If you’re a landlord, letting agent, or managing agent in Surrey — especially if you own or manage flats or HMOs in places like Guildford, Woking, Farnham, Epsom, or Camberley — you’ve probably heard about the Fire Safety (England) Regulations 2022.
They came into force on 23 January 2023, and they’ve changed the fire safety game for residential buildings across the county.
But what exactly do these new regulations mean for you?
And what do you need to do to stay compliant?
Let’s break it down.
Why the New Regulations Were Introduced
The Fire Safety (England) Regulations 2022 were brought in following the Grenfell Tower tragedy and the findings from the Public Inquiry.
The goal is simple: to make sure the people responsible for residential buildings — the Responsible Persons — take proactive steps to keep residents safe and to give firefighters the information they need to respond quickly in an emergency.
These new rules apply across England, including here in Surrey, and they sit alongside the Fire Safety Order 2005 and the Fire Safety Act 2021.
So if you own or manage a block of flats or HMO, these apply to you.
The 3 Building Categories
The new regulations split residential buildings into three main categories, depending on their height.
1. All Multi-Occupied Residential Buildings (no height limit)
If your building has more than one dwelling and shared areas — such as a converted house or small block of flats — you must:
- Provide fire safety instructions to all residents, explaining what to do if there’s a fire.
- Provide information about the importance of fire doors and keep them maintained.
2. Buildings Over 11 Metres in Height
If your building is taller than 11m (typically 4 storeys or more):
- You must carry out annual checks on all flat entrance doors that open onto communal areas.
- You must carry out quarterly checks on all communal fire doors (corridor, stairwell, etc.).
3. High-Rise Buildings (Over 18 Metres or 7 Storeys)
This is where things get much more detailed. For high-rise properties, you must:
- Share digital floor plans and building information with the local fire and rescue service.
- Install and maintain wayfinding signage for firefighters.
- Check lifts and firefighting equipment monthly and report defects immediately.
- Keep an up-to-date record of building materials and any changes.
- Provide residents with key fire safety information in plain language.
In short: the taller the building, the higher your responsibilities.
What This Means for Surrey Landlords
If you own or manage property in Surrey, this law puts more focus on ongoing inspection, maintenance, and communication.
It’s not enough to have a Fire Risk Assessment once and file it away.
You now need to prove you’re managing fire safety actively, all year round.
That means:
✅ Keeping accurate records of fire door checks and maintenance.
✅ Logging your inspections and test results.
✅ Giving tenants clear information about evacuation and safety procedures.
✅ Sharing plans and building details with Surrey Fire & Rescue Service if requested.
If you’re unsure which category your property falls under, your Fire Risk Assessor can confirm it for you.
The Penalties for Non-Compliance
The new regulations aren’t optional.
Failing to meet these duties can lead to enforcement action, fines, or even prosecution if you’re found negligent.
Surrey Fire & Rescue are now carrying out inspections under these new powers. They’re not out to trip landlords up — but they are making sure every building meets the standards.
In other words, “I didn’t know” won’t cut it anymore.
What a Compliant Landlord Looks Like
Here’s what you should be doing if you manage flats or HMOs in Surrey:
• Have a current Fire Risk Assessment that covers doors, external walls, and escape routes.
• Keep maintenance logs for alarms, lighting, extinguishers, and fire doors.
• Conduct door checks (communal and entrance) as required.
• Provide clear fire safety info to residents and record when it’s sent.
• Use qualified, competent fire safety professionals for inspections and servicing.
Getting this right doesn’t just tick a legal box — it protects people’s lives and your investment.
Staying Ahead in Surrey
At Fire Risk Assessment Surrey, we help landlords, property managers, and housing providers across Guildford, Woking, Camberley, Farnham, and Epsom stay compliant with the latest legislation — including the Fire Safety (England) Regulations 2022.
We’ll review your Fire Risk Assessment, advise on door and signage inspections, and give you the documentation you need to satisfy Surrey Fire & Rescue.
If you’re not sure where your property stands under the new rules, we’ll walk you through it — step by step, no jargon.
Book your Fire Risk Assessment in Surrey today and keep your buildings, tenants, and reputation safe.
