Fire Safety Guidance For Buildings in Wales
As we move into 2026, anyone responsible for fire safety under the Regulatory Reform (Fire Safety) Order 2005 must be familiar with the current legislative requirements.
Here at Hydro Protect, we are Cardiff-based fire safety specialists, and we’ve prepared the following guide to help you navigate the complex legislation of fire safety guidance for buildings in Wales, and ensure that your building remains safe, legal and compliant.
Understanding The Core Legislation
There are various rules and regulations which govern buildings in Wales.
The Regulatory Reform (Fire Safety) Order 2005
The primary legislation governing fire safety in non-domestic properties, including workplaces and common areas of residential buildings in England and Wales, is The Regulatory Reform (Fire Safety) Order 2005.
This legislation requires a ‘Responsible Person’ to conduct suitable fire risk assessments, implement safety measures and provide staff training. This is a legal duty.
A Responsible Person must oversee the removal or reduction of fire hazards in a building, and implement reasonable measures to ensure the safety of all residents, including employees and visitors to the property.
The Fire Safety Act 2021
Issued in accordance with Article 50 of the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021 clarifies the parts of a premises that apply under the Fire Safety Order.
This new legislation clarifies that where a building contains 2 or more sets of domestic premises, the FSO applies to the building’s structure and external walls and any common parts, as well as all doors between domestic premises and common parts, such as flat entrance doors.
Essentially, this addendum clarifies that the Responsible Person(s) must consider these parts when completing a risk assessment.
Section 156 of the Building Safety Act 2022
As of 2026, all Fire Risk Assessments must be recorded in full, regardless of the size of the business or the number of employees. The Responsible Persons must also document fire safety arrangements, ensure adequate communication with other Responsible Persons where appropriate, and provide residents with information on the fire risks within their building and fire safety measures to keep them safe.
New Roles & Categories Within The Building Safety (Wales) Bill
As of 2026, a phased implementation of the Building Safety (Wales) Bill will be put in place. The bill will focus heavily on buildings over 18 metres, aiming to capture all multi-occupied residential buildings with two or more units.
New Dutyholder Roles
As of July 1, 2026, a new dutyholder role will apply to all building work with only limited exceptions, largely mirroring the approach in England.
The dutyholder role will align with CDM dutyholder roles, ensuring a clear responsibility for compliance with building regulations.
For most building projects, the person commissioning the work must appoint a Principal Designer and Principal Contractor to manage safety during both the design and construction phases. All duty holders, including clients, designers, and contractors, must plan, manage, and monitor their work, and must be competent or supervised by competent persons.
Categorising Your Building
Wales has also adopted a tiered system to determine the regulation levels.
| Category | Height/Storeys | Primary Requirements |
|---|---|---|
| Category 1 (High Risk Buildings) | 18M+ or 7+ Storeys | Strictest safety rules, with checks of both fire safety and the strength of the structure. Ongoing assessments, management and maintenance required. Must be registered with the new building safety authority in Wales. |
| Category 2 | 11m-18m or 5-7 storeys | 11m-18m or 5-7 storeys They still pose a significant risk due to their height and number of residents. It is still important to have a structural risk assessment, and registration is required. Documented fire door checks are required every 3 months. |
| Category 3 | Under 11m (Multi-occupied) | Includes loft-converted HMOs. Requires a professional fire risk assessment. |
Why You Must Conduct A Fire Risk Assessment
A fire risk assessment is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 for all non-domestic premises, including both workplaces and shared residential areas. It will identify fire hazards, evaluate risks, and implement measures to protect lives, prevent property damage, and ensure legal compliance and business continuity.
Article 9 of the Regulatory Reform (Fire Safety) Order 2005 states that it is a legal requirement for fire risk assessments to be reviewed if there is reason to suspect that the existing assessment is no longer valid, or there has been a significant change in the matters to which it relates, including when the premises undergo significant changes, extensions, or conversions.
Essentially, if any major changes are made to the building, whether or not they increase the risk of fire, an updated fire risk assessment becomes a legal requirement. The responsible person must complete this.
Managing Information With The Golden Thread
This ‘Golden Thread’ is a digital record of a building’s safety information that stays with the building for its entire lifetime. Starting at the design phase, the thread becomes a single source of truth, ensuring the safety of all building occupants. The essential information included in the golden thread includes:
- Building’s fire safety features, such as fire protection systems,
- The design of the building,
- The materials used in constructing the building and all accompanying information on building materials,
- Information about escape routes,
- Information on emergency procedures should a fire occur.
The thread of information will help the property adhere to the applicable building regulations, identifying, understanding, managing and mitigating building safety risks, to prevent or reduce the consequences of fire spread or structural collapse.
During the design and construction phase of a building, the dutyholder must keep and manage the information. Then, during the occupation phase, the responsibility will pass to the Responsible Person.
Choosing The Right Fire Safety Technology
Ensuring that you have the right fire safety technology for the nature of your building is vital. With unique requirements and legislations to follow regarding fire suppression, a Responsible Person needs to understand the steps to take.
High-Rise Buildings
In Wales, a High-Risk Building is any building over 18 metres high, or with 7 or more storeys. In the aftermath of the Grenfell Tower Disaster in June 2017, buildings that fall into this category will be subject to stringent regulations.
A ‘hard stop’ gateway process managed by local authorities means that it is an offence for a dutyholder to start work without Gateway 2 approval. Construction cannot begin without the written approval of your fire safety strategy.
Gateway 3 is the final mandatory ‘hard stop’ checkpoint under the new high-risk building control regime in Wales. The application must contain certain information, which forms the ‘Golden Thread’, to be handed over to the Responsible Person.
Loft Conversions
Loft conversions are a common way to add value to a Welsh home. However, this addition will significantly change the building’s fire risk profile.
A habitable room in the loft of a property will turn a two-storey house into a three-storey house. Therefore, this means the property must follow stricter regulations.
In Wales, legislation requires a loft conversion to have fire sprinkler systems installed. Enforced through Building Regulations, the legislation came into effect on January 1, 2016, as a part of the Domestic Fire Safety (Wales) Measures 2011.
Your Journey To Compliance
Whether you manage a high-rise property or you’re overseeing a portfolio of loft conversions, whatever the nature of your project, ensuring that you are properly educated in fire safety regulations is the key to professional competence and transparency. As the failure to comply can now lead to unlimited fines or even imprisonment, fire safety is by no means a ‘tick box’ activity; it’s about clear accountability and professional competence.
For further support on navigating these regulations, speak to the team at Hydro Protect today. We’re well-versed in local legislation and can provide you with a fully compliant fire sprinkler system.