Fire Protection & Detection in 2025: What UK Businesses Must Do (and Prove)

Fire Safety is a Legal System—Not Just Equipment

In England and Wales, fire safety rests on the Regulatory Reform (Fire Safety) Order 2005 (FSO). It requires a suitable and sufficient fire risk assessment and maintenance of general fire precautions by the Responsible Person. Since 2021–2023, the framework has been strengthened by the Fire Safety Act 2021 and Section 156 of the Building Safety Act 2022, which (from 1 October 2023) make it mandatory to record the fire risk assessment in full, document fire safety arrangements, identify competent assessors, and share fire safety information with residents where applicable. [gov.uk], [gov.uk]

For multi‑occupied residential buildings, the Fire Safety (England) Regulations 2022 introduced further measures from 23 January 2023—including fire door checks (≥11 m), secure info boxes, wayfinding signage, and monthly checks of lifts used by firefighters in high‑rise blocks (≥18 m or ≥7 storeys). [gov.uk]

1) The Fire Risk Assessment: Structure It, Record It, Review It

A robust fire risk assessment does three things: identifies hazards and people at risk, evaluates and controls risk, and records actions with timelines. The PAS 79‑1:2020 code of practice provides a clear methodology for non‑domestic premises and corresponding documentation, helping Responsible Persons meet legal duties under the FSO. Under Section 156, you must record the assessment in full, not just significant findings, and record the identity of any assessor(s). [normsplash.com], [gov.uk]

Best practice is to link findings to your PPM calendar (planned maintenance) and include management systems (training, drills, housekeeping) as recommended in Home Office guidance. [assets.pub...ice.gov.uk]

2) Detection & Alarms: BS 5839‑1:2025 and EN 54 Components

Your fire detection and alarm system should be designed, installed, commissioned, and maintained to BS 5839‑1:2025. The 2025 edition updates recommendations for system modifications/extensions and strengthens guidance for sleeping risks, ensuring earlier detection and clearer integration with other safety measures (e.g., smoke control, door release, lift grounding). [bsigroup.com], [electrical...theiet.org]

All system parts—panels, detectors, sounders, VADs, voice alarm equipment—must be EN 54 compliant to assure performance and compatibility (e.g., EN 54‑2 CIE, EN 54‑3 sounders, EN 54‑23 VADs, EN 54‑7 smoke detectors, EN 54‑20 aspirating). [fia.uk.com], [landingpag...igroup.com]

3) Fire Doors: Checks, Competence, and Updated Guidance

The Fire Safety (England) Regulations 2022 require Responsible Persons in buildings over 11 m to quarterly‑check all fire doors in common parts and use best endeavours to annually check flat entrance doors. Updated government guidance (Aug 2025) clarifies that doors should be adequate for the risk, properly self‑closing, and maintained—not automatically replaced if they met standards when installed and remain functionally sound. [gov.uk], [gov.uk]

4) Extinguishers: BS 5306 Servicing and Positioning

Portable extinguishers are life safety equipment. BS 5306‑3 sets maintenance intervals (e.g., annual servicing, 5‑year extended service for most types; 10‑year pressure test for CO₂) and monthly visual checks by the Responsible Person, while BS 5306‑8 covers selection and positioning by risk class and travel distance. Keep accurate service labels/logbooks for audits and insurers. [bafe.org.uk], [fia.uk.com]

5) Training, Drills & Management Systems

Staff need to know what to do, how to evacuate, and, where appropriate, how to use extinguishers. HSE highlights employer duties to assess fire risk, implement controls, keep escape routes clear, detect/warn early, provide equipment, and train workers—including regular fire drills. [hse.gov.uk]

6) Residential & High‑Rise Specifics

If your estate includes residential blocks, the FSO (as amended) applies to common parts, structure, and external walls—and you must account for these in your risk assessment. For high‑rise residential buildings (≥18 m or ≥7 storeys), Responsible Persons must provide the local Fire & Rescue Service with floor and building plans, external wall information, maintain a secure information box, install wayfinding signage, and perform monthly checks on lifts and essential firefighting equipment. [gov.uk]

7) Document Everything—Digitally

Section 156 emphasises record‑keeping. Use digital real‑time job sheets to capture time‑stamps, materials, engineer notes, and before/after images for each task—creating an audit‑ready trail that supports compliance, inspections, and claims. [gov.uk]

Common Pitfalls (and Fixes)

• Unrecorded risk assessments → Record in full and update after changes. [gov.uk]

• Non‑compliant system modifications → Apply BS 5839‑1:2025 recommendations and re‑commission. [bsigroup.com]

• Fire doors unchecked → Implement quarterly and annual checks per Reg 10; keep evidence. [gov.uk]

• Inadequate extinguisher servicing → Follow BS 5306‑3 intervals and BS 5306‑8 placement. [bafe.org.uk], [fia.uk.com]

Prove It, Not Just Do It

In 2025, fire safety is about doing the right things and proving them. Align your risk assessment, systems, training, and documentation to the FSO, Fire Safety (England) Regulations 2022, Section 156, and the latest BS standards. If you need a partner to plan, deliver, and report with precision, Iconic Group Services is here to help.

Book a compliance survey or system review today.