Smoke alarms

Do all rental properties in Wales need to have smoke alarms?

Yes, smoke alarms are required in every property, as per Section 5 of The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022.

Where should smoke alarms be placed?

The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 state that, on each storey of the property, a smoke alarm must be installed which is connected to the electrical supply and linked with every other fire alarm connected to the electrical supply. That’s as far as the legislation goes in terms of placement, but alarms should usually be positioned where they can be heard by the occupier when asleep, so usually a hall and landing area. Guidance accompanying the legislation says that, depending on the size of the property, landlords may consider it appropriate to ensure the presence of more than one fire alarm to each storey. It goes on to say that it may be appropriate to fit an additional heat alarm in the kitchen area, which is something Cardiff Council require for HMO properties, for example.

The fire service provides further guidance on the type of alarms available and their fitting, whilst Part 6 of British Standard (BS) 5839-6:2013 sets out the requirements for the proper fitting of smoke alarms in domestic properties. A contractor specialising in the fitting of smoke alarms will be able to make recommendations on the type of system required to comply.

Can I install a battery-operated smoke alarm?

You cannot have only battery-operated smoke alarms, but the legislation appears to allow battery-operated smoke alarms to supplement mains-powered smoke alarms. We say this because the legislation states “The landlord must ensure that … on each storey of the dwelling there is a smoke alarm which is … connected to the dwelling’s electrical supply and linked to every other smoke alarm in the dwelling which is connected to the electrical supply”. This suggests that only one alarm on each storey must be mains-powered (and it must be connected to any others that are mains-powered), but it doesn’t appear to prevent the installation of additional battery-operated alarms that aren’t connected to other alarms.

How do you ensure alarms are “connected”?

Years ago, this would have usually been done via a physical cable, but nowadays it’s more often via radio frequency. A specialist engineer will be able to assist with this.

How often should I check the smoke alarms in my property?

The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 state that smoke alarms must be “in repair and proper working order during every period of occupation”. This period is defined as “starting with the occupation date of the contract, and ending when the contract ends”.

However, for Grade A systems (fire alarm systems with a control panel), Section 32.5 of LACORS’ guidance says “a six-monthly service should be carried out by a competent person, usually a specialist alarm engineer”. This recommendation is particularly important as Cardiff Council, the fire service and fire risk assessors all refer to the LACORS guidance.

Do I need a certificate or report to prove the smoke alarms in my property are working?

The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 don’t prescribe a method in which a landlord must prove that the alarms are “in repair and proper working order during every period of occupation”. For Grade A systems (fire alarm systems with a control panel), Section 32.5 of LACORS’ guidance says “a six-monthly service should be carried out by a competent person, usually a specialist alarm engineer”. Whatever the type of fire alarm system, we would always recommend having a qualified person produce a Fire Alarm System Inspection and Servicing Report as it provides peace of mind. Whatever route to compliance is chosen, the same section of the aforementioned LACORS guidance states “a full test to ensure compliance as specified in with BS 5839: part 1, section 6. It should be recorded in the log book and a periodic inspection and test certificate issued.”

What does the legislation mean by “in repair and proper working order”?

The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 doesn’t go into any more detail on this, so again we refer to the commonly-referenced LACORS guidance, which states that alarms should be cleaned periodically, replaced if out-of-date (you’ll only see the expiry date if you detach the alarm), and tested to ensure that they respond to smoke.

How often do smoke alarms need replacing?

This is dependent on the type of alarm. Usually, the alarm detector head will have the expiry date or lifespan information printed on them, which is typically only seen by removing the head.

What are the consequences of not having at least one mains-powered, interlinked smoke alarm installed on each storey?

We needn’t go into the danger and threat to life that fire can cause. The worst possible outcome for not complying is clear. Additionally, the legislation states that a property will be deemed unfit for human habitation if the requirements aren’t met. If a property is unfit for human habitation, a landlord will have a difficult job trying to charge rent.

How much does the Fire Alarm System Inspection and Servicing Report that you recommend cost?

The average cost of a Fire Alarm System Inspection and Servicing Report ranges between £85-£100. At CPS Homes, we have trusted connections with local, qualified trades who can get your report issued quickly and professionally, all for a very reasonable cost due to the amount of work we issue to them. If you are a landlord in Cardiff and want to learn more about this benefit offered exclusively to our managed clients, get in touch with us today on 02920 668585 or lettings@cpshomes.co.uk.

Disclaimer: whilst we endeavour to keep the information on this page up-to-date, legislation, British Standards and general guidance can and do change – often without prior notice. As such, CPS Homes cannot guarantee with absolute certainty that the information on this page is fully up-to-date.