Fire safety rules for high-rise buildings – an update
After Grenfell, fire safety in the UK has been scrutinised to help stop this type of tragedy from happening again. With new fire safety regulations coming into force, there are lots of changes that landlords, property owners and building managers need to be aware of.
But what are the rules for fire safety in high-rise buildings? And how do the Fire Safety (England) Regulations 2025 affect things? We take a look.
What are the fire regulations for high-rise buildings?
High-rise residential buildings (usually those over 11 metres tall) are subject to much stricter fire safety laws and controls than smaller properties. These regulations focus on both preventative measures and emergency response planning to stop fires and help occupants escape in the event one breaks out.
Key requirements of high-rise buildings include regular fire risk assessments (which should be updated as needed), clear evacuation plans tailored to property layouts and residents, and good fire detection systems. There should be clear signage along escape routes and suitable fire-fighting equipment available.
After the Grenfell Tower fire, the Building Safety Act 2022 came into force, covering properties 18 metres and above (or 7+ storeys).
What’s the new 18m rule for buildings?
The 18m rule refers to the fire safety responsibilities for anyone managing high-rise buildings over 18 metres or 7 storeys. These buildings are now deemed higher risk under this recent legislation, triggering extra fire safety requirements.
Those responsible for the building must ensure they’re aware of all their legal responsibilities and implement them. For example, this includes submitting building plans and safety case reports to the Building Safety Regulator.
For PEEPs (Personal Emergency Evacuation Plans), building managers should engage with occupants to identify anyone who may need evacuation support.
What are the fire door regulations 2025?
Fire doors are an essential component of passive fire protection, slowing down the spread of smoke and flames, especially in buildings with shared corridors and stairwells.
In 2025, new rules for fire door inspections came in, which means they will need checking more frequently. This means quarterly checks for communal fire doors and annual flat entrance door checks.
Fire doors must also be fitted with intumescent seals, self-closing devices and appropriate signage. Records of all inspections should be documented and available for review by regulators when requested.
What other fire safety changes are coming?
The Fire Safety (England) Regulations 2025 include the main changes or updates to current rules covered by Approved Document B. More changes are to be expected, such as mandatory storage of digital fire safety information, and visible floor identification signs (wayfinding signage) in high-rise buildings to help firefighters in emergencies.
Evacuation lifts and emergency lighting must be regularly maintained, and building managers must engage with residents to communicate fire safety procedures clearly in multiple languages.
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