The Letting Centre

A recent mailshot from Sensotec appears to be saying that fire detection equipment (smoke alarms) have now to be installed in rented properties. Please clarify the situation for us.

This mailshot has caused concern to some letting agents that there may be new legislation regarding mandatory installation of smoke alarms in residential properties that are rented out. British Standards no 5839 Pt6 provides a code of practice for the design and installation of fire detection and alarm systems in residential properties but installation per se is not a mandatory requirement for residential property let or otherwise.

The 1991 Smoke Detectors Act, requires that all new houses that have been built since 1992 must, by law, have a smoke detector installed. The minimum requirement being one smoke alarm on each level of the building. This is not a piece of legislation aimed specifically at residential letting property, but aimed at all new buildings.

If an agent installs smoke alarms into properties that he manages or they already exist, care must be taken in ensuring that it is clear from the letting agreement who is responsible for the maintenance of the detectors including testing and battery replacement. Silence on this matter could mean that the landlord or agent is responsible, and in the case of a fire could be held liable for being negligent in their duties. There are different rules covering Houses in Multiple Occupation with regard to the installation of smoke detectors and other fire prevention measures.

The BS5839 pt6 is meant primarily for new build residential properties but some fire officers do accept this standard for smaller HMO (this is fairly rare) This Standard basically states that smoke alarms or heat alarms are required in escapes routes i.e. corrider and stairways but also they are required in main habital rooms such as living rooms and dinning rooms. As well as this all the smoke alarms need to be linked either wired or wirelessly and all detectors need to have mains supply with a battery backup.

There is a lot of information on the British standards on this website http://www.sdfirealarms.co.uk/shop/DomesticFireAlarms-a-22.html (http://www.sdfirealarms.co.uk/shop/DomesticFireAlarms-a-22.html) It contains information on all BS5839 standards from the very basic to the top end domestic smoke alarm.

In Some cases a fire officer may require some HMO to comply to BS5849 pt 1 which is a commercial system. The general installation standard is L2 which bascially requires smoke alarm sounders to be above 65db and all rooms and fire escapes to have a smoke alarm or heat alarm to cover them