Fire Safety Regulations 2026

Fire safety legislation has continued to evolve following the Grenfell Tower tragedy with significant changes now firmly embedded into UK law.

For landlords, Resident Management Companies (RMCs), Right to Manage (RTM) companies, freeholders and managing agents understanding these legal responsibilities is essential to protecting residents and remaining compliant.

While many of the key regulations came into force during 2023 they remain fully applicable in 2026 alongside wider duties introduced by the Building Safety Act 2022 and ongoing guidance from the Home Office.

Learning from Grenfell

The Grenfell Tower Inquiry highlighted a number of critical failures in building safety, particularly concerning compartmentation and fire doors.

The Phase 1 Inquiry concluded:

“Fire doors play an essential role in preventing or inhibiting the spread of smoke and toxic gases and in preserving the effective compartmentation of buildings.”

Unfortunately many fire doors at Grenfell were found to be damaged, poorly maintained or incapable of performing their intended function.

These findings led directly to strengthened legal duties for those responsible for residential buildings.

Current Legal Requirements

The Fire Safety (England) Regulations 2022 came into force on 23 January 2023 and remain in force today.

These regulations build upon the Regulatory Reform (Fire Safety) Order 2005 as amended by the Fire Safety Act 2021.

The regulations place additional responsibilities on the “Responsible Person” for residential buildings particularly those over 11 metres in height.

Buildings over 11 metres

Responsible Persons must:

• Carry out checks of all flat entrance fire doors at least every 12 months.
• Use best endeavours to obtain access where inspections are required.
• Keep suitable records demonstrating reasonable attempts to gain access where residents do not cooperate.
• Ensure defects are remedied promptly by competent persons.

Buildings over 18 metres (or seven storeys)

Additional duties include:

• Quarterly inspections of all communal fire doors.
• Monthly checks of firefighting equipment and firefighting lifts (where provided).
• Monthly inspections ensuring fire service access routes remain clear.
• Providing residents with fire safety instructions and information on the importance of fire doors.
• Supplying local Fire and Rescue Services with up-to-date building information, including floor plans and external wall system details where required.
• Installing and maintaining secure information boxes where applicable.

Fire Door Inspections

Fire doors are one of the most important life safety features within any residential building. Routine inspections help identify wear and defects before they become a serious risk.

A routine inspection should include checks for:

• Damage to the door leaf, frame or glazing.
• Missing or damaged intumescent and smoke seals.
• Gaps around the frame that exceed acceptable tolerances.
• Correctly fitted hinges and ironmongery.
• Fully operational self closing devices.
• Signs of excessive wear or unauthorised alterations.
• The door closing fully and forming an effective seal against the frame.
• No wedges or obstructions preventing the door from closing.

Where defects are identified, repairs should only be undertaken by suitably competent contractors using certified fire door components.

Residents Play an Important Role

Maintaining effective fire safety is a shared responsibility.

Residents should understand:

• Why fire doors must never be wedged open.
• Why self-closing devices should never be removed or disconnected.
• The importance of reporting damaged doors immediately.
• Why access for annual inspections is necessary.

Managing agents should communicate these requirements regularly and provide clear information explaining the purpose of inspections.

Where access cannot be obtained Responsible Persons should retain written evidence of all reasonable attempts to arrange entry.

Fire Risk Assessments Remain Essential

The Fire Safety Act 2021 clarified that fire risk assessments for multi-occupied residential buildings must consider:

• Flat entrance doors.
• External walls.
• Cladding systems.
• Balconies.
• Windows.
• Any attachments forming part of the external wall construction.

Risk assessments should always be suitable, sufficient and reviewed regularly particularly following significant alterations or changes in occupancy.

Building Safety Act 2022

The Building Safety Act 2022 introduced the most significant reforms to building safety in a generation.

Although much of the legislation applies specifically to higher risk residential buildings (generally those at least 18 metres or seven storeys with two or more residential units), the Act has strengthened accountability across the property management sector.

The legislation places greater emphasis on:

• Clear accountability for building safety.
• Maintaining accurate building information.
• Effective management of safety risks.
• Resident engagement and communication.
• Competence throughout the property management industry.

For managing agents, compliance is no longer simply good practice—it forms part of a wider building safety framework designed to improve standards across the sector.

Key Takeaways

Responsible Persons should ensure they are:

• Completing annual inspections of flat entrance fire doors in buildings over 11 metres.
• Undertaking quarterly communal fire door inspections in buildings over 18 metres.
• Keeping accurate inspection and maintenance records.
• Carrying out suitable and sufficient fire risk assessments.
• Communicating regularly with residents regarding fire safety responsibilities.
• Using competent contractors to carry out inspections and remedial works.
• Remaining aware of ongoing changes to UK building safety legislation.

How Horizon Management Can Help

At Horizon Management, resident safety is our highest priority.

Our experienced property management team works closely with freeholders, Resident Management Companies (RMCs), Right to Manage (RTM) companies and leaseholders to ensure developments remain compliant with current fire safety legislation and best practice.

From co-ordinating statutory inspections and fire risk assessments to managing remedial works and contractor compliance, we help our clients meet their legal obligations while providing residents with confidence that their buildings are being managed safely and professionally.

If you would like advice on fire safety compliance or professional property management services, please contact the Horizon Management team we’re here to help.