RSH Q4 2025/26 Fire Safety Remediation Survey published

The Regulator of Social Housing (RSH) has released its latest fire safety remediation survey for the fourth quarter of the 2025/26 financial year, providing updated data on the condition and progress of fire safety measures in social housing buildings over 11 metres tall or with five or more storeys. This report offers important insights for UK landlords and letting agents managing higher-rise residential properties, highlighting ongoing challenges and remediation efforts related to life-critical fire safety defects.

Scope and Key Findings of the 2025/26 Fire Safety Survey

The RSH survey, conducted between 25 March and 23 April 2026 with data as of 31 March 2026, collected information from nearly all registered social housing landlords responsible for relevant buildings. Specifically, it focused on residential blocks measuring 11 metres or more in height or containing five storeys or above, which are subject to heightened fire safety scrutiny.

Out of 17,081 such buildings reported, 1,977 were found to have life-critical fire safety (LCFS) defects associated with their external wall systems (EWS). Encouragingly, over 99.9% of these buildings have undergone a fire risk assessment, reflecting widespread compliance with safety evaluation requirements. Furthermore, 1,503 buildings with identified defects—approximately 76%—are anticipated to be remediated within the next five years, demonstrating ongoing progress in addressing these risks.

Progress on Remediation Since 2017

Since June 2017, a total of 2,801 buildings have been identified with LCFS defects. Of these, 995 buildings (35.5%) have either completed remediation or are awaiting a new building works assessment following completion. This indicates a significant but incomplete effort to rectify fire safety issues over the past nine years.

The survey also notes that the majority of relevant buildings (83.5%) have no outstanding or historic LCFS defects related to external wall systems, suggesting that many landlords have successfully managed or avoided these particular risks. However, the presence of nearly 2,000 buildings with current defects underscores the continued need for vigilance and action.

Definition and Importance of Life-Critical Fire Safety Defects

Life-critical fire safety defects are defined as faults, shrinkages, or other failings in building construction that pose significant fire risks. These are typically identified through fire risk appraisals of external wall systems or comprehensive fire risk assessments conducted to industry standards. Such defects can materially increase the danger to residents in the event of a fire, making their identification and remediation a priority for landlords and managing agents.

Given the serious implications of these defects, the RSH emphasises the importance of robust systems for monitoring and managing fire safety risks. Accurate, up-to-date data and effective oversight by boards and councillors are crucial to ensuring that legal obligations are met and that fire safety issues are addressed promptly.

Regulator’s Role and Ongoing Monitoring

The RSH continues to monitor social landlords’ performance in remediating fire safety defects, particularly in taller residential buildings. This ongoing oversight aims to ensure that landlords maintain momentum in their remediation programmes and adhere to their published plans for improving building safety.

Will Perry, Director of Strategy at RSH, highlighted the critical role of landlords in providing safe, high-quality homes and stressed that fire safety must remain a top priority. He noted that effective governance, including clear understanding of legal duties and rigorous risk management, is essential to safeguarding residents and managing fire risks effectively.

What This Means for Landlords

For landlords and letting agents managing residential buildings over 11 metres or with five or more storeys, the survey’s findings reinforce the importance of maintaining comprehensive fire risk assessments and acting swiftly on identified defects. Where life-critical fire safety issues are present, landlords should ensure that remediation plans are realistic, adequately resourced, and progressing in line with regulatory expectations.

Landlords should also be aware that the regulator holds detailed data on the vast majority of social housing providers, including large private registered providers and large local authority landlords, which together account for the majority of social housing units and relevant buildings. This means that regulatory scrutiny is likely to remain focused on fire safety compliance and remediation progress.

What TLA Members Should Consider

• Review and update fire risk assessments regularly, ensuring they comply with current industry standards and accurately reflect building conditions.
• Develop and maintain clear remediation plans for any identified life-critical fire safety defects, with realistic timelines and allocated resources.
• Ensure governance structures, including boards and management teams, are fully informed of fire safety obligations and progress on remediation.
• Keep detailed records of all fire safety assessments, remediation works, and communications with residents and regulatory bodies.
• Engage with qualified fire safety professionals to verify the adequacy of assessments and remediation measures.
• Stay informed about regulatory updates and sector-wide trends in fire safety compliance through trusted sources such as the TLA Academy and legal support resources.

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TLA update

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