Fire Safety Building Regulations for Commercial Buildings in 2026: What You Must Know About Compliance and Fireproofing
Introduction: Fire Safety Building Regulations Are Tightening. Are You Ready?
For owners, developers and duty holders of commercial properties, 2026 marks a shift in UK building regulations fire safety. These aren't minor changes, they represent a fundamental tightening of standards, enforcement, and compliance expectations for all non-domestic properties.
The regulatory landscape is more complex and demanding than ever, especially in how it treats passive fire protection measures such as intumescent fireproofing. If you manage or build commercial property, it's vital to understand:
What has changed in UK building regulations fire safety
How passive fire protection plays a role in compliance
Why documented, professional fireproofing is now critical
This guide explores these changes, what they mean for your property, and how you can stay compliant while protecting your people, property and business continuity.
Why Commercial Buildings Face Higher Scrutiny in 2026
In the wake of regulatory reviews and high-profile safety failings, UK building regulators are now:
Placing stricter obligations on commercial building owners
Demanding clear documentation of fire protection systems
Phasing out legacy materials and testing standards
The Approved Document B (Fire Safety) guidance was updated again in 2025, and more updates are expected in 2026. These changes affect:
Commercial offices
Warehouses and logistics hubs
Mixed-use and multi-occupancy buildings
Retail centres and business parks
Refurbishments and extensions to existing commercial sites
These sectors must demonstrate full compliance with building regulations fire safety, especially around structural integrity and evacuation times.
What the Regulations Expect: Passive Fire Protection
While active systems (sprinklers, alarms) detect or suppress fire, passive fire protection (PFP) is about slowing fire spread and maintaining structural stability. The 2026 guidance strengthens requirements around:
Fire resistance of structural steel (REI ratings)
Compartmentation to contain fire and smoke
Protection of escape routes and critical systems
The goal: give occupants enough time to evacuate safely and prevent structural collapse.
Passive measures must be specified, installed and documented. This is a growing area of enforcement by both Building Control and Fire Safety Officers.
Intumescent Fireproofing: Essential for REI Compliance
REI fire resistance ratings are central to commercial building regulations fire safety:
R – Loadbearing capacity in fire conditions
E – Integrity (preventing flames and hot gases from passing)
I – Insulation (limiting temperature rise)
Most commercial buildings must meet at least REI 60, with some needing REI 90 or 120, depending on:
Occupancy type
Escape routes
Structural layout
Fire load
Intumescent coatings expand under heat, creating a thermal barrier that insulates steel and delays collapse. They are a cost-effective, tested way to meet these REI requirements.
At Viper Fireproofing, we apply certified intumescent systems that support REI compliance and satisfy Building Control documentation needs.
What’s New in Fire Safety Regulations for 2026
Phasing Out of BS 476 in Favour of EN Standards
Older national testing standards like BS 476 are being replaced by EN 13501 and EN 13381 standards. This affects how fireproofing systems must be tested and specified.
Stronger Focus on Documentation
Contractors must supply:
System certification
Application reports
Thickness records (DFT checks)
Installer competence documentation
Responsibility Placed on “Accountable Person”
Fire safety is now enforced more strongly against duty holders and responsible persons. Poor documentation or fireproofing gaps can result in failed sign-off, enforcement or liability.
Practical Actions for Commercial Properties in 2026
1. Audit Your Fire Strategy
Ensure your building's fire strategy reflects current regulations, passive protection, and escape planning.
2. Check REI Compliance
Have your structural elements been properly assessed and fireproofed to meet their required REI rating?
3. Partner With Certified Fireproofing Specialists
Work with experienced contractors like Viper Fireproofing to ensure correct product selection, installation, and compliance documentation.
Who Needs to Act Now?
Businesses in the following sectors should prioritise fireproofing upgrades:
Industrial facilities – high fire load and large spans
Warehousing and logistics – long escape times and high occupancy
Office and commercial blocks – REI 60+ requirements for steel frame
Public sector and education – strong safety scrutiny
Retail units and mixed-use buildings – need for structural protection
If you're refurbishing, extending or changing use class, fire protection upgrades are often mandatory.
Why Viper Fireproofing is Trusted for Commercial Compliance
Specialists in intumescent fireproofing for commercial steelwork
Fully compliant with BS EN standards and REI performance
Accredited applicators with detailed compliance records
Site surveys and support for specifiers and main contractors
CHAS registered and IPAF certified for high-access work
We serve clients across the North West including Bolton, Manchester, Preston, Leeds, and throughout Lancashire.
Explore Intumescent Fire Protection Services
Contact Us for a Fire Compliance Audit
FAQ: Fire Safety Building Regulations in 2026
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Yes, especially if it's being refurbished or reclassified. Regulations apply to both new builds and major works.
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No, only those tested to EN 13381 and applied correctly. We only use certified systems from leading manufacturers.
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Yes, we frequently support design teams with product advice, REI targets and detailing for specification.
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Yes, passive fire protection works alongside active systems and is required in structural elements regardless.
Final Word: Fireproofing is Compliance, Safety and Leadership
2026 is not the year to take fire safety lightly. With updated building regulations fire safety, commercial properties need robust, well-documented fireproofing strategies to remain compliant, protect occupants and avoid enforcement risk.
Viper Fireproofing is here to support duty holders with expert advice, certified passive protection systems and full documentation to satisfy all current and upcoming regulations.