FIRE ALARM SYSTEMS
As a landlord or owner of a property that is being used commercially, responsibility for the safety of the people using your building lies with you.
Navigating all of the legal requirements can be a minefield, but we are here to help you quickly and easily find the most practical and reliable solution for your specific needs.
In this page, you will see what M&B services can do for you, all of the nitty gritty legal details, and advice specific for your exact scenario with regard to fire alarms and emergency lighting, in that order!
M&B Services offer a full and extensive assessment of your property by a qualified and knowledgeable engineer. We check the condition of your existing system and also whether your premises currently follows all legal fire and emergency lighting regulations, all completely free of charge!
We will then provide you with a free, no-obligation quote. If your current system meets the industry/legal requirements we can offer to take over the system, giving you the benefit of either annual, 6-monthly or 3-monthly visits (dependent on your specific needs) to comply with the latest "BS EN" standards.
If your system is not sufficient, we would provide the specifications and costs of either bringing your existing system to compliance or providing you with a new, compliant system specifically designed for the use of your property.
We provide expert advice and assistance from system design, right the way through the supply, installation and commissioning process. Our contracts are inclusive of friendly, knowledgeable 24 hour support and a maintenance programme to suit you.
Our engineers are committed to working with you to ensure a safe environment year-round.
The legal framework
We know, we know... this is the boring bit. But it's crucial that property-owners are aware of what is expected of them, or you could find yourself in a very difficult situation.
The legal requirement for fire safety maintenance is outlined in the Regulatory Reform (Fire Safety) Order 2005, which mandates that all fire safety measures are subject to "appropriate maintenance" and kept in "efficient working order". The BS 5839-1:2025 (replacing BS 5839-1:2017) provides the widely accepted "best practice" for meeting this legal duty.
The required visits are:
Weekly checks
A designated, trained staff member should activate a different manual call point each week to ensure the alarm sounds and the control panel receives the signal. All tests should be recorded in a fire alarm logbook.
Professional servicing
A "competent person", usually a specialist fire alarm engineer, must inspect and service the entire system at least every six months. This is a comprehensive inspection that goes beyond the weekly test, covering all components like detectors, wiring, batteries, and the control panel.
Annual review
Often combined with one of the bi-annual visits, a full system check and review of the fire risk assessment should occur annually to ensure the system remains suitable for the building's current use and layout.
The Regulatory Reform (Fire Safety) Order 2005 requires that emergency routes and exits are provided with adequate emergency lighting in the event of a normal lighting failure. British Standard BS 5266-1 is the primary code of practice for the emergency lighting of premises in the UK, detailing design, installation, and maintenance requirements. Standards BS EN 1838 and BS EN 50172 provide specific technical requirements for emergency lighting, including illumination levels and safety signs. In addition, the Fire Precautions (Workplace) Regulations 1997 & British Standard BS 5266-1 - require building owners to test emergency lighting systems regularly and maintain them in proper working order.
The main standard for fire alarm systems is detailed in Code of Practice BS 5839-1:2025 (replacing BS 5839-1:2017). Key requirements detailed are as follows:
Illumination levels
Escape routes: A minimum of 1 lux on the centre line for up to 2m wide corridors, and 0.5 lux for open areas larger than 60 square meters (also known as "anti-panic lighting").
High-risk task areas: A minimum of 15 lux to allow for safe shutdown of processes.
Duration
Emergency lighting must operate for at least three hours after a power failure.
Testing
Monthly: A quick function test to ensure all lights are working.
Annually: A full 3-hour duration test to ensure the batteries can sustain the required lighting for the full period.
Logbook: All tests and maintenance must be recorded in a logbook.
Installation
Placement: Lighting must be installed along all escape routes, at intersections and changes of direction, near stairways, exits, and at any change in floor level.
Competency: Installation should be carried out by a competent person familiar with UK regulations.
The "responsible person" (e.g., employer, building manager) is legally responsible for ensuring the system is installed correctly, regularly tested, and maintained. They must also ensure that records of testing and inspections are kept.
