The Fire Safety (England) Regulations 2022 explained: every duty for blocks of flats

In October 2019, the first report of the Grenfell Tower Inquiry made recommendations to protect residents of blocks of flats. The government brought many of them into law through these regulations, which add to the duties of the Fire Safety Order. The Home Office has published guidance under article 50 of the Order on how to meet them.

They are enforced by the same authority as the Order, which for a block of flats is almost always the local fire and rescue authority.

The regulations apply to any building in England with two or more homes and common parts that residents would use to escape. That means purpose-built and converted blocks, student blocks and sheltered housing, whether the flats are leased or rented. They cover the common parts, flat entrance doors, the walls and floors between flats and the common parts, plant rooms and other non-domestic areas, and the external walls, including windows and balconies.

They don't apply inside the flats, except for measures there that protect other residents, like sprinklers or detectors linked to a communal alarm.

There are three tiers. Some duties apply to every building with two or more homes. More apply once the building is over 11 metres high, which is typically five storeys or more.

The most apply to high-rise residential buildings: at least 18 metres to the floor of the top storey, or at least seven storeys.

In every block, the responsible person must display fire safety instructions in a conspicuous place, in a form residents can understand. They must explain the evacuation strategy, such as stay put or simultaneous evacuation, how to report a fire, and what to do when there is one. The instructions go to new residents when they move in, and to everyone at least every 12 months.

Residents must also be told to keep fire doors shut, not to tamper with self-closers, and to report any damage or fault at once.

Over 11 metres, fire doors must be checked. Communal fire doors, such as stair, lobby, cross-corridor and riser doors, at least every three months. Flat entrance doors, using best endeavours, at least every 12 months, with a record of attempts to get access.

The check is simple: open the door fully and let it go, then open it to about 15 degrees and let it go. It should close fully into its frame both times. Look for damage to the door, frame, glazing, seals and strips.

These checks don't need a specialist, but repairs need a competent contractor.

High-rise blocks need wayfinding signs for firefighters. On every stair landing, and where a firefighting lift opens, signs must show the floor number and the flat numbers on that floor, and stay visible in low light or smoke. The building also needs a secure information box, readily accessible to the fire and rescue service.

It holds the responsible person's name, address and phone number, details of anyone else with access, and the floor plans and building plan. Check it at least once a year. Since April 2026 it must also have room for the Residential PEEPs information and the building's evacuation plan.

The responsible person must prepare a plan of each floor, showing the lifts, including any firefighting or evacuation lifts, and key firefighting equipment such as rising mains, smoke control and suppression systems. Floors that are the same can share one plan. A single-page building plan shows the surroundings, fire service access, the building's size and storeys, rising main inlets, sprinkler shut-off controls, smoke control controls, firefighting shafts, the main stairs and the box itself.

A paper copy goes in the box, an electronic copy goes to the fire and rescue service, and both are updated after changes.

For a high-rise block, the responsible person must also record the design and materials of the external walls. They record the level of risk the walls present, as found by the fire risk assessment, and any steps taken to reduce it. The record goes to the fire and rescue service electronically, and is revised after significant changes.

Traditional masonry walls without risky attachments may be assumed acceptable. Otherwise, specialist advice is normally needed, and PAS 9980 is the code of practice for appraising external walls.

Every month, check the firefighting lifts and any evacuation lifts, the rising mains, smoke control, and sprinklers or other suppression. Check the fire alarm and anything linked to it, and evacuation alert equipment, which only needs a visual check. Keep records, and make them available to residents.

If a fault can't be fixed within 24 hours, tell the fire and rescue service electronically as soon as you can, and again when it's fixed. Again, these checks don't usually need a specialist.