The Regulatory Reform (Fire Safety) Order 2005
Understanding your legal obligations for fire safety in England and Wales
The Regulatory Reform (Fire Safety) Order 2005 (commonly known as the "Fire Safety Order" or "RRO") is the main fire safety legislation for England and Wales. It replaced over 70 pieces of previous fire safety law and places the responsibility for fire safety on the "responsible person" rather than the fire service.
The Order applies to virtually all premises and workplaces other than individual private dwellings. It requires responsible persons to carry out a fire risk assessment and implement appropriate fire safety measures.
The responsible person is the individual who has control of the premises and is legally responsible for fire safety. This typically includes:
- The employer (for workplaces)
- The owner or landlord
- The occupier or tenant
- Anyone with control of the premises
- Managing agents
- Building managers
If there are multiple responsible persons in a building (e.g., multiple businesses in shared premises), they must cooperate and coordinate their fire safety measures.
Where Does the Order Apply?
The Fire Safety Order applies to almost all non-domestic premises, including:
Offices and shops
Factories and warehouses
Hotels, hostels and B&Bs
Care homes and hospitals
Schools and universities
Pubs, clubs and restaurants
Places of worship
Theatres and cinemas
HMOs and residential blocks
Sports stadiums and venues
Key Requirements
As the responsible person, you must meet these legal obligations:
Carry Out a Fire Risk Assessment
You must assess the fire risks in your premises and identify what measures are needed to prevent fire and keep people safe.
Implement Fire Safety Measures
Based on your assessment, implement appropriate fire precautions including detection, warning systems, and escape routes.
Provide Fire Safety Information
Ensure all employees and relevant persons are given clear information about fire risks and emergency procedures.
Train Employees
Provide appropriate fire safety training to all employees when they start work and periodically thereafter.
Maintain Fire Safety Equipment
Keep all fire safety equipment in good working order through regular maintenance and testing.
Keep Records
You must record the assessment in writing, including its findings and the measures taken or planned. Since 1 October 2023 this applies to every responsible person, whatever the number of employees (Building Safety Act 2022, section 156).
Failure to comply with the Fire Safety Order is a criminal offence. The Fire and Rescue Service has powers to inspect premises and take enforcement action, including prosecution.
| Offence | Maximum Penalty |
|---|---|
| Failing a fire safety duty where it puts people at risk of death or serious injury | Unlimited fine; up to 2 years' imprisonment on indictment |
| Obstructing an inspector or giving false information | Fine (level 5, now unlimited in England & Wales) |
| Failure to comply with an enforcement notice | Up to 2 years' imprisonment on indictment and/or unlimited fine |
| Directors and managers (where the offence is due to their consent, connivance or neglect) | Can be personally prosecuted (article 32(8)) |
Access official government guidance and the full text of the legislation: