The Critical Role of Building Managers in Maintaining Passive Fire Protection Integrity

In the UK, ensuring the integrity of Passive Fire Protection (PFP) such as fire-resistant walls, compartmentation, and fire doors is not just best practice it’s a legal requirement. Central to this is the role of building managers, often acting as the “Responsible Person” under UK fire safety laws.

1. Legal Framework & Responsibilities

Under the Regulatory Reform (Fire Safety) Order 2005 (FSO 2005), the Responsible Person whether that’s a building manager, owner, landlord, or managing agent must ensure adequate fire precautions and conduct comprehensive fire risk assessments (FSO 2005, Articles 8 & 9).

The Fire Safety Act 2021 expanded the Fire Safety Order’s scope, clarifying that it applies not only to communal areas but also to external walls, structural elements, and flat entrance doors in multi-occupancy residential buildings.

Additionally, Section 156 of the Building Safety Act 2022 effective from 1 October 2023 places further duties on the Responsible Person to maintain full documentation of fire risk assessments, emergency arrangements, and to cooperate with other designated fire safety roles.

2. Building Manager as Responsible Person

Building managers are often designated as the Responsible Person, accountable for implementing and maintaining fire safety measures across the building.

In higher-risk (high-rise) buildings, they may also interact closely with the Accountable Person who holds legal obligations to ensure common areas are maintained safely under the Building Safety Act 2022.

3. Practical Duties in PFP Maintenance

1. Regular Inspections & Maintenance Plans Building managers must integrate passive fire protection maintenance such as fire doors, cavity barriers, and compartmentation into their routine building checks. These inspections should align with fire risk assessments to ensure compliance and effectiveness.

2. Documentation & Record-Keeping It’s vital to maintain a Fire Register detailing PFP assets, inspection dates, maintenance actions, and any breaches addressed. This includes updating the Operations & Maintenance (O&M) manual with fire strategy and product details. Under Section 156 of the Building Safety Act, Responsible Persons must document written fire safety arrangements, share key information with residents and successor managers, and ensure continuity in fire safety practices.

3. Risk Assessment & Coordination Building managers must conduct or commission competent fire risk assessors to evaluate PFP effectiveness. They must also cooperate with other Responsible or Accountable Persons in multi-occupancy or high-risk buildings to maintain a “whole building approach” to fire safety.

4. Summary: Key Responsibilities of Building Managers

Duty Area & Building Manager Responsibilities:

• Fire Risk Assessment – Conduct or oversee assessments, including PFP components (structures, doors)

• Routine PFP Checks – Ensure fire doors, compartmentation, and barriers are intact and functioning

• Documentation – Maintain Fire Register & O&M manual, record all inspections and remedial actions

• Information Sharing – Provide fire safety details to residents, successors, and enforcement authorities

• Cooperation – Liaise with other duty holders especially in high-rise or multi-occupancy buildings

Ultimately, building managers play a vital role in fire safety, acting as watchdogs and coordinators who preserve the integrity of passive fire protection systems. Their diligence in regular inspections, robust record-keeping, and stakeholder collaboration ensures buildings meet evolving UK fire safety standards and, most importantly, keep occupants safe.