If you own, manage or occupy non-domestic premises in Wales, fire safety law places a direct legal duty on you. Understanding what is required—and what happens if you do not comply—is essential for any business, landlord or public-sector organisation operating in Wales.

This guide covers the legislation that applies, who is responsible, what a fire risk assessment involves, how often it should be reviewed and the specific requirements that apply in Wales. Where relevant, we have linked to our sector and location pages for more detailed information.

Firebugged is a South Wales fire risk assessment business led by Paul Williams, a Level 4 qualified fire risk assessor with more than 26 years of experience across operational fire safety, auditing and compliance. To speak directly with Paul, call or text 07966 511750.

The legal framework—what applies in Wales
The Renting Homes (Wales) Act 2022—what landlords must know
Who is the responsible person?
What is a fire risk assessment?
What does a fire risk assessment include?
How often should a fire risk assessment be reviewed?
Who needs a fire risk assessment in Wales?
Sector-specific requirements
Areas we cover in South Wales
Do you need a qualified assessor?
What happens if you do not have one?
Get a quotation from Firebugged

1. The legal framework—what applies in Wales

Fire safety in Wales is governed primarily by several connected pieces of legislation.

The Regulatory Reform (Fire Safety) Order 2005

The Regulatory Reform (Fire Safety) Order 2005—commonly referred to as the Fire Safety Order—is the main piece of fire safety legislation applying to non-domestic premises in England and Wales. It requires the responsible person to carry out a suitable and sufficient fire risk assessment, implement appropriate fire safety measures and keep the assessment under review.

The Fire Safety Order applies to virtually all non-domestic premises, including offices, retail units, warehouses, hotels, care homes, HMOs, schools, healthcare premises, places of worship and shared areas of residential buildings.

The Fire Safety Act 2021

The Fire Safety Act 2021 clarified the scope of the Fire Safety Order in relation to multi-occupied residential buildings. It confirmed that the Order can apply to the building’s structure, external walls and flat entrance doors. This has important implications for building owners and managing agents responsible for blocks of flats and other residential premises in Wales.

The Building Safety Act 2022

The Building Safety Act 2022 introduced further duties and strengthened the responsibilities placed upon those managing building and fire safety. It also amended the Fire Safety Order, including requirements concerning the recording and communication of fire safety information.

Welsh fire-safety guidance and enforcement

Alongside UK legislation, businesses and organisations in Wales should consider applicable Welsh Government guidance. Enforcement is carried out by the relevant fire and rescue authority, including South Wales Fire and Rescue Service, Mid and West Wales Fire and Rescue Service and North Wales Fire and Rescue Service.

2. The Renting Homes (Wales) Act 2022—what landlords must know

Wales has its own residential landlord legislation. The Renting Homes (Wales) Act 2016, which came into force in December 2022, introduced requirements affecting landlords and contract-holders throughout Wales.

Landlords must ensure that rented properties meet the applicable fitness-for-human-habitation requirements. From a fire-safety perspective, relevant responsibilities can include:

Providing working smoke alarms as required by the applicable regulations
Providing carbon-monoxide alarms where required
Ensuring that required electrical-safety inspections and documentation are completed
Maintaining fire doors and other protective measures where these are required

For landlords operating houses in multiple occupation, the combination of the Renting Homes legislation, the Fire Safety Order and local HMO licensing conditions can create overlapping obligations. A professional assessment can help establish which precautions apply to the building and the areas under the responsible person’s control.

Firebugged carries out fire risk assessments for HMOs and residential landlords across South Wales. See our HMO fire risk assessment service for further details.

3. Who is the responsible person?

The Fire Safety Order places duties on the “responsible person”—a legal term referring to the person or organisation with the relevant responsibility for the premises. Depending on how the building is owned, occupied and managed, this can include:

The employer, where the premises is a workplace
The owner, where the premises is not a workplace
A person who has control of the premises, such as a managing agent, facilities manager or building manager
The landlord or freeholder in relation to relevant shared areas of residential buildings

Where more than one responsible person exists—for example, within a multi-tenanted building—the responsible persons must cooperate and coordinate their fire-safety arrangements.

