[Direct Summary]
Planning to start a business? Beware of violating fire safety regulations! This article summarizes the latest 2026 updates to the Fire Safety Ordinance in Hong Kong, detailing the strict requirements for escape routes and fire service installations in offices and industrial buildings. Especially for older buildings constructed before 1987, we clarify the responsibilities of landlords and tenants to help you avoid compliance traps and run your business with peace of mind!

Fire safety is a crucial issue in commercial and industrial operations. A fire can not only cause casualties and property damage but also ruin a shop’s reputation and lead to massive fines. For tenants planning to start a business, understanding the relevant fire safety regulations is absolutely vital.

Commercial premises, composite premises, and industrial premises are governed by different ordinances. The requirements for renting an office, retail shop, or industrial building vary significantly. Some seemingly renovated commercial buildings might still be legally classified as “industrial premises.” Always verify this before signing a lease!

Overview of Hong Kong’s 3 Major Fire Safety Ordinances (2026)

Hong Kong’s fire safety regulations are divided into three main categories, directly impacting entrepreneurs’ choices when renting premises:

• Commercial Premises (Cap. 502): Applies to commercial activities with a total floor area exceeding 230 square meters (e.g., banks, supermarkets) and offices built before 1987. Requirements include automatic sprinkler systems and emergency lighting.
• Industrial Buildings (Cap. 636): Applies to pre-1987 industrial premises such as factories and warehouses. Mandatory installation of automatic sprinkler systems is required, and escape routes must be at least 1.2 meters wide.
• Composite/Domestic Buildings (Cap. 572): Targets mixed-use or residential buildings. Recent amendments have significantly strengthened enforcement powers and penalties.

(For more details, please refer to the Fire Services Department or Buildings Department websites regarding fire safety.)

I. Office Fire Regulations | Fire Safety (Commercial Premises) Ordinance (Cap. 502)

This ordinance aims to provide better fire protection for occupiers, users, and visitors of commercial premises.

1. Definition of Regulated Premises

• Prescribed Commercial Premises: Premises conducting specific commercial activities (e.g., banks, off-course betting centers, jewelry shops, supermarkets, department stores, shopping arcades) with a total floor area exceeding 230 square meters.
• Specified Commercial Buildings: Buildings used for office, business, trade, or entertainment purposes, constructed on or before March 1, 1987 (or where plans were submitted for approval before that date).

2. Compliance Requirements for Landlords/Tenants

If you receive a Fire Safety Direction, you may need to implement the following:

• Fire Service Installations and Equipment: Install automatic sprinkler systems, automatic cut-off devices for mechanical ventilation, emergency lighting, fire hydrants and hose reels, manual fire alarms, and portable fire extinguishers.
• Building Construction Requirements: Provide adequate means of escape and access for firefighting/rescue, and ensure the building has structures that inhibit the spread of fire.

3. How to Execute?

• Installation Works: Hire a “Registered Fire Service Installation Contractor.”
• Building Works: Appoint a “Registered General Building/Minor Works Contractor” or an “Authorized Person” (Architect/Engineer/Surveyor) to propose alternative solutions.

II. Composite Building Fire Regulations | Fire Safety (Buildings) Ordinance (Cap. 572)
Targets fire protection for mixed commercial-residential or purely residential buildings.

1. Definition of Regulated Premises

• “Composite Buildings” partly used for domestic and partly for non-domestic purposes.
• Domestic buildings exceeding three storeys, constructed on or before March 1, 1987.
  (Note: Does not apply to New Territories Village Houses / Ding Houses)

2. Allocation of Compliance Responsibilities (Landlord vs. Tenant)

Fire Service Installations	Non-Domestic (Landlord)	Non-Domestic (Tenant/Occupier)	Domestic (Landlord)
Automatic Sprinkler System	✔️ (Area > 230㎡)	❌	❌
Fire Hydrant & Hose Reel	✔️	❌	✔️
Emergency Lighting (Communal)	✔️	❌	✔️ (Height > 30m)
Emergency Lighting (Non-Communal)	✔️	✔️	❌
Ventilation Auto Cut-off (Non-Communal)	❌	✔️	❌
Means of Escape & Fire-Resisting Construction	✔️	❌	✔️

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III. Industrial Building Fire Regulations | Fire Safety (Industrial Buildings) Ordinance (Cap. 636)
Fire safety requirements for industrial buildings are usually the strictest, especially for older factories.

1. Definition of Regulated Premises

• Used as a factory, industrial undertaking, godown, or place of bulk storage.
• Constructed on or before March 1, 1987.

