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Fire Safety Specifications

Comprehensive fire safety requirements, standards, and maintenance schedules for rental properties

British Standards for Fire Safety
Official British Standards governing fire safety in buildings

BS 5839-1:2017

Fire detection and fire alarm systems for buildings

Scope: Non-domestic premises

British Standard
Key Requirements:
  • Design, installation, commissioning and maintenance of fire detection systems
  • Specifies different categories of systems (L1-L5, M, P1-P2)
  • Requirements for control panels, detectors, and sounders
  • Regular testing and maintenance schedules

Applicable to: Commercial and multi-occupancy residential buildings

BS 5839-6:2019

Fire detection and fire alarm systems for buildings

Scope: Domestic premises

British Standard
Key Requirements:
  • Design and installation of fire detection systems in homes
  • Grade D (mains powered) and Grade F (battery) systems
  • Positioning requirements for smoke and heat alarms
  • Interconnection of alarm systems

Applicable to: Houses, flats, and domestic areas of mixed-use buildings

BS 9999:2017

Fire safety in the design, management and use of buildings

Scope: General fire safety guidance

British Standard
Key Requirements:
  • Risk-based approach to fire safety design
  • Escape route planning and capacity calculations
  • Fire resistance requirements for building elements
  • Management responsibilities and procedures

Applicable to: All building types - comprehensive fire safety framework

BS 9991:2015

Fire safety in the design, management and use of residential buildings

Scope: Residential buildings

British Standard
Key Requirements:
  • Specific guidance for residential fire safety
  • Escape strategies for different residential building types
  • Fire detection and alarm requirements
  • Common area fire safety measures

Applicable to: Purpose-built flats, converted buildings, student accommodation

HMO Fire Safety Standards
Specific requirements for Houses in Multiple Occupation

Fire Detection Systems

  • Mains-powered smoke alarms with battery backup
  • Heat detectors in kitchens and areas prone to false alarms
  • Interconnected alarm system throughout property
  • Manual call points at exit routes (larger HMOs)

Escape Routes & Lighting

  • Protected escape routes to final exit
  • Emergency lighting in common areas
  • Escape route signage where needed
  • Maximum travel distances to exits

Fire Separation

  • Fire doors with self-closing devices
  • Fire-resistant walls and floors between units
  • Fire stopping of service penetrations
  • Compartmentation to prevent fire spread

Fire Fighting Equipment

  • Appropriate fire extinguishers (CO2 in electrical areas)
  • Fire blankets in kitchen areas
  • Clear access for fire service
  • Hydrant access where required
Standards Compliance Checklist
Essential compliance areas to verify against standards

Documentation

Fire risk assessment completed and up to date
Electrical safety certificate (EICR) valid
Gas safety certificate current
Fire door certificates available
Emergency procedure plan documented

Physical Compliance

All fire doors properly hung and closing correctly
Escape routes clear and well-lit
Smoke alarms tested and functional
Emergency lighting operational
Fire extinguishers serviced and accessible

Tenant Information

Fire safety information provided to all tenants
Emergency evacuation procedures explained
Contact details for reporting fire safety issues
Regular fire safety reminders provided