A managing agent and its director have been fined after a fire in a residential building in Hastings, East Sussex, left residents trapped by smoke in the common areas. Ignoring the fire service afterwards made the outcome worse.
East Sussex Fire and Rescue Service (ESFRS) prosecuted Gareth Reed and his company, Riverstone-Abbey Estate Agents Limited, under the Regulatory Reform (Fire Safety) Order 2005. The case was heard at Brighton Magistrates' Court on 12 October, and the outcome was reported on 19 October.
What happened
The fire broke out on 15 May 2025 at a property on Hughenden Road, Hastings, which Mr Reed and his company were managing at the time. According to ESFRS, smoke filled the common areas and cut off residents' escape routes. Three people were treated for smoke inhalation.
When fire safety officers investigated, they found several significant deficiencies:
- a fire detector on the kitchen ceiling that did not appear to be secured in its intended position;
- doors that were not fire-resisting and had no self-closing devices;
- no evidence that residents had been told what to do if a fire broke out.
The court also heard that Mr Reed, the company's sole director, failed without reasonable excuse to provide documents and information that the fire service required during its investigation.
Mr Reed was fined £12,500, ordered to pay a £2,000 victim surcharge, and ordered to pay £2,525.31 towards the investigation costs. The company was fined £7,500. In total that comes to roughly £25,000.
ESFRS made a point of saying that ignoring a letter or a lawful request for information is not a way to avoid scrutiny, and that official correspondence from the service must not be ignored.
What this means for you
This case matters to anyone who is the responsible person for the common parts of a residential building: private landlords, HMO operators, managing agents, housing associations and supported housing providers. Managing agents should note it in particular. If you control the premises on behalf of an owner, the Fire Safety Order can make you a responsible person too, and so can your director personally.
There are two lessons here.
1. The basics still cause harm. Not one of the failings was unusual or technical. Detection that isn't fitted properly, doors that won't hold back smoke, and residents with no instructions are exactly what fire risk assessments are there to catch. When smoke reaches a common stair or corridor that has no protection, residents can quickly lose their only way out. That is what happened here.
2. Don't ignore the fire service. Under Article 27 of the Fire Safety Order, inspectors can require you to produce records, including plans, and to give them the facilities and assistance they need. Under Article 32(2)(e), failing to comply with those requirements without reasonable excuse is a separate criminal offence, on top of any offences for the fire safety failings themselves. Saying nothing does not make the problem go away. It gives the enforcing authority another charge.
If your building contains two or more sets of domestic premises with common parts used for escape, the Fire Safety (England) Regulations 2022 also require you to display fire safety instructions to residents. Those instructions must cover the evacuation strategy and how to report a fire. Residents must get a copy when they move in and every 12 months after that.
Practical checklist for responsible persons
- Know your role. Check whether you are a responsible person for each building you own or manage, and write down who is responsible for what between owner, agent and contractors.
- Have a current, suitable fire risk assessment. Review it regularly and after any significant change, a fire or a near miss. Act on its findings and record what you did.
- Inspect your fire doors. Doors onto escape routes, including flat entrance doors, should be fire-resisting, self-closing and in good condition. Check that the closers actually pull the door shut.
- Check detection and alarms. Detectors should be properly fixed, suitable for where they are, and tested and serviced, with records kept.
- Tell residents what to do. Give clear fire action information that matches the building's evacuation strategy, and keep evidence that you issued it.
- Keep your records organised. Assessments, servicing certificates, door inspection records and resident communications should be easy to produce when someone asks for them.
- Answer the fire service promptly. If you get a letter, a request for information or a notice, respond within the timescale. If you need more time or advice, say so in writing. Don't stay silent.
How Obelisk Fire Safety can help
Obelisk Fire Safety carries out fire risk assessments to BS 9792:2025 for housing and PAS 79-1:2020 for other premises. We also provide fire door inspections and surveys. We work with landlords, managing agents, housing providers, care and support schemes, HMOs, schools and NHS premises nationwide, with a focus on the East Midlands and surrounding areas.
If you aren't sure your building would stand up to a fire service audit, or you've received correspondence from your local fire service and want help responding, get in touch:
Email: info@obeliskfire.co.uk
Phone: 07407 156178
This article is for general information and does not constitute legal advice.
Sources
- Fire Safety Matters – Riverstone-Abbey Estate Agents Limited fined following fire safety prosecution (19 October 2026)
- Sussex Express – Company and director fined for safety breaches following Hastings fire (19 October 2026)
- Estate Agent Today – Agency owner fined after fire leaves people trapped in building (October 2026)
- legislation.gov.uk – Regulatory Reform (Fire Safety) Order 2005, Article 27 (Powers of inspectors)
- legislation.gov.uk – Regulatory Reform (Fire Safety) Order 2005, Article 32 (Offences)
- legislation.gov.uk – Fire Safety (England) Regulations 2022, Regulation 9 (Information to residents)
- East Sussex Fire and Rescue Service – Fire risk assessments