Understanding and complying with fire alarm regulations is crucial for property owners, managers, and landlords in London. This comprehensive guide covers everything from British Standards to specific requirements for different property types.
Understanding BS5839 Standards
BS5839 is the British Standard for fire detection and alarm systems, divided into two key parts relevant to property owners:
BS5839 Part 1: Commercial Properties
Part 1 covers non-domestic premises and includes:
- Category L Systems: Life protection systems
- L1: Maximum protection - all areas
- L2: Enhanced protection - specific risk areas and escape routes
- L3: Standard protection - escape routes and rooms opening onto them
- L4: Escape route protection only
- L5: Custom protection for specific risks
- Category P Systems: Property protection systems
- P1: Maximum property protection
- P2: Protection for specific high-risk areas
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BS5839 Part 6: Residential Properties
Part 6 covers domestic premises and includes:
- System Grades:
- Grade A: Separate detectors, control panel, and power supply
- Grade B: Control panel with backup power
- Grade C: Separate detectors and power supply
- Grade D1: Mains powered with battery backup
- Grade D2: Mains powered with replaceable battery backup
- Grade F1: Battery powered with tamper-proof battery
- Grade F2: Battery powered with replaceable battery
HMO Fire Alarm Requirements
Houses in Multiple Occupation (HMOs) have specific requirements:
- Minimum Requirement: Grade A LD2 system
- Control panel with backup power
- Coverage in escape routes and risk rooms
- Heat detectors in kitchens
- Smoke detectors in living rooms and bedrooms
- Additional Requirements:
- Manual call points at exits
- Alarm sounders on each level
- Regular testing and maintenance
- Logbook of all tests and maintenance
Office Building Requirements
Office buildings must comply with specific regulations:
- System Requirements:
- Category L2 system minimum for most offices
- Coverage in escape routes and risk areas
- Manual call points at exits and stairwells
- Visual alarm devices for inclusive design
- Additional Features:
- Integration with access control systems
- Connection to remote monitoring
- Emergency lighting integration
- Phased evacuation capabilities for larger buildings
Maintenance Requirements
Regular maintenance is legally required:
- Weekly Testing:
- Different call point each week
- Log all tests
- Check panel for faults
- Quarterly Inspections:
- Battery check
- Panel functions
- Visual inspections
- Annual Inspection:
- Full system test
- Battery load test
- Detector sensitivity check
- Documentation review