How confident are you that your building would meet the latest fire safety regulations if an inspection happened tomorrow?
If that question made you pause, you’re not alone. With new updates coming into effect in 2025 and beyond, many building managers, developers, and specifiers are reviewing their fire safety plans and realising just how much has changed.
Whether you’re involved in a new build or retrofitting an existing property, 2025 is a big year. Regulatory updates, new requirements for ventilation, and even structural changes like second staircases are shifting what’s expected. So, what exactly should you be doing?
1. Understand the New Smoke Ventilation Requirements
From 2 March 2025, the Approved Document B updates for smoke vents have altered the approach to smoke ventilation in UK buildings, so you need to be aware of the changes and what they mean for you.
Smoke vents are essential. These systems help keep escape routes clear during a fire by channelling smoke out of stairwells, corridors, and atriums. The goal? Give occupants and first responders the critical extra minutes they need.
What’s changed?
- European Standards now apply – The outdated BS 476 classifications are being replaced with BS EN 13501 series, a far more rigorous testing framework.
- Mandatory sprinklers in care homes – All new care homes must include sprinkler systems, increasing the importance of smoke control strategies that integrate with other life safety systems.
- Clearer handover information – Regulation 38 now requires more detailed documentation about installed systems, which affects both installers and building owners.
If your current setup isn’t tested to BS EN 12101-2 or can’t meet the performance criteria now being enforced, it’s time to upgrade.
2. Confirm Your Fire Strategy Is Up to Date
A solid fire safety plan isn’t something you write once and forget. It needs to evolve with your building and the regulations around it.
Take a look at the layout. If you’ve done any renovation work recently, it might affect fire compartmentation, escape routes, or how smoke would behave in an emergency.
More importantly, if your current fire strategy references older standards or assumptions (like BS 476 for classification), it may no longer be valid. An outdated strategy could lead to failed inspections, costly remedial work, or even legal consequences under the Regulatory Reform (Fire Safety) Order.
3. Prepare for Second Staircases in Tall Residential Blocks
From 30 September 2026, all new residential buildings over 18 metres must include a second staircase.
This is a huge change. It affects design from the very beginning, as it alters circulation space, core layout, and crucially, ventilation design. Two stairwells mean two smoke ventilation systems, or at least a dual-zone approach. If you’re planning or working on a development close to this threshold, make sure you’re factoring this requirement in now.
Buildings already under construction may be exempt, but anything still in design stages after this date will need to comply.
4. Factor in Evacuation Lifts for Taller Residential Developments
Also, from September 2026, new flats over 18 metres must include evacuation lifts. These aren’t your typical passenger lifts. They require supporting infrastructure, including protected lobbies, fire-resistant shafts, and backup power. Including one changes how people move through a building during an emergency and requires a very specific approach to compartmentation and smoke clearance.
It’s vital that smoke control systems are compatible with evacuation lift requirements. They must keep the lift lobby clear of smoke long enough to support safe evacuation, especially for residents with mobility needs.
5. Stop Using Products with National Fire Resistance Classifications
By September 2029, national fire resistance classes will no longer be valid. This might feel like a long way off, but any fire doors, vents, or other passive fire protection elements you specify now should already be tested to BS EN 13501. That’s because those products will likely still be in service after 2029.
Many older buildings still rely on products classified under BS 476, which will no longer be recognised. Making the switch early avoids problems later and ensures your building is compliant for the long term.
6. Get Your Documentation in Order
Fire safety is no longer just about physical systems; it’s also about proof. The updated guidance demands thorough documentation, particularly around Regulation 38. This includes:
- Full specifications and certificates for installed systems
- Maintenance schedules and logs
- Detailed fire strategy reports
- Records of competency for anyone who’s installed or maintained fire systems
If your documentation is patchy or out of date, you’re leaving yourself open to fines and legal risk. You also make it harder for facilities managers or future owners to keep the building compliant.
Staying Ahead of the Curve
2025 is shaping up to be a pivotal year for fire safety in the UK. These changes aren’t small tweaks; they represent a step change in how buildings are designed, documented, and managed. The good news? If you’re proactive now, you can avoid costly delays, failed inspections, and safety risks down the line. Fire safety is about protecting lives, and getting it right isn’t just a legal requirement; it’s a moral one.
