Article 17 Fire Safety Compliance in London | Stoptastic - Ensure your building meets legal fire safety duties under the Fire Safety Order 2005.

Navigating Article 17 Fire Safety Compliance in London

Fire safety in the built environment is not just a matter of best practice — it’s a legal responsibility. For property owners, landlords, and managing agents in London, one of the most important (and often overlooked) areas of compliance is Article 17 of the Regulatory Reform (Fire Safety) Order 2005.

This article places a clear duty on the "responsible person" to ensure that all fire safety systems and features within a building are maintained in efficient working order. That includes passive fire protection such as fire stopping, compartmentation, and fire doors — not just alarms and sprinklers.

In a city like London, where many buildings have been altered, extended, or retrofitted over time, maintaining these systems is both challenging and essential.

What Is Article 17?

Article 17 of the Fire Safety Order states:

“Where necessary in order to safeguard the safety of relevant persons the responsible person must ensure that the premises and any facilities, equipment and devices provided [...] are subject to a suitable system of maintenance and are maintained in an efficient state, in efficient working order and in good repair.”

In practice, this means fire-resisting construction features — such as sealed service penetrations, compartment walls, fire-stopping collars, and doors — must not only be installed properly, but regularly checked and maintained.

Who Is the “Responsible Person”?

In most London buildings, this person is:

• The building owner or landlord

• A managing agent or facilities manager acting on their behalf

• An employer if the premises are a workplace

Failing to meet the duties under Article 17 can lead to enforcement notices, legal action, or serious liability in the event of a fire.

Common Risks in London Properties

Older or converted buildings in areas like Islington, Southwark, and Hackney often contain legacy issues that compromise fire compartmentation:

• Unsealed cable or pipe penetrations

• Void spaces in ceilings or service risers

• Damaged or poorly installed fire doors

• Fire stopping removed during refurbishment and not replaced

These defects often go unnoticed — until a fire risk assessment flags them, or worse, until an incident occurs.

What Does Fire Stopping Maintenance Involve?

A suitable maintenance programme for passive fire protection should include:

• Visual or intrusive surveys to identify breaches in fire compartmentation

• Installation or replacement of certified fire-stopping materials

• Fire door inspections and remedial works

• Documentation to support legal compliance and demonstrate due diligence

Stoptastic London specialises in helping landlords and property managers across the capital meet their legal obligations under Article 17. From survey to installation to documentation, we support the full compliance journey.

Why Documentation Matters

One of the most overlooked parts of Article 17 compliance is record-keeping. If you're inspected by a fire risk assessor or local authority, you'll be expected to show:

• What systems are in place

• What defects were identified

• How and when they were rectified

• Who carried out the work and whether it was third-party verified

Without this, even good-quality work may not be sufficient from a legal standpoint.

Supporting You with Compliance

At Stoptastic, we understand the specific challenges London properties face — from listed buildings with limited access to high-rise residential blocks with complex service runs. We work closely with duty holders to:

• Identify risks early

• Provide costed, compliant solutions

• Deliver third-party verified installations

• Issue detailed compliance reports for audit and record purposes

Need to Review Your Article 17 Compliance?

If you haven't reviewed your fire stopping, fire doors, or compartmentation within the last 12 months — or you’ve had recent building works — now is the time to act. Our London-based team is ready to support you in meeting your duties under the Fire Safety Order with confidence and clarity.

Get in touch with Stoptastic London today to book a survey or discuss your compliance requirements