If you’re a landlord, letting agent, or property manager in Surrey — maybe in Reigate, Dorking, Leatherhead, or Walton-on-Thames — there’s a good chance you’ll receive a visit from Surrey Fire & Rescue Service at some point.
Whether it’s a routine audit, a complaint follow-up, or a random inspection, that knock at the door isn’t something to ignore.
Fire safety inspections are becoming more frequent across the county — especially since the Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 came into force.
These inspections aren’t meant to catch you out — they’re designed to make sure your building, and the people who live in it, are properly protected.
But if you don’t know what to expect, they can still be nerve-wracking.
Here’s how fire safety inspections for flats and HMOs in Surrey work, what inspectors check, and how to make sure your property passes with flying colours.
Why Fire Safety Inspections Happen
Surrey Fire & Rescue has a legal duty to enforce the Regulatory Reform (Fire Safety) Order 2005 — the law that governs fire safety in all non-domestic and communal areas of residential buildings.
They inspect flats, HMOs, and apartment blocks to ensure the Responsible Person — that’s you, the landlord or manager — is:
✅ Maintaining a suitable and sufficient Fire Risk Assessment (FRA).
✅ Managing fire precautions and escape routes properly.
✅ Complying with newer legislation like the Fire Safety Act 2021 and Fire Safety (England) Regulations 2022.
These inspections aren’t random — Surrey Fire & Rescue prioritises:
- High-risk buildings (HMOs, older conversions, or those with cladding).
- Properties with previous enforcement history.
- Buildings reported by tenants, neighbours, or councils.
- Multi-occupied buildings with shared stairwells or complex layouts.
You can see more about their approach here:
👉 Surrey Fire & Rescue – Business and Residential Fire Safety
What to Expect on the Day
A Fire Safety Inspector (or sometimes a small team) will usually contact you in advance, though they also have the power to conduct unannounced visits — especially where there are safety concerns.
Here’s what typically happens during the inspection:
1️⃣ Identification and Purpose
Inspectors will show official ID and explain why they’re there — for instance, a routine audit, complaint investigation, or follow-up visit.
2️⃣ Request for Documentation
The first thing they’ll ask for is your Fire Risk Assessment.
They’ll check:
- That it’s current (reviewed within the last 12 months).
- That it includes external walls, cladding, and flat entrance doors (as required by the Fire Safety Act 2021).
- That it’s been done by a competent person.
They’ll also want to see:
- Maintenance records for alarms, lighting, and extinguishers.
- Fire door inspection logs.
- Evacuation plans and resident communication records.
- Evidence of regular testing and servicing.
3️⃣ Physical Inspection of the Building
Inspectors will then walk the property, checking for compliance issues like:
- Working fire alarms and detectors.
- Clear, well-lit escape routes.
- Properly closing fire doors (no wedges!).
- Maintained extinguishers and emergency lighting.
- Correct signage for exits and call points.
- Clutter or storage in communal areas.
If your building has external cladding, they’ll review any reports or engineer assessments available — especially if it’s over 11m high.
4️⃣ Interviews and Questions
They may ask questions about:
- Who’s responsible for fire safety decisions.
- How often inspections are carried out.
- What training, if any, you’ve given to residents or staff.
- How residents are informed of fire procedures.
If you use a managing agent, be prepared for them to contact you or your agent during the inspection.
5️⃣ Feedback and Next Steps
At the end, inspectors will discuss what they found.
They’ll highlight:
- What’s compliant and in good order.
- Minor improvements or maintenance items.
- Any serious issues requiring formal action.
Possible Outcomes
After the inspection, you’ll receive one of several outcomes:
✅ Satisfactory
You’re compliant, records are in order, and no further action is needed.
🟠 Notification of Minor Deficiencies
Minor issues that need correcting — for example, missing signage, overdue servicing, or incomplete documentation. These should be fixed promptly and logged.
🔴 Enforcement Notice
Issued when significant breaches of the Fire Safety Order are found. You’ll be given a list of required actions and a deadline to complete them.
