Fire alarm and emergency lighting testing
We suggest the following testing and maintenance frequencies for fire alarm and emergency lighting systems in HMOs, unless a fire risk assessment identifies a higher or lower test frequency is appropriate.
- All fire alarm systems should be tested and maintained in accordance with manufacturers’ instructions and BS 5839 under Part-1 (complex systems with fire alarm panels) and Part-6 (simple mains-interlinked detection systems).
- All emergency lighting systems should be tested and maintained in accordance with manufacturers’ instructions and BS 5266-8:2004.
Large and higher-risk HMOs
Large, complex and ‘bedsit’ (individually let) HMOs are higher-risk properties which require more rigorous management, more frequent inspection, and professional servicing of fire alarm panels etc., as follows:
- Weekly fire alarm tests and visual checks – Carried out by cleaning/maintenance staff, or a competent tenant. Test results should be recorded in a logbook.
- Monthly emergency lighting test – Activate and confirm all emergency lights are working during routine management inspections.
- Six-monthly fire alarm service – Carried out by a competent professional (eg a specialist alarm engineer under a maintenance contract). An Inspection and Servicing Certificate should be issued in accordance with BS 5839-1.
- Annual emergency lighting service – Full duration test (eg 3-hour run down) and service undertaken by a competent professional in accordance with BS 5266. This test should be done when the property is unoccupied, or alternative lighting must be provided until units have re-charged. A certificate confirming this testing should be provided to the council.
You should record these checks and any remedial action in your Landlords' Handbook
Small and lower-risk HMOs
Lower-risk HMOs are typically small, up to 3-storeys and let on single tenancy agreements. These HMOs are usually installed with mains-powered, interlinked smoke alarms in corridors and selected risk rooms, and a heat detector in the kitchen. These simpler systems can often be self-serviced.
- Regular tests and checks – The minimum testing frequency will vary depending on the size and type of HMO. As a minimum you should press test smoke and CO alarms and visually check emergency lighting LEDs are on during all routine visits.
- Press the emergency lighting test buttons during programmed management inspections and make sure all lights come on.
- Advise tenants to test their detectors weekly.
- Annual alarm maintenance – All detectors must be maintained in accordance with manufacturers’ instructions. For Grade D systems this usually requires periodic cleaning/vacuuming of all detectors and changing batteries as necessary.
- Annual emergency lighting maintenance – Full test of lights (eg 3-hour full run down) following manufacturer’s instructions. This test should be done when the property is unoccupied, or alternative lighting provided until units have re-charged. Any issues should be investigated by a competent professional.
You should record these checks and any remedial action in your Landlords' Handbook
Each year landlords of licensed HMOs must submit to us:
- a signed Fire Alarm Testing Self-declaration form or a certificate from a competent professional confirming the alarms have been tested and maintained in accordance with BS5839
- a signed Emergency Lighting self-declaration form or a certificate confirming the lights have been tested and maintained in accordance with BS 5266.