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Fire Safety Regulations - Commercial Property

Introduction

If you own a commercial property in England, you have legal responsibilities under the Regulatory Reform (Fire Safety) Order 2005. This guide explains your duties as a commercial property owner or occupier, whether the property is let to tenants, used for your own business, or is vacant but intended for commercial use.

1. Who is the “Responsible Person”?

Under fire safety law, the “responsible person” is legally accountable for fire safety. This may include:
  • The owner of the premises
  • The landlord
  • The tenant (particularly where the tenant has control of part or all of the premises)
  • The employer (if the premises are used as a workplace)
  • A managing agent or facilities manager who has day-to-day control
In multi-let or shared premises, there is often more than one responsible person. For example:
  • The landlord may be responsible for shared/common areas (entrances, stairwells, fire alarm systems)
  • The tenant may be responsible for fire safety within their own demised unit
In such cases, all responsible persons must coordinate and cooperate to ensure fire safety measures are effective throughout the premises.

2. Do the Fire Safety Rules Apply to Me?

Yes – fire safety law applies to all non-domestic premises, including:
  • Offices, shops, industrial units, and warehouses
  • Restaurants, cafes, salons, and workshops
  • Mixed-use buildings (commercial + residential parts)
  • Common areas of multi-let commercial or residential buildings
There is no exemption based on property size, layout, or number of staff. Even if you have fewer than five employees, or the building is currently unoccupied, the regulations still apply.

3. Key Legal Obligations for Property Owners

🔍 3.1 Fire Risk Assessment

You must ensure a fire risk assessment is carried out and reviewed regularly.
  • This identifies fire hazards and assesses the risk to people.
  • You must implement suitable safety measures to reduce or eliminate risks.
  • If the business has 5 or more employees, or if the Fire Authority requires it, the assessment must be in writing.
  • Even if not legally required, written records are strongly recommended for all owners.
You can carry this out yourself if you feel competent to do so, or you can appoint a professional fire risk assessor.

🧯 3.2 Fire Safety Measures

You must ensure that appropriate fire safety measures are in place, including:
  • Fire detection and alarm systems
  • Fire extinguishers and fire blankets (where required)
  • Emergency exits and escape routes (clearly marked and unobstructed)
  • Emergency lighting
  • Fire doors and compartmentation
  • Fire safety signs
👥 3.3 Information and Cooperation with Tenants
  • Provide clear information to tenants or occupiers about fire safety arrangements in shared areas.
  • Coordinate with other occupiers to ensure fire safety across the whole building.
  • In multi-let buildings, agree who is responsible for:
    • Maintaining shared fire alarm systems
    • Arranging regular fire risk assessments
    • Ensuring escape routes are accessible
This is often covered in the lease or a separate building management agreement.

🧪 3.4 Testing and Maintenance

Regularly check and maintain all fire safety systems, including:
  • Alarm systems
  • Emergency lighting
  • Fire extinguishers
  • Fire doors
Keep a record of inspections and servicing.

👨‍🏫 3.5 Training and Evacuation

If you employ staff, you must provide:
  • Fire safety training
  • Information about evacuation procedures
  • Periodic fire drills
If you do not employ staff, ensure any occupiers, visitors, or contractors are aware of fire procedures.

4. Inspections and Enforcement

Your local Fire and Rescue Authority may carry out inspections to check compliance. If they find issues, they can:
  • Give informal advice
  • Issue an enforcement notice (requiring corrective action)
  • Issue a prohibition notice (banning use of unsafe premises)
  • Prosecute serious breaches, which may result in fines or imprisonment
5. Proof of Compliance

You must be able to produce documentation to demonstrate that:
  • A fire risk assessment has been carried out
  • Safety measures are in place and maintained
  • You are complying with your duties under the Fire Safety Order
Insurers, lenders, or tenants may ask for written evidence of compliance.

6. Special Cases
  • If the property is vacant, you still need to consider fire risks (e.g. arson, electrical faults).
  • If you are developing or altering the property, fire safety must be built into the design and approved under Building Regulations.
  • For buildings with residential elements, different rules may apply to the residential parts under the Fire Safety Act 2021.
7. Summary Checklist

Obligation

Required?

Carry out fire risk assessment

Yes

Keep written record (if 5+ employees or requested)

Yes

Install and maintain fire safety equipment

Yes

Cooperate with tenants/occupiers

Yes

Provide fire safety information

Yes

Allow inspections by fire authority

Yes


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Latest Transport Law

Transport Law

Anyone seeking to operate heavy goods vehicles (HGVs) or passenger service vehicles (PSVs) must approach the Operator’s Licence (O Licence) application process with precision and care—especially where there is a history of regulatory issues. This is particularly important in cases involving previously surrendered or revoked licences.

We were recently instructed by a company whose previous O Licence had been revoked within the past year. The company had entered financial difficulty and was placed into administration. They notified the Office of the Traffic Commissioner (OTC), but unfortunately failed to respond adequately to follow-up inquiries. When the OTC requested further information, the company did not reply. Although they attempted to surrender the licence voluntarily, the Traffic Commissioner (TC) ultimately revoked it.

