1. Regulatory Reform (Fire Safety) Order 2005 (FSO)

Applies to all communal areas: corridors, lounges, dining rooms, kitchens, laundry rooms, plant rooms, bin stores, etc.

The responsible person (landlord, housing association, or managing agent) must:

Carry out a suitable and sufficient fire risk assessment (FRA).

Record findings (mandatory if 5+ employees or if required by enforcing authority).

Review and update the FRA regularly (good practice = annually, or sooner if building or residents’ risks change).

⚠️ Private flats or rooms within the scheme are not directly covered by the FSO – but:

Flat entrance doors opening onto communal areas are included (per the Fire Safety Act 2021).

Landlords still have duties under housing law to ensure each flat/room is safe.

2. Fire Safety Act 2021

Extends the scope of the FSO to cover:

External walls (cladding, balconies, insulation).

Flat entrance doors opening onto communal spaces.

Especially relevant where schemes are purpose-built blocks of flats with “extra care” services.

3. Fire Safety (England) Regulations 2022

Applies from Jan 2023, with duties depending on building type and height:

All multi-occupied residential buildings (including sheltered housing):

Provide residents with fire safety instructions (how to report a fire, evacuation procedures).

Give residents information about fire doors and their importance.

Buildings 11m+ in height:

Annual checks of flat entrance doors.

Quarterly checks of fire doors in communal parts.

High-rise (18m+/7 storeys+):

Additional requirements: secure information box, floor/flat signage, plans for fire service, regular lift/fire equipment checks.

4. Supported Living Settings

The legal duties depend on the care model:

Independent Supported Living (own tenancy, care provided separately):

Landlord/agent responsible for FRA of communal areas.

Individual tenants are responsible for their own flat, but landlord must ensure adequate fire precautions under housing law.

Care Homes / Residential Care Settings (registered with CQC):

The FSO applies to the whole building (not just common areas).

Fire risk assessment must consider evacuation strategies, including residents who may need assistance.

CQC also expects compliance with fire safety standards and will check during inspections.

5. Other Relevant Duties

Housing Act 2004 (HHSRS): Local councils can enforce fire safety standards in individual dwellings.

Management of Houses in Multiple Occupation (if applicable): If parts of the scheme meet HMO definitions, additional duties apply.

Equality Act 2010: Reasonable adjustments may be needed for residents with disabilities (e.g., visual alarms, evacuation aids).

 In Summary

Sheltered housing: FRA required for communal areas + flat entrance doors.

Supported living: FRA applies to communal areas; scope depends on whether it’s independent living or a registered care setting.

Care homes/registered facilities: FRA must cover the entire building, with special attention to evacuation of vulnerable residents.

High-rise sheltered schemes: Extra duties under Fire Safety (England) Regulations 2022.

Failure to comply can result in enforcement, unlimited fines, loss of licence, or prosecution.