UK Fire Safety Knowledge Base
Clear answers to the fire safety questions people ask most, written and reviewed by our qualified consultants.
Legislation & Regulation
- What do the April 2026 residential evacuation plan (PEEPs) regulations require me to do for vulnerable residents? If you are the responsible person for a block of flats that is at least 18 metres or seven storeys high, or over 11 metres with a simultaneous evacuation strategy, you must take reasonable steps to identify residents who may need help to evacuate, offer them a person-centred fire risk assessment, agree reasonable evacuation arrangements with them and, with their consent, share limited information with the fire and rescue service. Read the full answer
- How will the Building Safety Levy from October 2026 affect my residential development? From 1 October 2026, most new residential developments in England with 10 or more homes, or 30 or more student bedspaces, pay a levy based on their floor area and the local authority's rate. It is due by the earlier of the building control completion notice or first occupation, and authorities can refuse a completion certificate until it is paid. Read the full answer
- Now the Building Safety Regulator is a standalone body, does it change our Gateway 2 application? The Building Safety Regulator's move out of the Health and Safety Executive to become a standalone body does not in itself change the legal Gateway 2 requirements. For higher-risk buildings, building work still cannot start until the Regulator has approved a complete building control application. Read the full answer
Building Design & Construction
- Does my 18-metre residential project fall under the September 2026 transitional arrangements for second staircases? New residential buildings of 18 metres or more in England must have a second staircase. Your project is only outside the requirement if a building control application, initial notice or building notice was made before 30 September 2026 and the work is started and sufficiently progressed, either before that date or within 18 months of it. Read the full answer
- Do we need a PAS 9980 external wall appraisal if our block is under 11 metres but has cladding? Not automatically. Since the Fire Safety Act 2021, the fire risk assessment for any block of flats must consider the external walls, whatever the height. A specialist appraisal using PAS 9980 is usually needed only when the fire risk assessor identifies concerns about the wall system, such as combustible materials or an unknown construction. Read the full answer
- What fire safety measures do insurers expect for EV charging points in basement car parks? There is no single legal specification, and insurer requirements vary. Insurers commonly look for measures in line with RISCAuthority guidance, such as careful location of chargers, fire separation from the rest of the building, suitable detection and sprinkler and ventilation design, and easy emergency isolation. Speak to your insurer before you install. Read the full answer
Managing Fire Safety
- Do I need to review my workplace fire risk assessment if staff are charging e-bikes or e-scooters inside? In most cases, yes. The Fire Safety Order requires you to review your fire risk assessment when there is reason to think it is no longer valid or there has been a significant change. Regularly charging lithium-ion e-bike and e-scooter batteries indoors introduces a new and serious fire hazard that your assessment needs to address. Read the full answer
- How often do fire doors need to be checked in a block of flats over 11 metres? In England, in a building with two or more flats and a top storey over 11 metres, communal fire doors must be checked at least every three months. The responsible person must also use best endeavours to check flat entrance doors at least every 12 months, and keep a record of the steps taken where access is not given. Read the full answer
Technology & Emerging Risks
- Can intelligent multi-sensor fire detectors reduce false alarms in my business under BS 5839? Yes. Multi-sensor detectors, which combine smoke with other signals such as heat, can reduce false alarms from things like steam, dust and aerosols, and are a recognised option under BS 5839-1. They must be chosen and positioned by a competent fire alarm designer, and every false alarm should still be investigated and recorded. Read the full answer
- Who is legally responsible if a fire risk assessment is produced with the help of an AI tool? The responsible person. Using software or AI to help write a fire risk assessment does not transfer any of the legal duties under the Fire Safety Order. The assessment must still be suitable and sufficient, and the responsible person remains accountable if it is not. Read the full answer