Appointing an external assessor does not remove the responsible person’s legal duties. The responsible person must still ensure that appropriate precautions are implemented and that the assessment remains suitable and sufficient.

4. What is a fire risk assessment?

A fire risk assessment is a structured evaluation of a premises. It identifies fire hazards, considers the people who could be harmed and determines which fire-safety measures are needed to control the risk.

It is not simply a pass-or-fail inspection. A suitable assessment should give the responsible person a clear understanding of significant findings, existing precautions and any further action required.

A suitable and sufficient fire risk assessment should consider:

The premises, including its layout, construction, use and occupancy
Potential ignition sources that could start a fire
Sources of fuel that could allow a fire to grow and spread
Oxygen sources, ventilation and other factors that could influence fire development
People who may be at risk, including staff, visitors, contractors and vulnerable occupants
Existing fire precautions, including detection, alarms, emergency lighting, extinguishers, signage and escape routes
Fire-safety management, including training, maintenance, testing and documented procedures

5. What does a Firebugged fire risk assessment include?

Every Firebugged assessment is based on the building, its use, its occupants and the conditions found during the inspection. The precise scope depends on the type and complexity of the premises.

An assessment can include:

An on-site inspection of relevant occupied areas, escape routes, fire doors, storage areas and plant rooms
Identification and evaluation of significant fire hazards
Assessment of existing fire precautions against applicable guidance and the needs of the premises
Consideration of the risks to occupants, including people who may need assistance to evacuate
A written fire risk assessment report setting out the significant findings
A clear explanation of the premises’ fire-risk position
A prioritised action plan identifying recommended improvements

Where agreed as part of the scope, associated fire-safety provisions can also be considered during the visit. Contact Firebugged with information about your premises and requirements so that an appropriate quotation can be provided.

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6. How often should a fire risk assessment be reviewed?

The Fire Safety Order requires the responsible person to keep the fire risk assessment under review and revise it when necessary. The legislation does not prescribe one fixed review interval that applies to every building.

The appropriate review frequency depends on the premises and its risks. A review should also be carried out when there is reason to suspect that the existing assessment is no longer valid or when a significant change has occurred, such as:

A fire, near miss or significant fire-safety incident
A change in the use or occupancy of the premises
Structural alterations or refurbishment work
A significant change in the number or needs of occupants
The introduction of new equipment, substances or work processes
Changes to fire-detection, alarm or evacuation arrangements
Relevant findings arising from an inspection or enforcement action

Higher-risk and more complex premises may require more frequent or formally documented reviews. The review schedule should reflect the building, its use, its occupants and the nature of the hazards present.

7. Who needs a fire risk assessment in Wales?

A fire risk assessment is required for most non-domestic premises in Wales and for relevant parts of certain residential buildings. Premises within the scope can include:

Workplaces and business premises
Offices, shops and industrial buildings
Hotels, guesthouses and other hospitality premises
Care homes and residential-care facilities
HMOs and relevant shared residential areas
Schools, colleges and educational establishments
Healthcare and public-service premises
Places of worship
Village halls, community centres and other public buildings
Common areas and relevant structural elements of multi-occupied residential buildings

Following changes that came into force in October 2023, responsible persons must record the fire risk assessment and fire-safety arrangements in full. The former threshold connected to employing five or more people should no longer be relied upon.

If you are unsure whether your building falls within the legislation, obtain advice based on its ownership, use, occupancy and management arrangements.

8. Sector-specific requirements

Different types of premises present different risks and may be subject to different guidance. Firebugged carries out fire risk assessments across a range of sectors throughout South Wales.

Care homes

Care homes can present complex fire-safety challenges because sleeping occupants, restricted mobility, staffing arrangements and evacuation strategies all affect the risk profile. See our care-home fire risk assessment service for further details.

HMOs

Houses in multiple occupation can be affected by the Fire Safety Order, housing legislation and local licensing requirements. Fire doors, detection systems, escape routes and management arrangements all require careful consideration. See our HMO fire risk assessment service for further details.