A new application was submitted by a newly formed company with the same directors. This triggered a public inquiry before the TC—a crucial opportunity to demonstrate two key points:

• That the company would be fully compliant with O Licence requirements

• That the directors retained the necessary repute, despite the circumstances surrounding the administration

We worked closely with the company’s transport manager and directors to prepare a comprehensive submission, which was sent in advance of the hearing (typically required at least two weeks prior). With experienced staff now in place, the compliance issues were straightforward to address. The more challenging aspect was persuading the TC that the directors’ conduct did not warrant refusal of the licence.

TCs scrutinise applications rigorously to uphold the principle of fair competition. In this case, our detailed submission addressed all potential concerns. At the hearing, the director and transport manager provided clear and credible first-person evidence, reinforcing the points made in our written materials. We argued that this operator could be trusted and would conform to O Licence compliance and fair competition.

The licence was granted with immediate effect.

Transport Law
Applying for an Operator’s Licence (O Licence) is more than just completing a form—it's a demonstration of trustworthiness. The Traffic Commissioner (TC) will only grant a licence if satisfied that the applicant can be relied upon to comply with the responsibilities that come with it. That trust starts with the application.

The Application Form – A Critical First Impression

For new applicants, the first and most important step is completing the application form correctly. Done properly, a licence can often be granted within the target timeframe of six weeks or less. Done incorrectly, and the process can stall or even result in a proposed refusal and a call to attend a public inquiry (PI).

One of our clients experienced exactly that.

The Issue: An Honest Mistake with Serious Consequences

Our client had submitted an application which, on its face, appeared to be incomplete. Specifically, it failed to declare a historic association with a previous O Licence application. While the omission was a genuine mistake, it raised a red flag for the TC.

The Office of the Traffic Commissioner (OTC) treated the matter seriously. The failure to declare past associations can suggest negligence—or worse—and it called into question the applicant’s reliability.

Our Approach: Full Disclosure and Positive Evidence

We assisted our client in preparing a comprehensive written submission to the TC's office in advance of the hearing. This included:

  • A clear explanation of how the error occurred.

  • Evidence showing that there was no intent to mislead.

  • Detailed information about the client’s proposed compliance systems.

  • Supporting documentation showing that the error had brought no advantage—only the disadvantage of triggering a PI.

The Outcome: Licence Granted with Conditions

At the public inquiry, the client gave open and honest answers about the error and demonstrated an up-to-date understanding of the maintenance and compliance obligations expected of O Licence holders.

The TC was ultimately satisfied that the application had been made in good faith. The licence was granted, with a condition that the operator complete an independent systems audit within six months and submit the findings to the OTC.

Key Takeaway: Accuracy is Essential

This case serves as a clear reminder of the importance of getting the application right first time. Even minor errors can result in delays, additional scrutiny, and the stress and cost of a public inquiry.

If you're applying for an O Licence, it pays to seek professional guidance from the start. Our team can help you navigate the process, ensure your paperwork is accurate and complete, and give you the best chance of a smooth application.
Transport Law
Being called to a Public Inquiry is a serious matter for any operator. But facing two inquiries within a year can put an operator’s very survival at risk. In this case, our client—a licensed operator—found themselves before the Traffic Commissioner for the second time in under twelve months. The issue? Failure to follow through on a straightforward undertaking given at the first hearing.

The First Public Inquiry

The operator initially faced a Public Inquiry due to several maintenance failings, along with wider compliance concerns. On paper, the case looked serious. However, the company was committed to improvement and had started taking corrective action even before the hearing date was set.

We were instructed in good time and provided detailed advice not just on the maintenance issues raised, but also on other areas of compliance that had not been fully appreciated by the operator. The company took on board our recommendations and made a robust response to the DVSA’s findings. At the inquiry, the Traffic Commissioner acknowledged the positive steps taken, and the outcome was a formal warning—no more.

The Missed Undertaking

One of the undertakings given at the first hearing was for the operator to arrange an independent systems audit within six months. This was a clear and reasonable requirement. Unfortunately, the audit was not carried out within the required timeframe, and no communication was made with the Traffic Commissioner’s office.

When the TC’s office followed up, the operator explained that the failure had been an honest oversight. An audit was booked immediately, but by then it was too late to avoid the consequences. A second Public Inquiry was called—this time with the O Licence at serious risk.

The Second Hearing

We were instructed once again. The operator accepted our further advice and offered several new undertakings to address the situation. As before, the company’s director and transport manager presented well at the hearing.

In our legal submissions, we emphasised that this was a compliant and responsible operator that had learned from past mistakes and was not a threat to road safety or fair competition. We acknowledged the seriousness of the repeat appearance but highlighted the progress made and the company’s genuine efforts to get things right.

The Outcome

Despite being unimpressed by the need for a second hearing, the Traffic Commissioner accepted that the business had taken appropriate action and showed genuine intent to comply. While revocation was considered, the TC decided—just—to stop short of it.

The result was a short, two-week curtailment of vehicle authority. Given the circumstances, this was a remarkable outcome.

Our client recognised how close they had come to losing their licence altogether and expressed their sincere thanks for our guidance and representation throughout both proceedings.