--- title: "Fire Safety Order 2005: 2026 Compliance Guide | SPS Technical" description: "A practical 2026 guide to the Fire Safety Order 2005, responsible person duties, fire risk assessments, alarm maintenance and compliance." lang: en json-ld: | [ { "@context": "https://schema.org", "@id": "https://sps-technical.com/#organization", "@type": "Organization", "name": "SPS Technical", "legalName": "SPS Security Ltd", "parentOrganization": { "@id": "https://sps-technical.com/#legal-organization" }, "description": "SPS Technical is a trading division of SPS Security Ltd, providing fire alarm, CCTV, intruder alarm and access control system design, installation, maintenance and monitoring across Yorkshire and Lincolnshire.", "url": "https://sps-technical.com", "logo": "https://media.base44.com/images/public/6989f2350e53aab8836435e3/0ceea3d11_SPSTECHNICALLOGO.jpg", "telephone": "+441482226570", "email": "info@sps-technical.com", "address": { "@type": "PostalAddress", "streetAddress": "Neptune House, Neptune Street", "addressLocality": "Hull", "addressRegion": "East Yorkshire", "postalCode": "HU3 2BP", "addressCountry": "GB" }, "areaServed": [ { "@type": "AdministrativeArea", "name": "East Yorkshire" }, { "@type": "AdministrativeArea", "name": "North Lincolnshire" }, { "@type": "AdministrativeArea", "name": "Lincolnshire" }, { "@type": "AdministrativeArea", "name": "South Yorkshire" }, { "@type": "AdministrativeArea", "name": "West Yorkshire" }, { "@type": "AdministrativeArea", "name": "North Yorkshire" } ], "knowsAbout": [ "Fire alarm systems", "CCTV systems", "Intruder alarm systems", "Access control systems", "System monitoring", "Maintenance and compliance" ] }, { "@context": "https://schema.org", "@type": "NewsArticle", "headline": "Fire Safety Order 2005: 2026 Compliance Guide", "description": "A practical 2026 guide to the Fire Safety Order 2005, responsible person duties, fire risk assessments, alarm maintenance and compliance.", "datePublished": "2026-08-24T15:20:05.619Z", "dateModified": "2026-08-24", "image": "https://media.base44.com/images/public/6989f2350e53aab8836435e3/4ed329a9b_generated_image.png", "mainEntityOfPage": "https://sps-technical.com/news/fire-safety-order-2005-guide", "author": { "@type": "Organization", "name": "SPS Technical" }, "publisher": { "@type": "Organization", "name": "SPS Technical" } }, { "@context": "https://schema.org", "@type": "BreadcrumbList", "itemListElement": [ { "@type": "ListItem", "position": 1, "name": "Home", "item": "https://sps-technical.com/" }, { "@type": "ListItem", "position": 2, "name": "News", "item": "https://sps-technical.com/news" }, { "@type": "ListItem", "position": 3, "name": "A Guide to the Fire Safety Order 2005: Compliance in 2026" } ] } ] --- [![SPS Technical](https://media.base44.com/images/public/6989f2350e53aab8836435e3/0ceea3d11_SPSTECHNICALLOGO.jpg) ](/)[ ![SPS Technical](https://media.base44.com/images/public/6989f2350e53aab8836435e3/0ceea3d11_SPSTECHNICALLOGO.jpg) ](/) Services [Sectors](/sectors) Locations Resources About Us [Careers](/careers)[Contact](/contact) 01482 226570 [Request Review](/?section=contact) 1. [Home](/) 2. [News](/news) 3. A Guide to the Fire Safety Order 2005: Compliance in 2026 ![Commercial fire alarm system equipment in a UK business premises](https://media.base44.com/images/public/6989f2350e53aab8836435e3/4ed329a9b_generated_image.png) Fire Safety # A Guide to the Fire Safety Order 2005: Compliance in 2026 24 August 2026 A practical guide for facilities managers, building owners and responsible persons on the Fire Safety Order 2005, recent legal changes, fire risk assessments and maintaining compliant fire safety systems. 16 min read For facilities managers, employers, landlords and building operators, the **Regulatory Reform (Fire Safety) Order 2005** remains the central framework for managing fire safety in non-domestic premises in England and Wales. The important point is that compliance is not achieved simply by having a fire alarm, an old fire risk assessment or a folder of service certificates. The law is based on **risk assessment and ongoing management**. The people who control a premises must understand the risks, put appropriate precautions in place, maintain them and keep the arrangements under review. For organisations managing commercial premises across Yorkshire, Lincolnshire and the Humber, that can involve everything from the fire risk assessment and evacuation strategy to the condition, suitability and maintenance of the [fire detection and alarm system](/services/fire-alarms). This guide explains the Fire Safety Order in practical terms, including the role of the Responsible Person, how later legislation has strengthened the regime, what a fire risk assessment should achieve and where maintained fire safety systems fit into the wider compliance picture. > **Important:** This article provides general information, not legal advice. The