Fire Regulations For High-Rise Residential Buildings

In recent years, the UK government has made significant changes to fire safety regulations, with a focus on high-rise buildings. These revisions reflect the findings and recommendations of the Grenfell Tower Inquiry, aimed at preventing such devastating incidents in the future.

In England, a high-rise building is typically defined as being 18 metres tall or at least seven storeys above ground. At this height, buildings become much more complex, meaning additional regulations apply.

In this blog post, we explore the regulatory framework that applies to high-rise buildings, with a focus on residential properties, along with the role of the responsible person and their associated duties.

Fire regulations for high-rise residential buildings

The Building Safety Act 2022

The Building Safety Act 2022 (BSA) is a regulatory framework that applies to all building projects, placing specific focus on higher-risk structures, including multi-storey dwellings, to improve safety for residents across England. 

It came about as a result of Dame Judith Hackett’s report on the Grenfell Tower tragedy and came into force on 1st October 2023. Read more about the Building Safety Act.

The BSA applies to all non-domestic premises, for example, workplaces and non-domestic parts of multi-occupied residential buildings like corridors and stairways.

The Act aims to transform the construction sector's approach to building safety by instilling clear accountability throughout a building's lifecycle - this objective led to the introduction of the 'golden thread'. 

Duty-holders must maintain a digital ‘golden thread’ of information to showcase adherence to legal duties. This means that they document every detail throughout the design, construction and maintenance of a building, including the installation of passive fire protection systems, and ensuring the suitability of all products for their intended applications. 

Once the building is occupied, duty-holders must record information outlining the assessment and management of safety risks.

To comply with the BSA, construction materials must exhibit the required fire-resisting properties. Additionally, high-rise buildings must feature fire-resisting walls, floors, and doors, establishing compartments designed to prevent the spread of fire from one dwelling to another.

The Regulatory Reform (Fire Safety) Order 2005

The Regulatory Reform (Fire Safety) Order 2005, commonly known as the FSO, consolidates all fire safety laws, including the BSA, into a singular piece of legislation, establishing and simplifying the framework for fire safety standards in non-domestic premises across England and Wales.

Where does the FSO apply in high-rise residential buildings?

In relation to high-rise residential buildings, the FSO applies to communal areas such as hallways, staircases and landings, including flat entrance doors leading to communal spaces. It does not apply to individual flats.

Who is responsible for fire safety in high-rise residential properties?

Each building subject to the FSO must appoint a 'responsible person' tasked with ensuring that fire safety measures align with the provisions of the Order.

In high-rise residential properties, this responsibility is typically assigned to the building owner, management company, or any individual in control of the premises. The responsible person may need to appoint one or more competent persons, depending on the size and purpose of the premises, to assist in carrying out fire safety duties.

What are the responsibilities of the Responsible Person in high-rise residential buildings?

The FSO requires the responsible person of residential buildings over 11 metres with two or more sets of domestic premises to:

• Conduct a fire risk assessment and document all findings
• Eliminate or reduce risks from fire as is reasonably practicable and ensure that people can escape safely if a fire does occur
• Make a record of all fire safety arrangements, demonstrating how fire safety is managed within the premises
• Provide residents with fire safety instructions and information, emphasising the importance of fire doors and other safety measures within the building
• Provide up-to-date contact details for residents
• Undertake quarterly checks on all fire doors in common parts
• Undertake annual checks on all flat entrance doors that lead to a building’s common parts
• Determine who is responsible for specific areas of the premises, and cooperate with any other responsible persons or accountable persons (if applicable), and provide contact details
• Collaborate with local Fire and Rescue Services, providing them with necessary information 
• Take appropriate actions to reduce the risk of fire, such as installing and maintaining fire detection and suppression systems
• Ensure wayfinding signage is visible and correct

How we can help

As experts in passive fire protection, the team at FireSealsDirect are available if you need any help or guidance on fire safety regulations or compartmentalisation for your project, or other fire safety matters. 

Stay compliant by sourcing fire door components and passive fire protection products such as fire door closers, drop-down fire door seals and intumescent strips from reliable, trusted brands.