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Fire safety requirements for residential buildings are evolving across the UK. In Wales, Responsible Persons must comply with established legislation while preparing for a more structured and accountable regime under the Building Safety (Wales) Bill.
At FireRite, we support Responsible Persons, managing agents, developers, and asset owners with clear, practical fire safety advice. This guide explains what the law requires in Wales, how changes in England influence expectations, and what actions you should take now to remain compliant and demonstrate effective risk management.
A Responsible Person is the individual or organisation legally accountable for fire safety within a building under the Regulatory Reform (Fire Safety) Order 2005. This typically includes building owners, landlords, managing agents, or anyone in control of the premises.
Their duties include carrying out a fire risk assessment, implementing appropriate safety measures, maintaining systems, and ensuring occupants can safely escape in the event of a fire.
This is the primary fire safety legislation in Wales. It requires Responsible Persons to assess fire risks, implement control measures, maintain fire precautions, and review arrangements regularly.
The Fire Safety Act 2021 clarified that fire risk assessments must include:
This means fire safety must now be considered across the whole building, not just internal communal areas.
The Building Safety (Wales) Bill, passed by the Senedd in 2026, introduces a wider and more comprehensive framework for managing building safety.
Unlike England, where the focus is primarily on buildings over 18 metres, the Welsh approach applies more broadly to multi-occupied residential buildings.
This represents a shift towards a more consistent, system-wide approach to managing fire and structural risks.
No. The Building Safety Act 2022 and related regulations introduced in England do not directly apply in Wales.
However, they are highly relevant. In April 2026, additional requirements in England include:
These changes are influencing expectations across the UK. Fire and rescue services, insurers, and industry professionals increasingly expect similar standards of documentation, accountability, and risk control.
South Wales Fire and Rescue Service has made it clear that compliance should not be treated as a minimum standard. Responsible Persons are expected to understand their buildings, manage risk proactively, and demonstrate how safety is being maintained.
In practice, this means being able to show:
FireRite provides consultancy-led fire safety support designed to move clients beyond basic compliance.
Our services include Fire Risk Assessments (FRA) aligned with PAS 79, Fire Strategy development for both new and existing buildings, and specialist advice on external wall systems in line with PAS 9980.
We also support clients with remedial planning, ongoing compliance management, and structured documentation. This ensures that fire safety arrangements are not only compliant but also practical, defensible, and aligned with regulatory expectations.
Responsible Persons should ensure their fire risk assessments are up to date and reflect the full scope of the building, including external walls where applicable. Fire protection systems such as alarms, fire doors, and passive fire stopping should be regularly inspected and maintained.
There should be a clear evacuation strategy in place, supported by appropriate communication with residents. Records should be maintained in a structured way to demonstrate compliance and decision-making.
It is also important to clearly define responsibility within the organisation. As legislation evolves, accountability will become more formalised, and expectations around competency will increase.
Competency is becoming a central requirement in building safety.
FireRite delivers CPD-accredited training, including a Fire Safety Legislation and Compliance course. This is designed to help Responsible Persons, property managers, and facilities teams understand their legal duties and apply them effectively.
Responsible Persons should be familiar with recognised guidance, including:
These documents are widely used by professionals and enforcing authorities to define good practice.
Fire safety in Wales is moving towards a more structured and accountable system. While legislation differs from England, expectations are becoming aligned.
Responsible Persons should focus on understanding their building, managing risks proactively, and maintaining clear records of decisions and actions.
Taking action now will support compliance, reduce long-term risk, and provide reassurance to residents and stakeholders.
If you need support with a Fire Risk Assessment, Fire Strategy, external wall appraisal, or training, FireRite can provide clear, practical guidance tailored to your building.