2. Allocation of Compliance Responsibilities (Landlord vs. Tenant)

Fire Service Installations	Industrial Building (Landlord)	Industrial Building (Tenant/Occupier)
Sprinkler System / Fire Hydrant	✔️	❌
Manual Fire Alarm / Exit Signs	✔️	❌
Emergency Lighting	✔️	✔️
Ventilation Auto Cut-off Device	✔️	✔️
Means of Escape & Fire-Resisting Construction	✔️	❌

Common Violation Case for Industrial Tenants:
Misjudging the definition of “industrial undertaking”! Operating non-industrial businesses like dance studios or photography studios in an industrial building still requires compliance with the Industrial Buildings Ordinance. Landlords have faced continuous fines for failing to upgrade fire hydrant systems.

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IV. 2026 Latest Regulatory Amendments & Penalty Upgrades
The recently passed Fire Safety (Buildings) (Amendment) Ordinance has drastically enhanced enforcement powers:

• Default Works by Government: Authorities are empowered to carry out improvement works for non-compliant owners and recover the costs (including a 20% surcharge).
• Doubled Fines: Obstructing works carries a maximum fine of $10,000 and 6 months imprisonment; fines for non-compliance have surged from $25,000 to $100,000, with corresponding increases in daily fines for continuous offenses.
• Property Encumbrance (Registration): Fire Safety Directions and Compliance Orders will be registered with the Land Registry (commonly known as encumbrance), directly affecting property transactions.

[Comparison Table] Core Fire Safety Differences: Office vs. Industrial Building

Compliance Item	Office (Commercial Premises)	Industrial Building
Automatic Sprinkler System	Mandatory for > 230㎡	Mandatory for ALL sizes
Escape Route Width	Minimum 1.05 meters	Minimum 1.2 meters
Ventilation Power Cut-off	Automatic stop for communal areas only	Automatic stop for ALL areas

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2026 Entrepreneur Action Checklist

1. Check the Building Year Before Renting: Request the “Occupation Permit” (OP) from the landlord to confirm if it is a pre-1987 old building.
2. Reserve 30% Budget for Industrial Building Modifications: Upgrading automatic sprinkler systems and fire doors usually accounts for the bulk of renovation costs.
3. Request Fire Safety Proof Before Signing: Ask the landlord to provide the latest compliance records of “Fire Safety Directions.”
   (Data updated as of mid-2026. For specific execution details, please refer to the latest announcements by the Fire Services Department and Buildings Department. Before renting an industrial or old commercial building, be sure to appoint an Authorized Person to conduct a fire risk assessment!)

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Frequently Asked Questions (FAQ)

Q1: What are the special fire safety requirements for industrial or commercial buildings built before 1987?
A: Commercial, industrial, or composite buildings constructed on or before March 1, 1987, are regulated by specific Fire Safety Ordinances. These older buildings are mandatorily required to upgrade to modern fire safety facilities, such as installing automatic sprinkler systems, emergency lighting, and improving the width of escape routes.

Q2: Do I need to comply with industrial fire regulations if I rent an industrial building for non-industrial use (e.g., a dance studio)?
A: Yes. Even if you operate a non-industrial business within an industrial building, the premises are still governed by the Fire Safety (Industrial Buildings) Ordinance (Cap. 636). You must comply with strict industrial fire safety standards, such as mandatory automatic sprinkler systems for all areas and a minimum escape route width of 1.2 meters.

Q3: Who is responsible for the cost of improving fire service installations: the landlord or the tenant?
A: By law, construction requirements in communal areas (like escape routes) and major systems (like fire hydrants) are generally the landlord’s responsibility. However, for non-communal areas (inside your rented unit), the tenant (occupier) is also responsible for compliance items like emergency lighting and ventilation automatic cut-off devices. It is highly recommended to negotiate the cost-sharing with the landlord before signing the lease.

Q4: What are the penalties for failing to comply with a Fire Safety Direction issued by the Fire Services Department?
A: Under the latest amended ordinance, the maximum fine for non-compliance has increased to HK$100,000, and continuous violations will incur additional daily fines. Furthermore, the government has the right to step in, carry out the default works, recover the costs plus a 20% surcharge from the owner, and register the violation record with the Land Registry (encumbrance).

Official Compliance Resources

• Check the list of Registered Fire Service Installation Contractors: Hong Kong Fire Services Department Official Website > “Licensing and Contractors” page.
• Download Fire Safety Direction Templates: Buildings Department Form Library (Search form number FSD/SB/26).