Hotels and hospitality

Hotels, guesthouses and other premises providing sleeping accommodation require precautions suited to sleeping risk. Escape routes, detection, fire doors, staff procedures and arrangements for guests all need to be considered. See our hotel fire risk assessment service for further details.

Offices

Office assessments can include shared escape routes, electrical equipment, server rooms, occupancy, contractors and fire-safety management. See our office fire risk assessment service for further details.

Warehouses

Warehouses can present significant risks because of storage density, combustible stock, racking, machinery, vehicle-charging areas and large open floor plans. See our warehouse fire risk assessment service for further details.

9. Areas we cover in South Wales

Firebugged carries out fire risk assessments across South Wales. Select your nearest area for dedicated local information:

Fire risk assessments in Cardiff—covering businesses, landlords and organisations across Cardiff city centre, Cardiff Bay, Canton, Roath and surrounding districts
Fire risk assessments in Swansea—covering the city centre, SA1, Morriston, Llansamlet and surrounding areas
Fire risk assessments in Newport—including the city centre, surrounding districts and commercial areas
Fire risk assessments in Bridgend—our home area, including Bridgend, Porthcawl, Maesteg, Pencoed and nearby communities
Fire risk assessments in Barry—including Barry Island, the Waterfront and surrounding Vale communities
Fire risk assessments in the Vale of Glamorgan—including Penarth, Cowbridge, Llantwit Major, Dinas Powys and nearby communities
Fire risk assessments in Pontypridd—including Treforest, Taff’s Well and neighbouring areas
Fire risk assessments in Caerphilly—including Blackwood, Bargoed, Risca and the wider county borough
Fire risk assessments in Merthyr Tydfil—supporting commercial, community and public-sector premises throughout the county borough
Fire risk assessments in Neath—including Skewen, Briton Ferry, Pontardawe and surrounding communities
Fire risk assessments in Llanelli—covering the town and surrounding areas of south-east Carmarthenshire
Fire risk assessments in Rhondda Cynon Taf—covering communities throughout the Rhondda, Cynon and Taff valleys

For a complete overview of the region served, visit our South Wales service areas page.

10. Do you need a qualified assessor?

The Fire Safety Order requires a fire risk assessment to be suitable and sufficient. Anyone assisting the responsible person must have sufficient competence for the work they are undertaking, particularly where the premises or risks are complex.

Although the legislation does not prescribe one particular qualification for every assessment, using an appropriately qualified and experienced assessor can be especially important for larger, higher-risk or licensed premises.

Paul Williams is a Level 4 qualified fire risk assessor with more than 26 years of experience across operational fire safety, auditing and commercial inspections. He has completed more than 1,800 inspections across South Wales.

This combination of formal qualification and practical experience enables Firebugged to assess a wide range of premises and provide clear, proportionate recommendations based on the conditions found.

11. What happens if you do not have a fire risk assessment?

Failing to comply with the Fire Safety Order can result in enforcement action. Fire and rescue authorities have powers to inspect premises, require improvements, restrict the use of unsafe premises and prosecute serious offences.

Consequences can include:

An enforcement notice requiring specific improvements within a stated period
A prohibition notice restricting or preventing the use of all or part of the premises
Prosecution and potentially substantial financial penalties
Potential imprisonment for certain serious offences
Insurance complications following a fire or compliance failure
Civil liability where failures contribute to injury or loss
Disruption, reputational damage and loss of business

A suitable assessment helps the responsible person identify significant risks, establish appropriate precautions and create a prioritised record of any work required.

12. Get a quotation from Firebugged

Firebugged provides professional fire risk assessments across South Wales for businesses, landlords and public-sector organisations. Every assessment is carried out by Paul Williams, a Level 4 qualified fire risk assessor with more than 26 years of fire-safety experience.

You deal directly with Paul from the initial enquiry through to delivery of the report and clarification of its findings.

Call or text 07966 511750 for a no-obligation quotation, or use the button below.