measures required for a particular building depend on its use, occupancy, construction, fire risk assessment and other relevant legislation and guidance. ## What is the Regulatory Reform (Fire Safety) Order 2005? The Regulatory Reform (Fire Safety) Order 2005, often shortened to the **Fire Safety Order** or **FSO**, is the principal fire safety legislation for non-domestic premises in England and Wales. It replaced a more fragmented fire certification regime with a risk-based approach. Instead of relying on a fire certificate as evidence that a building is safe, the Order places ongoing duties on those responsible for the premises. In practical terms, this means the organisation responsible for a building must continually consider questions such as: - What could cause a fire? - Who could be at risk? - Are escape routes suitable and kept clear? - Is the fire detection and alarm system appropriate for the building? - Are fire doors, emergency lighting and other precautions being maintained? - Are staff given suitable information and training? - Have changes to the building or its use altered the risk? - Is the fire risk assessment still suitable and sufficient? The Fire Safety Order is therefore best understood as a **management framework**, not a one-off inspection. ## Who is the Responsible Person? Article 3 of the Fire Safety Order defines the **Responsible Person**. In a workplace, this will normally be the employer where the workplace is under their control. In other circumstances, responsibility can rest with the person who has control of the premises in connection with carrying on a trade, business or undertaking, or with the owner where they have control. On more complex sites, responsibility may be shared. For example, a multi-let commercial building could involve: - an employer controlling its own occupied unit; - a landlord responsible for common areas; - a managing agent carrying out duties on the owner's behalf; - facilities management teams controlling day-to-day arrangements; and - specialist contractors maintaining fire safety equipment. The key issue is **control**. Different parties can hold duties for different parts of the premises or different aspects of fire safety. ### Cooperation in multi-occupied premises Where more than one Responsible Person has duties in the same building, the Fire Safety Order requires cooperation and coordination. That is particularly important where separate tenants share: - alarm systems; - escape routes; - stairwells; - plant areas; - fire doors; - emergency procedures; or - assembly arrangements. A technically compliant fire alarm in one unit will not compensate for a building-wide evacuation arrangement that has not been coordinated. ## Which premises does the Fire Safety Order cover? The Order applies broadly to **non-domestic premises** in England and Wales. Examples include: - offices; - factories and manufacturing premises; - warehouses and distribution centres; - shops and retail premises; - schools and colleges; - healthcare premises; - hotels and hospitality venues; - leisure facilities; - community buildings; and - the relevant common parts and other areas covered by the legislation in buildings containing two or more domestic premises. Individual private homes are generally outside the scope of the Order, although the position is different for common parts and specified building elements in multi-occupied residential buildings. Because the exact legal position depends on the type and use of the premises, Responsible Persons should refer to current government guidance and obtain competent advice where the scope is unclear. ## How has fire safety law changed since 2005? The Fire Safety Order has been strengthened by subsequent legislation. For Responsible Persons in England, three developments are particularly important. ### Fire Safety Act 2021 The **Fire Safety Act 2021** clarified the application of the Fire Safety Order to the structure and external walls of buildings containing two or more sets of domestic premises, including doors between domestic premises and common parts. This was particularly significant for multi-occupied residential buildings because it removed uncertainty about whether these elements fell within the scope of the Fire Safety Order. ### Fire Safety (England) Regulations 2022 The **Fire Safety (England) Regulations 2022** introduced additional duties for certain multi-occupied residential buildings in England. For high-rise residential buildings — defined for these purposes as buildings at least 18 metres in height or seven or more storeys — requirements include measures such as providing specified building information to the fire and rescue service, secure information boxes, wayfinding signage and minimum monthly checks on certain firefighting lifts and essential firefighting equipment. For residential buildings over 11 metres, the regulations also introduced requirements