Fire Safety Regulations 2025: Key Updates for Property Managers

As fire safety regulations in the UK continue to evolve, 2025 brings several confirmed changes that property managers must understand to maintain compliance and protect building occupants. Staying informed ensures both legal compliance and the safety of residents, workers and visitors.

1. Mandatory Sprinkler Systems in New Care Homes

From 2025, all newly built care homes in England must be fitted with approved fire sprinkler systems regardless of building height. This requirement also applies to care homes undergoing major refurbishments. Property managers and developers should factor in installation costs and ongoing maintenance to ensure the safety of vulnerable residents.

2. Transition to European Fire Testing Standards (BS EN 13501)

The UK began moving from BS 476 to the European BS EN 13501 fire testing standards in March 2025. This change means that all new materials used in construction or refurbishment projects must meet the updated European fire safety requirements.

While the final deadline for the second stage of standards, covering fire resistance, is September 2029, property managers should review all materials now to ensure compliance.

3. Updated BS 9991:2024 Fire Safety Standard for Residential Buildings

The revised BS 9991:2024 sets out updated fire safety requirements for the design, management and use of residential buildings, including apartment blocks, student housing and care homes. Key changes include:

• Clearer height limits for single-staircase buildings
• Revised guidance on evacuation lifts for taller buildings
• Updated criteria for when sprinkler systems are required
• New provisions addressing the safety of vulnerable residents in care homes

These updates aim to ensure a consistent and modern approach to fire safety design and management. Property and facilities managers overseeing residential premises should review their buildings’ design features and management plans in line with the new guidance.

4. Personal Emergency Evacuation Plans (PEEPs)

Effective from April 2025, PEEPs must be prepared for occupants needing assistance during emergencies such as people with disabilities, mobility challenges or temporary impairments.

These plans should be tailored to each individual and coordinated with local fire and rescue services. Property managers need to review and update PEEPs regularly as building occupancy or layouts change.

5. Enhanced Fire Safety Information (Regulation 38)

From July 2025, developers and contractors are required to provide the Responsible Person with complete and accurate fire safety documentation before occupation.

This information must include details of building design, construction and installed fire safety systems to support ongoing fire management. Proper documentation ensures clarity for fire risk management and regulatory compliance.

6. Phasing Out of AFFF Fire Extinguishers

By 4 July 2025, all Aqueous Film Forming Foam (AFFF) fire extinguishers must have been replaced with environmentally friendly alternatives. Property managers should ensure staff are trained to use the new extinguishers and confirm that all fire-fighting equipment complies with current regulations.

Conclusion

2025 is a pivotal year for fire safety in the UK property sector. From mandatory sprinkler systems in care homes and updated PEEP requirements to the transition to European fire testing standards, BS 9991:2024 updates, enhanced documentation obligations and the AFFF extinguisher phase-out, property managers must act proactively.

Staying informed, planning ahead and working with fire safety specialists ensures buildings remain safe, compliant and prepared for the future.  Contact our team today to ensure your buildings are safe, compliant and ready for 2025 and beyond.