We recommend a risk-based approach to prioritising fire alarm maintenance and testing.
The following maintenance and testing frequencies are recommended and should be followed unless a fire risk assessment identifies a higher or lower test frequency is required.
HMO landlords have a duty to undertake and update a fire risk assessment for each property under the Regulatory Reform (Fire Safety) Order 2005.
All fire alarm systems must be maintained in accordance with manufacturers’ instructions and BS5839, which describes testing and maintenance procedures for complex (Grade A) and simpler (e.g. Grade D) fire alarm systems.
Log book for HMO landlords
Our log book helps landlords meet their legal obligations and promotes good practice in maintaining safe conditions in HMOs.
Download the Fire, electrical and gas safety log book for HMO landlords.
Large (3+ storey) HMOs with Grade A LD1 fire alarms systems
These are complex systems comprising detectors in all rooms, call-points and a fire alarm panel, usually found in higher-risk properties).
Weekly tests
At least one detector or call point in each zone should be tested weekly. This push-button testing could be done routinely by cleaning or maintenance staff, or a competent tenant.
Six-monthly maintenance
Grade A alarm systems must be serviced every six months by a suitably qualified and competent professional (i.e. a specialist alarm engineer under a maintenance contract). An Inspection and Servicing Certificate should be issued in accordance with BS 5839-1 and a copy provided to the council.
Recording the checks
You should record these checks and any remedial action taken in a log book.
Submit your inspection and servicing certificate every 6 months
Each six months you must submit to the council a copy of the Inspection and Servicing Certificate confirming the alarms have been tested and maintained by a competent professional in accordance with BS 5839-1.
Smaller HMOs with Grade D LD2 fire alarm systems
These are simpler systems of mains-powered, interlinked alarms, usually comprising smoke alarms in corridors and selected risk rooms, and a heat detector in the kitchen:
Routine tests
BS5839:6 recommends weekly testing as best practice, but we appreciate that this is not always possible to achieve.
We recommend that you:
- always test during routine inspections, maintenance or cleaning visits (press the button on a different detector each time ideally)
- advise tenants to test their detectors weekly
The minimum testing frequency will depend on the size and type of HMO:
- fortnightly or monthly testing for higher risk properties e.g. ‘bedsit’ type (separately let bedrooms) and larger two and three storey HMOs
- at least quarterly testing for lower risk properties e.g. small two-storey properties let on a single tenancy
Annual 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.
Record the checks
You should record these checks and any remedial action taken in a log book.
Submit your inspection and servicing certificate yearly
Each year you must submit a signed HMO Fire Alarm testing and maintenance self-declaration form or certificate confirming the alarms have been tested and maintained in accordance with BS5839:6.
Download the HMO fire alarm testing and maintenance self-declaration form.