relating to checks of fire doors. These duties are specific to relevant residential buildings and should not be applied indiscriminately to every commercial property. ### Section 156 of the Building Safety Act 2022 Changes made through **Section 156 of the Building Safety Act 2022** strengthened the duties placed on Responsible Persons. One of the most important changes is record keeping. Responsible Persons must record their **fire risk assessment in full**, rather than only recording significant findings in the circumstances previously required. The changes also strengthen requirements around recording fire safety arrangements and information about people appointed to assist with the fire risk assessment. For facilities managers, this makes good documentation even more important. A current risk assessment, service history, defect record and evidence of remedial action should form part of a coherent compliance trail rather than exist as unrelated documents. ## What does a fire risk assessment need to achieve? A suitable and sufficient **fire risk assessment** is at the centre of the Fire Safety Order. Its purpose is not simply to create a report. It should identify the risks and inform the precautions, management arrangements and improvements required for the premises. A practical assessment should consider five broad stages. ### 1\. Identify fire hazards Consider potential sources of ignition, fuel and oxygen. Depending on the premises, examples may include: - electrical equipment; - heating appliances; - kitchens; - hot works; - battery charging areas; - combustible stock; - packaging; - flammable substances; and - waste storage. The assessment should reflect what actually happens in the building, not merely what the building was designed for. ### 2\. Identify people at risk Think beyond permanent employees. Relevant people can include: - visitors; - customers; - contractors; - lone workers; - night staff; - people unfamiliar with the building; and - people who may require additional assistance to evacuate. Occupancy patterns matter. A building may present a very different risk at 2pm compared with 2am. ### 3\. Evaluate the risk and fire precautions The Responsible Person must consider whether existing measures reduce the risk to an appropriate level. This can include: - means of escape; - fire detection and alarm; - emergency lighting; - firefighting equipment; - fire doors and compartmentation; - signage; - evacuation arrangements; - staff training; and - management controls. The correct solution depends on the building and the risk. Installing more equipment is not automatically the answer; the measures need to be suitable, coordinated and maintained. ### 4\. Record findings and actions The assessment should clearly record the findings and identify any actions required. For each action, it is good practice to establish: - what needs to be done; - why it is required; - who is responsible; - the priority; - the target completion date; and - evidence that the action has been completed. This turns the fire risk assessment into a management tool rather than a static document. ### 5\. Review the assessment The Fire Safety Order requires the assessment to be kept under review and revised where necessary. Rather than treating an arbitrary anniversary as the only trigger, review should be considered whenever there is reason to believe the assessment may no longer be valid or there has been a significant change. Examples include: - building alterations; - changes in occupancy; - a new production process; - changes to escape routes; - significant changes to fire alarm coverage; - changes of tenant; - an incident or near miss; or - new information about a relevant risk. Many organisations choose to carry out a scheduled periodic review as part of their management system, but the frequency should reflect the premises and risk. ## Where do fire alarm systems fit into Fire Safety Order compliance? A [fire alarm system](/services/fire-alarms) is one part of the overall fire safety strategy. Article 13 of the Fire Safety Order requires appropriate fire-fighting and fire detection and warning arrangements where necessary to safeguard relevant persons. For many commercial premises, this means a suitable fire detection and alarm system will be a fundamental control measure. However, there are four separate questions facilities managers should ask: 1. **Is the system suitable for the current risk?** 2. **Was it designed and installed appropriately?** 3. **Is it being tested, serviced and maintained correctly?** 4. **Do the records demonstrate what has been done?