If you manage or own flats in Surrey — whether that’s a converted Victorian block in Guildford, a modern apartment building in Woking, or a multi-storey property in Camberley — the Fire Safety Act 2021 changed how you need to approach your Fire Risk Assessment.
Before this law came in, many landlords and managing agents believed their legal duties only applied to communal areas like stairwells, corridors, and entrances.
Not anymore.
The Fire Safety Act 2021 expanded what your Fire Risk Assessment must cover, and it closed the loopholes that had caused confusion for years.
Here’s what changed, why it matters, and how it affects every landlord and managing agent in Surrey.
Why the Fire Safety Act Was Introduced
The Fire Safety Act 2021 came directly from the recommendations of the Grenfell Tower Inquiry.
After Grenfell, one thing became clear — too many residential buildings were falling between the cracks of overlapping laws and unclear responsibilities.
In many cases, landlords and freeholders assumed their Fire Risk Assessments didn’t need to include things like cladding or flat doors, while fire services thought otherwise.
This inconsistency left dangerous gaps in fire safety management.
The Fire Safety Act 2021 was designed to fix that. It clarified — once and for all — what parts of a building the Regulatory Reform (Fire Safety) Order 2005 actually applies to.
You can read the Act in full on GOV.UK – Fire Safety Act 2021.
What the Act Actually Says
In simple terms, the Fire Safety Act 2021 confirms that the Fire Safety Order now applies to:
✅ The structure and external walls of a building — including cladding, balconies, windows, and insulation materials.
✅ Flat entrance doors that open onto communal areas.
✅ All common parts (as before) — stairwells, corridors, plant rooms, bin stores, etc.
That might not sound like much, but it’s a huge shift in how Fire Risk Assessments must be carried out.
It means your Fire Risk Assessment in Surrey must now consider:
- How external wall systems could contribute to fire spread
- The fire performance of balconies and façades
- Whether flat entrance doors provide adequate protection and self-closing function
- How compartmentation between flats and common areas performs in a real fire
So, if your last Fire Risk Assessment didn’t cover these areas, it’s no longer compliant.
Who the Act Applies To
The Fire Safety Act 2021 applies to any building containing two or more domestic premises — that includes:
• Purpose-built blocks of flats
• Converted houses (HMOs)
• Mixed-use buildings (shops with flats above)
So, whether you’re managing a large development in Woking or a three-storey conversion in Farnham, this Act applies to you.
The duty sits with the Responsible Person — usually the freeholder, managing agent, or landlord — and in some cases, multiple parties share responsibility.
That means you may need to coordinate with others, such as leaseholders or maintenance companies, to ensure all parts of the building are covered.
What It Means for Your Fire Risk Assessment
The most practical impact of the Fire Safety Act is how it changes what your Fire Risk Assessment must look at and record.
Let’s break it down.
1️⃣ External Walls and Cladding
If your building has any external wall system — even decorative cladding or balconies — it now needs to be considered as part of the FRA.
The assessor must determine whether the materials or design could allow fire to spread externally, and whether any remedial work or specialist review is required.
For buildings with more complex façades or uncertain materials, this may trigger a specialist external wall assessment under PAS 9980:2022 — the new code of practice for fire risk appraisals of external wall construction.
You can read more about PAS 9980 guidance here: BSI PAS 9980 Overview.
2️⃣ Flat Entrance Doors
Every flat door that opens onto a communal area must now be included in the Fire Risk Assessment.
The assessor should check:
- That doors are fire-rated (FD30 or FD60 as appropriate)
- That they have intact seals, closers, hinges, and correct signage
- That tenants haven’t altered them in a way that reduces protection
It’s a simple thing that saves lives — a self-closing fire door can stop smoke and fire from spreading into escape routes long enough for people to get out safely.
The Home Office published a detailed guide on this called Fire Safety in Purpose-Built Blocks of Flats — a must-read for landlords and property managers.
3️⃣ Coordination and Record-Keeping
Because multiple people often have different levels of control over a residential building, the Fire Safety Act makes cooperation and information-sharing mandatory.
For example:
- A managing agent might be responsible for common areas.
- The freeholder might own the structure and external walls.
- Individual leaseholders might control their front doors.
All of them need to communicate and coordinate to ensure the Fire Risk Assessment covers everything.
That means keeping shared documentation, drawings, and maintenance logs up to date.
This requirement ties directly into the “golden thread” concept introduced later in the Building Safety Act 2022, which requires accurate and continuous record-keeping for the life of a building.
How It Links to the Fire Safety (England) Regulations 2022
The Fire Safety Act 2021 set the stage for the next big step — the Fire Safety (England) Regulations 2022, which came into force in January 2023.
Those regulations put the Fire Safety Act into practice by introducing specific, ongoing duties for landlords and managers, including:
• Quarterly fire door checks in communal areas.
• Annual flat entrance door checks.
• Resident information about evacuation and fire safety.
• Wayfinding signage in buildings over 18 metres.
• Plans and safety info shared with local fire services.
So, the Fire Safety Act 2021 isn’t a standalone law — it’s the foundation for all these new, detailed requirements that now shape modern fire safety in Surrey.
How It’s Being Enforced in Surrey
Surrey Fire & Rescue Service is responsible for enforcing the Fire Safety Order, the Fire Safety Act, and the new Regulations.
Their officers carry out regular inspections across the county — especially in multi-occupied residential buildings — and they now check that your Fire Risk Assessment includes external walls and flat entrance doors.
If it doesn’t, they can issue an Enforcement Notice requiring you to update it, or even a Prohibition Notice if they believe people are at immediate risk.
You can see examples of enforcement activity here: Surrey Fire & Rescue – Business Safety Enforcement.
The Knock-On Effect for Landlords and Managing Agents
For landlords, managing agents, and freeholders in Surrey, the Fire Safety Act means more than just another legal requirement — it means greater accountability.
You can no longer rely on old or generic FRAs that focus only on stairwells and signage.
Your assessment must be detailed, building-specific, and up to date.
It must show that you’ve:
- Identified risks from external walls and balconies
- Checked all flat entrance doors
- Communicated findings and actions with everyone involved
- Recorded everything in writing
It’s not just about compliance — it’s about proving due diligence if something ever goes wrong.
What You Should Do Next
If you own or manage residential property in Surrey, here’s how to stay compliant under the Fire Safety Act 2021:
1️⃣ Check your existing Fire Risk Assessment. Does it include external walls and flat doors? If not, it’s out of date.
2️⃣ Use a competent fire risk assessor. Look for assessors registered with the Institute of Fire Safety Managers, Institute of Fire Engineers (IFE) or the Fire Sector Federation Competence Register.
3️⃣ Document everything. Keep records of inspections, repairs, and communication with leaseholders or tenants.
4️⃣ Review annually or after any change. Layout, occupancy, or refurbishment? Time for an update.
5️⃣ Engage with Surrey Fire & Rescue. If they contact you, cooperate — they’d rather help than enforce.
Helping You Stay Compliant in Surrey
At Fire Risk Assessment Surrey, we help landlords, freeholders, and managing agents navigate these new requirements with confidence.
Our team of qualified assessors carry out detailed, BS 9991 and PAS 9980-compliant Fire Risk Assessments that include every element required under the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022.
We work across Guildford, Woking, Camberley, Farnham, and Epsom — providing clear, professional reports and practical advice to help you protect your building and your residents.
If your current Fire Risk Assessment doesn’t mention cladding, balconies, or flat doors — it’s time for an update.
Book your Fire Risk Assessment in Surrey today and make sure your property meets every legal requirement under the new Act.