WHAT THE LAW MEANS FOR YOU
Different properties have to abode by different rules. We've put together the below run-down to try to make your homework as pain-free as possible. Because let's face it: who enjoys homework?
Landlords of residential properties
Landlords must install a smoke alarm on each floor that has a room used as living accommodation, and a carbon monoxide (CO) alarm in any room with a fixed combustion appliance that isn't a gas cooker (e.g., solid fuel stoves, boilers). Landlords must test all fire alarms on the first day of the tenancy, and all tenants are then responsible for monthly testing after the landlord's initial check.
Landlords must repair or replace faulty alarms when informed they are not working. Landlords must also ensure that all gas and electrical appliances are safe, furnishings are fire-safe, and that the building has proper escape routes.
The tenant is responsible for monthly alarm testing, battery changes and reporting issues to the landlord.
For all commercial buildings and high occupancy residential buildings, it is a legal requirement to have working emergency lighting installed into the property.
Landlords of HMOs
HMOs (or Houses in Multiple Occupation) have added specific requirements depending on their size:
1 - 2 storey HMOs generally require a system with smoke alarms on each floor, and carbon monoxide alarms in the relevant rooms.
However, properties with three or more floors, or floors exceeding 200sqm require a more complex system, often with a central control panel and interlinked alarms throughout communal areas.
In addition, there may be extra requirements for specific fire detection systems, such as a "Grade D1, category LD1" configuration and regular checks on fire doors.
Emergency lighting is not required in private residential dwellings, but it is a legal requirement in the communal areas of most other residential buildings, such as flats, and in Houses in Multiple Occupation (HMOs),
Landlords of commercial premises
Commercial properties are required by law in the UK to have their fire alarm systems professionally serviced at least every six months. In addition, a responsible person (e.g., a staff member) must conduct a weekly test of a manual call point.
In the event of a fire or following a power cut, if your lighting fails the consequences can be devastating. For all commercial buildings and high occupancy residential buildings, it is a legal requirement to have working emergency lighting installed into the property.
Commercial buildings must have emergency lighting due to the Regulatory Reform (Fire Safety) Order 2005, which mandates adequate illumination for safe evacuation in case of power failure. Key requirements include monthly and annual testing, a 3-hour duration during power failure, and installation in all necessary escape routes, exits, and high-risk areas.
ABOUT OUR EQUIPMENT
Fire Alarm Systems
There are two types of fire alarm systems: addressable and conventional.
Where fire safety is paramount, or where the property size calls for it, addressable fire alarm systems can be installed to pinpoint the exact location of the fire risk. Whilst this system is more expensive, it allows for quick, efficient action to be taken, whilst aiding safe evacuation if required.
A conventional fire alarm system is commonly placed in most commercial environments. Where a fire risk presents in this type of system, the general area of the risk is provided rather than a pinpoint location, making it suitable for smaller locations with fewer points. It serves as a reliable and proven fire detection system, including both smoke and heat detectors as part of their design.
Fire Alarm Maintenance
It is a legal requirement to have your fire alarm system adequately maintained and tested across the year. We offer scheduled maintenance packages to ensure your property continues to meet fire safety standards set out for your industry, of which we make sure our knowledge is up to date.
Emergency Lighting
Emergency lighting is a lighting device that runs on mains power source with a back-up battery. This means when there is a power failure, your emergency lighting will still work and will kick in automatically, allowing for safe exit of the building.
M&B Services ensures your emergency lighting will be operating as efficiently as possible at all times for when you most need it, whilst also complying with current regulations relevant to your property type.
you can trust us
We pride ourselves on making sure that we keep up to date with the latest developments in the legislation and practice codes for all building types and uses. We also take great care in making sure that the equipment we install is the highest quality for the best price.
It is a lesser-known fact that companies like Verisure are not British Standards compliant: we believe it is vital that you are as informed as we are on what your property needs, and what your responsibilities are. That way, you can trust that we are supplying you with everything you need to comply with this country's laws and avoid the devastating repercussions of not doing so.
What Our Customers Say