** A panel showing no active fault does not, by itself, answer those questions. ### BS 5839-1 and commercial fire alarm systems **BS 5839-1** is the recognised code of practice covering the design, installation, commissioning and maintenance of fire detection and fire alarm systems in non-domestic premises. The appropriate system category and level of detection should be determined by the fire safety requirements for the building — normally informed by the fire risk assessment and, where applicable, the design strategy or other fire safety documentation. For an existing building, it is worth confirming that the system still matches how the premises are actually being used. Changes such as partitions, extensions, new storage arrangements, mezzanine floors or changes of occupancy can all affect the suitability of an inherited system. ### SPS Technical view: inheriting an existing fire alarm > If you take responsibility for a building with an existing system, start with the evidence rather than assumptions. Establish the system type and category, review the logbook and service history, identify unresolved faults or variations, and compare the installed detection with the current layout and use of the premises. > A [system takeover](/services/takeovers) should create a clear technical baseline from which maintenance and future investment can be planned. ## Active and passive fire precautions need to work together Fire safety is most effective when the different precautions support one another. ### Active fire safety measures Active systems respond when required and can include: - fire detection and alarm systems; - emergency lighting; - smoke control systems; - automatic suppression systems; and - other powered or triggered safety systems. ### Passive fire safety measures Passive protection is built into the fabric and layout of the building and can include: - compartmentation; - fire-resisting walls and floors; - fire doors; - fire stopping; and - protected escape routes. A well-maintained alarm can provide early warning, but it cannot compensate for badly compromised compartmentation. Equally, good passive protection does not remove the need for suitable detection and warning where the risk assessment requires it. This is why the fire risk assessment should consider the premises as a complete system. ## Maintenance is part of compliance, not an optional extra Article 17 of the Fire Safety Order requires relevant fire safety facilities, equipment and devices to be subject to a suitable system of maintenance and maintained in an efficient state, efficient working order and good repair. For facilities managers, an effective [maintenance regime](/services/fire-alarms/maintenance) should go beyond simply arranging an engineer visit. It should provide visibility of: - routine user tests; - planned preventive maintenance; - faults and false alarms; - engineer recommendations; - system changes; - outstanding remedial actions; - certificates and service records; and - recurring issues that may indicate a wider problem. This becomes especially important across multi-site estates, where inconsistent records can make it difficult to understand which sites carry the greatest operational or compliance risk. ## Choosing a competent fire alarm provider The Responsible Person remains accountable for fire safety duties, so the competence of organisations appointed to work on life-safety systems matters. **BAFE SP203-1** is a third-party certification scheme for organisations carrying out fire detection and fire alarm system work. The scheme covers defined modules for: - design; - installation; - commissioning; and - maintenance. BAFE explains that the scheme provides independent evidence of an organisation's competence for the certified scope and works alongside the recommendations of BS 5839-1. When assessing a potential fire alarm contractor, useful questions include: - Which modules is the organisation third-party certificated for? - Does its certification cover the work you need? - Can it demonstrate experience with buildings similar to yours? - How does it record defects and recommendations? - Can it support inherited or multi-manufacturer systems? - How are emergency callouts managed? - What information will you receive after each maintenance visit? - Can it help plan remediation and lifecycle replacement rather than only react to faults? SPS Technical provides commercial [fire detection and alarm services](/services/fire-alarms/installation) as part of its wider fire and security systems capability. For organisations across Yorkshire, Lincolnshire and the Humber, our approach is designed around installation, [maintenance](/services/maintenance), [system takeovers](/services/takeovers) and ongoing technical support. ## What can happen if a business does not comply? The Fire Safety Order is enforced by relevant enforcing authorities, usually the local fire and rescue authority for ordinary commercial premises. Depending on the circumstances, enforcement action can include: - advice or agreed remedial action; - alteration notices; - enforcement notices; - prohibition notices restricting or preventing use of premises; and - prosecution for offences under the