The Renters Reform Bill: What It Means for Fire Safety and Landlord Compliance
The long-awaited Renters (Reform) Bill, currently progressing through Parliament, represents one of the most significant overhauls of the private rental sector in decades.
While much of the discussion has focused on the abolition of Section 21 ‘no-fault’ evictions and the creation of a new ‘Decent Homes Standard’ for the private rented sector, landlords should also be paying close attention to the implications for fire safety compliance.
As with many new housing reforms, fire safety remains central to ensuring homes are not only comfortable but also safe and legally compliant. For landlords, agents, and property managers, understanding how the Bill interacts with existing fire safety legislation in England is crucial to avoiding penalties and safeguarding tenants.
Raising the Bar for Property Standards
The Decent Homes Standard, previously applied only to social housing, will now extend to private rental properties. This means landlords will have a statutory duty to maintain homes that are safe, free from serious hazards, and compliant with health and safety regulations, including fire safety requirements.
For landlords, this new framework effectively ties compliance with the following legislation into a single enforceable standard:
- The Regulatory Reform (Fire Safety) Order 2005 – requires landlords and managing agents to conduct and act upon a fire risk assessment for communal areas of multi-occupancy buildings.
- The Fire Safety Act 2021 – clarifies that fire risk assessments must include external walls, doors, and flat entrance doors in multi-residential buildings.
- The Fire Safety (England) Regulations 2022 – introduce specific duties for Responsible Persons (usually landlords or managing agents) in buildings with multiple flats, such as installing fire doors, ensuring fire safety signage, maintaining fire alarms, and sharing fire safety instructions with residents.
- The Housing Act 2004 – through the Housing Health and Safety Rating System (HHSRS), identifies fire as one of the 29 hazards landlords must address to provide safe accommodation.
The Renters Reform Bill reinforces the expectation that landlords meet these existing obligations as a minimum baseline, with enforcement powers likely to increase through local authorities and the newly created Private Rented Sector Ombudsman.
Fire Safety and the “Fit for Occupation” Test
Under the proposed reforms, landlords will be legally required to ensure that a property is “fit for occupation” at all times. Fire safety will be a critical component of this test. Non-compliance, such as missing or faulty smoke alarms, inadequate fire doors, or absent fire risk assessments in HMOs (Houses in Multiple Occupation), could render a property unfit and open landlords to enforcement action or compensation claims.
This shift means landlords will need to adopt a proactive approach to fire safety rather than waiting for annual inspections or tenant complaints. Routine checks, documented maintenance records, and professional assessments will become essential.
The Importance of Professional Fire Safety Support
With the regulatory landscape becoming more complex, landlords should consider partnering with accredited fire safety professionals to stay compliant and protect tenants. Services such as:
- Fire risk assessments tailored to rental properties and HMOs
These not only demonstrate compliance but also provide peace of mind that every measure has been taken to prevent tragedy.
At Fire Guard Services, our team, made up of former fire service professionals, supports landlords, letting agents, and property managers across London, Hertfordshire, Bedfordshire, Buckinghamshire, Essex, Cambridgeshire, and Northamptonshire. We help ensure that rental properties meet the highest fire safety standards while aligning with all current legislation.
Preparing for the Future
The Renters (Reform) Bill signals a new era of accountability and higher expectations for landlords. By embedding fire safety into the broader concept of property quality and tenant wellbeing, the government is sending a clear message: safe homes save lives.
Landlords who act early, by reviewing their fire safety compliance and updating risk assessments, will not only stay ahead of legal changes but also build trust with tenants and protect their investments.
Fire safety is not just about compliance, it’s about protecting people and properties.
If you’re a landlord or letting agent looking to prepare for the new Renters Reform Bill, contact Fire Guard Services for expert advice, inspections, and ongoing fire protection support.
📞 Get in touch today to stay compliant and keep your tenants safe.