The Fire Safety Order applies to the common parts of a block of flats — the hallways, stairwells, landings, lobbies, plant rooms, bin stores and any other shared spaces. The responsible person is typically the freeholder, the managing agent acting on their behalf, or the residents’ management company.
The Fire Safety Act 2021 extended the scope of the Order to clarify that it also applies to the structure, external walls (including cladding) and the individual flat entrance doors of multi-occupied residential buildings. This has significant implications for managing agents and freeholders of residential blocks, who now have clearer duties regarding fire doors and structural fire safety.
"The Act makes it clear that the Regulatory Reform (Fire Safety) Order 2005 applies to the structure, external walls and flat entrance doors of a multi-occupied residential building."
HM Government guidance, 2021. This significantly broadened the obligations of managing agents and freeholders of residential blocks.
Common hallways and stairwells — fire doors (including flat entrance doors post-2021 Act) — emergency lighting — fire detection and alarm systems — means of escape — fire suppression equipment — external walls and cladding (where relevant) — written report with prioritised action plan.