Order. Government guidance confirms that breaches can lead to criminal sanctions. Serious failures should therefore be treated as both a life-safety issue and a business risk. For an organisation, the wider consequences can also include: - disruption to operations; - unplanned capital expenditure; - loss of customer or stakeholder confidence; - insurance complications; and - reputational damage. The practical lesson is simple: fire safety is easier to manage through planned inspection, maintenance and documented action than through emergency remediation after a failure has been identified. ## A practical 2026 Fire Safety Order checklist Use the following as a management prompt. It is not a substitute for a competent fire risk assessment. - **Responsible Person identified:** Is it clear who holds responsibility for each relevant part of the premises? - **Responsibilities coordinated:** Where duties are shared, do landlords, tenants and managing teams exchange the information they need? - **Fire risk assessment current:** Does it reflect the building's present use, layout, occupancy and risks? - **Assessment recorded in full:** Is the current fire risk assessment documented in line with the strengthened record-keeping requirements? - **Actions controlled:** Are recommendations allocated, prioritised, completed and evidenced? - **Fire alarm suitable:** Is the system appropriate for the current premises and risk? - **Testing and maintenance recorded:** Can you demonstrate routine testing and planned maintenance? - **Faults followed through:** Are recurring faults, unwanted alarms and engineer recommendations being actively managed? - **Escape routes maintained:** Are routes and exits available and suitable? - **Emergency lighting maintained:** Are inspection and maintenance arrangements documented? - **Passive fire protection considered:** Are fire doors, compartmentation and penetrations addressed within the wider fire strategy? - **Staff information and training current:** Do people understand what to do if the alarm operates? - **Changes trigger review:** Is there a process for reassessing fire safety when the building or its use changes? - **Competent contractors used:** Can you demonstrate how specialist providers were selected and what their certification covers? ## Bringing fire safety compliance into day-to-day facilities management The strongest fire safety arrangements are the ones that become part of normal building management. For a facilities manager, that means connecting the **fire risk assessment, maintenance programme, defect management, contractor records and improvement plan** rather than treating them as separate exercises. A useful approach is to ask three questions regularly: **What is the risk?** What does the latest assessment, building use and incident history tell us? **What condition are the controls in?** Are the alarm, emergency lighting and other precautions performing as intended? **What remains outstanding?** Which defects, recommendations or upgrades are still open, and who owns the action? That creates a defensible management trail and, more importantly, helps ensure that fire precautions continue to work when they are actually needed. ## Fire alarm installation, maintenance and system takeovers across Yorkshire, Lincolnshire and the Humber If you manage a commercial building or multi-site estate and need support with an existing fire alarm, a new [installation](/services/fire-alarms/installation), planned [maintenance](/services/fire-alarms/maintenance) or a [system takeover](/services/takeovers), SPS Technical can review the current position and help establish the next steps. Our technical services support organisations across [Hull](/locations/hull), [Grimsby](/locations/grimsby), [Lincoln](/locations/lincoln), [Sheffield](/locations/sheffield), [South Yorkshire](/locations/south-yorkshire) and the wider Yorkshire, Lincolnshire and Humber region. When specifying any work, the starting point should be the building's actual risk and the requirements identified by the fire risk assessment — not simply replacing equipment like-for-like. **Speak to SPS Technical about a technical review of your** [**fire alarm system**](/services/fire-alarms)**,** [**maintenance arrangements**](/services/monitoring) **or planned upgrade.