Smoke Alarm Testing in HMOs: What Landlords Need to Know

The landlord contacted me to upgrade the system to a Grade D1, LD1 system. This involved adding additional detectors in the kitchen and communal areas, replacing the existing detectors so the system was consistent throughout the property, and interlinking the alarms in line with the requirements of BS 5839-6.

It is the sort of issue I come across regularly when carrying out smoke alarm testing and upgrades in HMOs across Bristol, Bath, South Gloucestershire and surrounding areas.

Having smoke alarms installed does not automatically mean that a property has the correct coverage, detector types or equipment that is still within its service life. The whole system needs to be considered.

The problems we found at this HMO

The main issues at this property were a combination of insufficient coverage and detectors that had reached the end of their service life.

The fire inspection had already highlighted these concerns, so the landlord needed the existing system reviewed and upgraded.

I added the required detection in the kitchen and communal areas and upgraded the existing alarms so that the system worked as one consistent installation. The detectors were also interlinked together.

For me, the important part of a job like this is looking at the whole alarm system, rather than simply replacing one or two alarms.

If existing detectors are out of date or the system does not provide the required coverage, replacing a single detector does not solve the wider problem.

What grade of fire alarm system does an HMO need?

The fire alarm requirements for an HMO can vary depending on the property, its layout, occupancy and fire-risk assessment.

This is why it is important not to assume that every HMO requires exactly the same alarm arrangement.

For properties requiring a Grade D system, BS 5839-6 provides guidance on the design and installation of fire detection and alarm systems in domestic premises. The appropriate category and level of protection should be considered based on the individual property and its requirements.

If you are unsure whether the existing system in your HMO is suitable, having it professionally assessed is a good starting point.

Are all areas of your HMO covered?

I see plenty of properties where alarms have been installed, but they are not located in the correct places or the coverage is incomplete.

During a visit, I look at the existing detection throughout the property and identify where additional coverage may be required.

Kitchens, communal areas and escape routes all need particular consideration as part of the overall fire alarm arrangement.

Every HMO is different, which is why I would rather inspect the existing system than make assumptions based simply on how many bedrooms a property has.

Are your smoke alarms still in date?

Smoke and heat detectors do not last forever. Many have an expiry date or replacement guidance marked on the detector itself, and I regularly come across alarms that are still installed after their intended service life.

At the HMO I attended in Fishponds, the out-of-date alarms were one of the issues identified during the fire inspection.

As part of the upgrade, I replaced the existing detectors so they matched the new system and provided a consistent installation throughout the property.

Checking the age and condition of your existing detectors is a straightforward starting point. If alarms are approaching or have reached the end of their service life, they should be reviewed and replaced where necessary.

Is the correct type of detector installed?

The type of detector matters just as much as where it is installed.

In general terms, heat detection is often more appropriate in kitchens, where normal cooking activities can cause unwanted alarms, while smoke detection is used in communal areas and other suitable locations.

The correct detector needs to be selected for the environment in which it is being installed. Simply putting the same type of detector in every room is not necessarily the right approach.

I always look at the location each detector is serving and consider the property as a whole rather than treating every room in the same way.

Don’t forget carbon monoxide detection

Another question I ask landlords to consider is whether carbon monoxide detection is required within the property.

Smoke alarms and carbon monoxide alarms serve different purposes. Where relevant fixed combustion appliances are present, the property should be reviewed to establish whether carbon monoxide detection is required and where it should be located.

This should form part of the wider safety review rather than being treated as an afterthought.

Regular testing is an important part of fire alarm maintenance

Installing an alarm system is only part of the process. Alarms need to be tested regularly and landlords and property managers need to make sure the system remains in working order.

Smoke alarm testing should involve more than simply pressing a test button.

The age of the detectors, their location, the type of alarm installed, interlinking and the overall condition of the system should all be considered when reviewing an HMO’s fire alarm arrangements.

Regular checks can also help identify problems before they become a bigger issue.

Why landlords and agents choose RNM Electrical Services

I have more than 20 years of experience as an electrician, and RNM Electrical Services Limited is an NICEIC Approved Contractor.

I also answer the phone myself, so there are no call centres between you and the person discussing your electrical work.

I provide same-day quotations and advice where possible, and our five-star Google reviews give landlords, letting agents and property owners the opportunity to see feedback from previous customers.

If you are responsible for an HMO, I can review an existing alarm system, discuss concerns raised during an inspection and advise on any upgrades that may be required.

Need your HMO smoke alarm system checked?

If you’re a landlord or letting agent and you’re unsure whether the smoke alarm system in your HMO is suitable, RNM Electrical Services can inspect the existing installation and advise you on any improvements that may be required.

We provide smoke alarm testing, inspections and electrical services across Bristol, Bath, South Gloucestershire and surrounding areas.

Contact RNM Electrical Services today on 0800 002 5276 to discuss your HMO smoke alarm requirements.