🚫 Prohibition Notice
Used if there’s an immediate danger to life — for instance, blocked exits, failed alarms, or severe structural risks. This can restrict or prohibit occupation until remedial work is done.
⚖️ Prosecution
Reserved for extreme or repeated breaches. Surrey Fire & Rescue can pursue fines or legal action, especially where negligence is proven.
You can read real examples of enforcement actions here:
👉 GOV.UK – Fire Safety Enforcement Notices and Prosecutions
The Most Common Failures in Surrey Flats and HMOs
From our experience inspecting buildings across Reigate, Leatherhead, Addlestone, and Walton-on-Thames, these are the top issues that trigger enforcement:
🚫 Outdated or missing Fire Risk Assessment.
🚫 Fire doors that don’t close properly or have missing seals.
🚫 Blocked or cluttered stairwells and corridors.
🚫 Inadequate fire alarm systems (especially in older HMOs).
🚫 Poor maintenance or missing test records.
🚫 Residents unaware of fire procedures.
🚫 Missing or broken emergency lighting.
The good news? Most of these problems are easy to prevent with regular inspections and maintenance.
How to Prepare Before an Inspection
Here’s a simple checklist to make sure you’re ready for your next visit from Surrey Fire & Rescue:
✅ Review your Fire Risk Assessment — make sure it’s up to date and covers the entire building.
✅ Check that alarms and detectors are working and tested weekly.
✅ Walk escape routes — they must be clear, lit, and unlocked.
✅ Inspect fire doors for gaps, closers, and seals.
✅ Test your emergency lighting (monthly short test, annual full test).
✅ Review your maintenance certificates (alarms, lighting, extinguishers).
✅ Keep resident information visible — including what to do in a fire.
✅ Record everything in your fire safety logbook.
If you find issues, fix them before the inspection. Surrey Fire & Rescue inspectors appreciate proactive management and documented evidence of maintenance.
What If You Receive an Enforcement Notice?
Don’t panic.
An Enforcement Notice isn’t a fine — it’s an opportunity to put things right.
Take it seriously:
- Read each requirement carefully.
- Fix the issues within the deadline given.
- Keep written evidence (invoices, certificates, photos).
- Once completed, notify Surrey Fire & Rescue and provide proof of compliance.
If the notice is complex, get help from a competent Fire Risk Assessor or fire safety consultant like ESI: Electrical and Fire Safety Specialists, who can help you address the issues professionally and quickly.
The Role of the Fire Safety (England) Regulations 2022
These regulations have introduced stricter duties for landlords and managers of multi-occupied residential buildings.
If your building is over 11 metres, you must:
- Check flat entrance doors annually.
- Check communal fire doors quarterly.
- Provide fire safety information to all residents.
If your building is over 18 metres (high-rise), you must also:
- Provide plans and safety info to Surrey Fire & Rescue.
- Install wayfinding signage for firefighters.
- Keep digital records of building materials and safety systems.
Failure to follow these new requirements can result in enforcement or prosecution.
You can read full details here:
👉 GOV.UK – Fire Safety (England) Regulations 2022
How ESI Helps Landlords and Managing Agents in Surrey
At ESI: Electrical and Fire Safety Specialists, we’ve been helping landlords, housing associations, and property managers across Reigate, Dorking, Leatherhead, and Walton-on-Thames stay compliant for over 20 years.
Our qualified assessors carry out:
- Full Fire Risk Assessments (BS 9991 & BS 9999 compliant).
- Fire door inspections and reporting.
- Emergency lighting and alarm system maintenance.
- Preparation for and response to Surrey Fire & Rescue inspections.
We’ll review your current setup, identify any weak spots, and make sure your documentation and systems are ready for scrutiny — no jargon, no stress, just compliance and peace of mind.
If you’ve received an enforcement notice or want to avoid one altogether, we can help.
Book your Fire Risk Assessment in Surrey today and make sure you’re inspection-ready before Surrey Fire & Rescue arrive.