** ## Frequently asked questions ### What is the Fire Safety Order 2005? The Regulatory Reform (Fire Safety) Order 2005 is the principal fire safety legislation governing non-domestic premises in England and Wales. It places duties on the Responsible Person to assess fire risk, implement appropriate fire precautions and keep those arrangements under review. ### Who is the Responsible Person under the Fire Safety Order? In a workplace, the employer is normally the Responsible Person where the workplace is under their control. Owners, landlords, occupiers and other people with control of premises can also hold duties. In complex or multi-occupied buildings, more than one party may have responsibilities and must cooperate and coordinate. ### Does every business need a written fire risk assessment? Responsible Persons must record their fire risk assessment in full following changes made through Section 156 of the Building Safety Act 2022. The assessment should reflect the actual premises, people at risk and fire precautions in place. ### Does the Fire Safety Order require a fire alarm? The Order requires appropriate fire detection and warning arrangements where necessary to safeguard relevant persons. The type and extent of alarm system required depends on the premises and its risk assessment rather than a single specification applying to every building. ### What standard applies to commercial fire alarm systems? BS 5839-1 is the recognised code of practice for the design, installation, commissioning and maintenance of fire detection and fire alarm systems in non-domestic premises. ### What is BAFE SP203-1? BAFE SP203-1 is a third-party certification scheme for organisations carrying out defined modules of fire detection and fire alarm system work, including design, installation, commissioning and maintenance. When appointing a provider, check that its certified scope covers the work required. ### Who enforces the Fire Safety Order? For many ordinary commercial premises, enforcement is undertaken by the relevant fire and rescue authority. Other enforcing authorities apply in some specific types of premises. ## Sources & References - GOV.UK — Regulatory Reform (Fire Safety) Order 2005 guidance notes [https://www.gov.uk/government/collections/regulatory-reform-fire-safety-order-2005-guidance-notes](https://www.gov.uk/government/collections/regulatory-reform-fire-safety-order-2005-guidance-notes) - GOV.UK — Fire Safety Order: enforcement and sanctions for non-compliance [https://www.gov.uk/government/publications/fire-safety-order-enforcement-and-sanctions-for-non-compliance](https://www.gov.uk/government/publications/fire-safety-order-enforcement-and-sanctions-for-non-compliance) - GOV.UK — Fire Safety Order supplement to guidance note 1: enforcement [https://www.gov.uk/government/publications/regulatory-reform-fire-safety-order-2005-guidance-note-enforcement/fire-safety-order-supplement-to-guidance-note-1-enforcement](https://www.gov.uk/government/publications/regulatory-reform-fire-safety-order-2005-guidance-note-enforcement/fire-safety-order-supplement-to-guidance-note-1-enforcement) - GOV.UK — Fire Safety (England) Regulations 2022 [https://www.gov.uk/government/publications/fire-safety-england-regulations-2022](https://www.gov.uk/government/publications/fire-safety-england-regulations-2022) - BAFE — Fire Detection and Fire Alarm Systems / SP203-1 [https://www.bafe.org.uk/bafe-fire-safety-services/fire-detection-and-fire-alarm-systems](https://www.bafe.org.uk/bafe-fire-safety-services/fire-detection-and-fire-alarm-systems) - BAFE — SP203-1 assessment and registration process [https://www.bafe.org.uk/become-bafe-registered/bafe-sp203-1-assessment-and-registration-process](https://www.bafe.org.uk/become-bafe-registered/bafe-sp203-1-assessment-and-registration-process) ## Related content [Primary service ](/services/fire-alarms)[Related service ](/services/fire-alarms)[Related service ](/services/fire-alarms/installation)[Related service ](/services/fire-alarms/maintenance)[Related service ](/services/monitoring)[Related service ](/services/maintenance) By SPS Technical Technical review by To be assigned before publication Reviewed 24/08/2026 [All news](/news)[Talk to SPS Technical](/contact) ![SPS Technical](https://media.base44.com/images/public/6989f2350e53aab8836435e3/0ceea3d11_SPSTECHNICALLOGO.jpg) Commercial fire, CCTV, intruder alarm and access control systems — designed, installed, maintained and monitored across Yorkshire, Lincolnshire and the Humber. #### Services - [Fire Alarm Systems](/services/fire-alarms) - [CCTV Systems](/services/cctv) - [Intruder Alarm Systems](/services/intruder-alarms) - [Access Control Systems](/services/access-control) - [System Monitoring](/services/monitoring) - [Guarding & Patrols](/services/guarding-mobile-response-keyholding) - [Maintenance & Compliance](/services/maintenance) - [System Takeovers](/services/takeovers) - [All Services](/services) #### Company - [About SPS Technical](/about) - [Our Story](/about/our-story) - [How We Work](/about/how-we-work) - [Values & Ethos](/about/values-ethos) - [Accreditations & Compliance](/about/accreditations-compliance) - [Sustainability & Social Value](/about/sustainability-social-value) - [Careers](/careers) - [Contractor Support](/contractors) - [Guides](/resources) - [Tools & Resources](/tools) - [Locations & Coverage](/locations) #### Accreditations SSAIB BAFE ISO 9001 SafeContractor Constructionline © 2026 SPS Security Ltd. 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