Offices, Shops and Other Business Lettings

If you let commercial premises to a business, the tenant is typically the responsible person for fire safety within their premises. However, you may be responsible for common areas (corridors, shared lobbies, external walls, roof spaces) if you retain control of those areas. The exact division of responsibility should be clear in the lease agreement.

Make sure your leases clearly set out which party is responsible for:

• Carrying out and updating the fire risk assessment
• Installing and maintaining fire safety systems
• Testing and servicing fire equipment
• Providing emergency lighting and signage
• Staff training and emergency procedures

Fire Door Checks in Residential Buildings

If you own or manage a multi-occupied residential building (flats, HMOs, etc.), fire doors in communal areas must be checked regularly. For buildings with a storey over 11 metres:

• Communal fire doors must be checked quarterly (every 3 months)
• Flat entrance doors must be checked annually

Six-monthly detailed inspections are good practice for all fire doors, regardless of building height. Defects such as damaged seals, warped leaves, or missing hinges must be reported and repaired promptly.

Cooperation in Shared Buildings

Since October 2023, if your building has multiple owners, managing agents, or tenants, you must cooperate with them and share relevant fire safety information. For example, if you own a building with commercial tenants and manage the structure, you must exchange information with the tenants about their fire safety arrangements and coordinate on shared emergency procedures.

Keeping Records and Evidence

You must keep comprehensive records of:

• The fire risk assessment and its date of completion
• Your fire safety arrangements and any changes made
• Fire door inspection records and any repairs
• Fire alarm and emergency lighting test and servicing records
• Fire extinguisher servicing and maintenance
• Staff training or tenant information provided
• Any enforcement actions or concerns raised by the fire authority

These records demonstrate compliance and are essential if the fire authority inspects your property or if there is a fire.

Penalties and Enforcement

Fire authorities have powers to inspect residential and commercial premises. Non-compliance with fire safety law can result in:

• Enforcement notices requiring specific action
• Prohibition notices (restricting use of the building)
• Prosecution and unlimited fines
• Imprisonment in serious cases

Landlords face particular scrutiny from regulators. Failures in residential properties have resulted in prosecution and significant prison sentences in recent years.

What You Should Do Now

If you are a landlord and do not have a current, recorded fire risk assessment in place, or if you are unsure about your responsibilities, you should act now. We can help you:

• Understand whether you need a fire risk assessment (and for which parts of your property)
• Arrange a professional assessment
• Understand the findings and action plan
• Establish fire door checking and maintenance routines
• Set up record-keeping systems
• Respond to any concerns raised by the fire authority