Fire-Safety and Life-Safety Updates: What UK Building Managers Need to Know

Summary:

England’s 2025/2026 fire-safety and life-safety updates for building managers include new fire regulations, sprinkler requirements for care homes, evacuation plans for vulnerable residents, and Martyn’s Law terrorism-protection duties. Responsible persons must ensure compliance, update risk assessments, maintain fire and security systems, and train staff. 

Key Takeaways

• Fire-safety measures are evolving: Ensure risk assessments, PEEPs, sprinklers, and materials are compliant with 2025 standards.
• Terrorism protection is now a legal duty: For qualifying premises, conduct risk assessments, implement security measures, and train staff.
• Compliance is ongoing: Maintain documentation, audit regularly, and coordinate all stakeholders—this is not a one-off task.

Managing a building safely is already a big responsibility. Between fire safety, residential evacuation requirements, and now new terrorism protection duties, there’s a lot for building managers and “responsible persons” to keep on top of. 

Recent regulatory changes in England, most notably the 2025 fire-safety updates and the Terrorism (Protection of Premises) Act 2025 (often called “Martyn’s Law”), sharpen existing duties and introduce new ones. 

Here’s a high-level guide to what you need to know and what action you should take:

What You Already Had to Do

Before the 2025 updates, building managers already had several key duties under existing legislation:

Regulatory Reform (Fire Safety) Order 2005 (FSO):

• Conduct and regularly review fire risk assessments.
• Maintain fire-safety measures like alarms, escape routes, fire doors, signage, and staff training.
• Inform staff and occupants of fire risks and safety procedures.
• Ensure any building works comply with fire-safety regulations.
• For blocks of flats or multi-occupied buildings, common areas fall under FSO duties.

Building Safety Act 2022 (BSA 2022):

• Enhanced duties for “higher-risk” buildings, such as high-rise residential properties.
• Appointment of an accountable person and registration of safety cases.

In short, building managers already have significant responsibilities. The 2025 changes extend these duties and introduce new obligations, particularly around materials standards, evacuation of vulnerable residents, and terrorism protection.

Key 2025 Fire-Safety Changes

Updated Fire Regulations (Approved Document B)

• Effective from 2 March 2025: Timing and standards for fire-safety information have changed.
• Fire-safety information for new builds or alterations must now be provided at project completion or first occupation—whichever comes first.
• The UK is phasing out the old BS 476 fire-testing standard in favour of European standards (BS EN 13501).

Action: Ensure all materials and components, such as fire doors and cladding, meet the new standards and that documentation is received from contractors.

Sprinklers in New Care Homes

• From March 2025, all new care homes in England must have sprinkler systems installed.

Action: Make sure installations are compliant and that ongoing maintenance is scheduled.

Evacuation Plans for Vulnerable Residents

• New regulations coming into effect in April 2026 require tailored evacuation plans (Personal Emergency Evacuation Plans, or PEEPs) for residents with mobility or cognitive impairments.

Action: Identify residents who need assistance and update your fire-risk assessment and evacuation procedures accordingly.

Enforcement Changes

• Fire-safety breaches may now be pursued by regulators for up to 12 months.

Action: Compliance remains critical, don’t assume enforcement is less urgent.

Terrorism Protection: Martyn’s Law

Martyn’s Law introduces a “Protect Duty” for certain public-facing or high-occupancy premises.

Key points:

• Applies to “qualifying premises” such as large venues, public buildings, or events. Many of these buildings fall within the hospitality, transport, retail and education sectors. 
• Two tiers: Standard and Enhanced duty, depending on risk and size.
• Standard Duty includes:
  • Conducting a terrorism risk assessment.
  • Implementing proportionate protective measures (CCTV, access control).
  • Staff training and incident planning.
• Enhanced Duty (for higher-risk sites) may include formal security management systems, audits, reporting, and engagement with law enforcement.

Action: Determine if your premises fall under the law, appoint a responsible person, and implement security measures alongside existing fire-safety obligations.

What Building Managers Should Do Now

To bring all these updates together, here’s a practical checklist:

• Check scope: Identify which regulations apply to your building (height, use, residential vs. public).
• Update fire risk assessments: Include sprinkler systems, PEEPs, and new material standards.
• Verify documentation: Ensure new/altered buildings come with proper fire-safety information.
• Check materials and installations: Confirm compliance with BS EN 13501 and other updated standards.
• Plan evacuations: Implement tailored plans for vulnerable residents and coordinate with fire services.
• Security planning: For Martyn’s Law premises, conduct terrorism risk assessments and implement proportionate measures.
• Ongoing monitoring: Regularly check systems, maintain records, and review training and emergency procedures.
• Coordinate stakeholders: Clarify responsibilities among landlords, tenants, contractors, and staff.
• Plan ahead for phased deadlines: Some requirements, like second staircases in high-rise buildings or full BS 476 phase-out, are gradual.

Stay Ahead and Protect Your People and Premises

Regulations are tightening, and enforcement is real. Reviewing your fire-safety and security measures now will help keep your building, occupants, and business safe, and ensure you meet the law.

Need help navigating these changes? 

Contact us here or call us on 01702 293157 for a consultation to review and update your current fire and security systems.