Grenfell lessons continue to influence fire regulations

Lessons from 2017’s Grenfell Tower tragedy continue to influence fire regulation reforms. Key regulatory changes have been introduced since, and there are other significant regulations with which to comply this year and next.

So, are you aware of all of your obligations?

The UK Fire Act 2021 enhanced fire safety within multi-occupied residential buildings of two or more sets of premises. This Act both clarified and extended the scope of the Regulatory Reform (Fire Safety) Order (FSO) of 2005, the main piece of legislation governing fire safety in buildings in England and Wales. It created the requirement for a Responsible Person (RP), typically the building owner or manager, to take charge of fire safety. Responsible Persons became accountable for safety in communal areas within such properties, but also for the structure, external walls, including cladding and balconies, and individual flat entrance doors.

2022 Fire Safety (England Regulations)

These regulations encompassed recommendations from the Grenfell Tower Inquiry Phase 1. They apply to high-rise residential buildings (over 18 metres), residential buildings with storeys over 11 metres in height, and all multi-occupied residential buildings with two or more sets of domestic premises.

These regulations created an obligation for RPs of high-rise flats to better furnish the Fire and Rescue Services with plans and details of buildings’ wall systems. A further duty became that of regularly checking firefighting equipment and lifts and promoting fire door safety awareness, whilst also ensuring residents are fully aware of how to report and respond to a fire.

Further legislation

The 2022 Building Safety Act, and specifically Section 156, further amended the FSO. This became phase three of the Home Office’s plan for enhanced safety in higher-risk buildings. It extended the requirement to record and share fire safety information to all buildings under the FSO’s scope. Ensuring competency in the handling of fire risk assessments also became a requirement.

2023’s Fire Safety Act Addendum provided even more clarification of an RP’s role. RPs now have to coordinate fire safety actions with others if more than one RP control a building. Fire risks must be recorded in full, rather than just noting ‘significant’ fire risks as previously.

New roles of Accountable Person and Principal Accountable Person emerged. These ‘actors’ are responsible for high-risk building registration and safety reporting through the Building Safety Regulator. Fire safety duties remain with the RP. If a building is sold on, all shared information should be handed to whoever becomes the new duty holders. This creates the ‘Golden Thread’ – a continual record of the building’s fire safety information.

2025 regulations

Residential Personal Emergency Evacuation Plans (PEEPS) became a requirement in multi-occupancy buildings as of December 2, 2024. RPs must create a PEEP for any disabled or vulnerable resident requiring tailored assistance in the event of a fire.

On March 2, 2025, it became a legal requirement for all newly constructed care homes in England to have sprinkler systems installed. On the same date, fire safety testing fell into line with European standards, by moving from the British Standard (BS 476), to the European Standard (BS EN 13501) series. Those impacted should familiarise themselves with the new standards and assess how safety protocols and building materials might be affected.

From July 4, 2025, Aqueous Film Forming Foam (AFFF) fire extinguishers, containing perfluorooctanoic acid (PFOA), are completely banned due to the environmental impacts of the ‘forever chemicals’ they contain. Businesses and schools should replace foam extinguishers and dispose of banned equipment through accredited disposal companies.

2026 legislation

A huge Grenfell milestone will be reached on September 30, 2026. From that date, any new building over 18 metres must have a second, completely separate staircase. This will have implications for asset owners, and some will have to factor in the reduced area available for rental within the overall footprint, due to incorporating a second staircase. A lower return on investment may be the price to be paid for enhanced fire safety within taller properties.

Compliance with all of these regulations may require assistance, according to your role. If you do need help in managing your fire risks, we have brokers who can help. Get in touch with L Wood Insurance Brokers by calling 01274 515747 or request a callback here.