RES Record – Spring 2026
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65% of social housing fire doors “failing safety standards”
65% of social housing fire doors “failing safety standards”
SENTRY FIRE Safety Group has published the findings from its comprehensive nine-month investigation into the safety of social housing fire doors across England.
The report, entitled ‘A Burning Issue: The Reality of Fire Door Safety in Social Housing’, reveals “systemic shortcomings” in fulfilling the requirements of the Fire Safety (England) Regulations 2022, highlighting “a clear gap” between the intent of post-Grenfell fire safety legislation and reality: a gap that leaves residents “exposed to avoidable risk”.
Based on Freedom of Information (FoI) data emanating from 88% of England’s local authorities, the research provides the first national ‘snapshot’ of fire door compliance since mandated annual inspections were introduced back in January 2023.
Three-pillar failure: inspection, performance and remediation
The findings identify a critical gap between legislative intent and ‘on the ground’ delivery across three key areas: inspection, performance and remediation.
Despite a legal requirement for annual checks, the majority of social housing fire doors remain uninspected. Only 46% of flat entrance doors and 89% of communal doors have been inspected even once since January 2023.
Two-thirds of fire doors (63% of entrance doors and 67% of communal doors) failed to meet the FD30 legal minimum (a 30-minute fire-resistance standard that has been a Building Regulations requirement for over 30 years).
Accountability is stalling. 63% of non-compliant doors are still awaiting repair or replacement, while 51% of local authorities currently have no formal plan in place for remediation work.
Regionally, the underlying data shows even greater variation, both in terms of performance standards and levels of inspection activity. Further, the research presents only a partial picture. Housing associations manage similar numbers of properties, but are exempt from FoI requests so there’s limited transparency on their inspection and compliance rates. Sentry Fire Safety Group estimates similar levels of underperformance and non-compliance.
Systemic constraints
There are well-recognised and systemic constraints behind these outcomes, which are identified in the report. Although Sentry Fire Safety Group initiated this research, the organisation believes that a cross-industry and multi-agency approach is essential to counter these constraints and ensure meaningful change.
Sentry Fire Safety Group engaged with policymakers, regulators and industry leaders ahead of the report’s publication and the findings were peer reviewed and validated at an industry and policy meeting, at which point recommendations for structural solutions were gathered.
Jon Gatfield, executive chair at the Sentry Fire Safety Group, explained: “It has been three years since the Fire Safety (England) Regulations came into force and our research shows that implementation has not progressed at the pace required to protect residents. Without intervention, non-compliance will persist.”
Gatfield added: “We are not here to apportion blame. Our goal in publishing this research is simple: to support measurable risk reduction, drive stronger accountability and strengthen protection for residents. We believe there’s a need for a co-ordinated and cross-sector response to ensure safety obligations are delivered in practice, not just in principle.”
Bob Blackman MP, chair of the All-Party Parliamentary Group on Fire Safety and Rescue, observed: “Fire safety failures are preventable. We must address the structural weaknesses, from funding to greater transparency, before further risk accumulates so that we can ensure every resident is protected by standards that are actually enforced. Addressing these issues is critical to safeguarding vulnerable tenants and ensuring that homes are genuinely safe from fire. With collective action, we have a chance to turn regulation into reality.”
*Access copies of the White Paper online at https://sentrydoors.co.uk/wp-content/uploads/2026/03/Fire-Safety-In-Social-Housing.pdf
Research impetus and methodology
As a supplier to the sector, Sentry Fire Safety Group had long suspected that the mandated inspection and remediation programme for fire doors wasn’t progressing at the rate required. In the absence of any data, the national evidence-based research project was initiated to quantify the extent of the issue.
FoI requests were submitted to 296 local authorities across England to obtain direct and verifiable data. As stated, 88% of local authorities (ie 261) responded to the request, with 176 (67%) authorities providing usable data. 75 local authorities (ie 29%) reported that their social housing is managed by housing associations and therefore resides outside the scope of FoI requests. Only ten (ie 3%) formally declined to provide data.
Headline data for each region can be found in the report and underscores the “uneven progress” in fire door compliance across England. Reflecting its concentration of high-rise housing stock, London presents the highest risk concentration with the lowest front door inspection rate (33%) and FD30 certification (19%) and the highest number of non-compliant doors (44,129), representing 66% of all non-compliant doors in England.
The North East shows particularly low certification levels (20% front doors, 10% communal) despite strong communal inspection coverage (99%). The South West demonstrates the strongest communal inspection performance (98%) and high communal FD30 compliance (97%).
Fire Door Safety in Social Housing Industry Round Table
The Fire Door Safety in Social Housing Industry Round Table took place on 26 February and included representatives from Fire Door Maintenance, UAP, STARK UK, George Boyd, CLC, the Fire Door Association and the Fire Safety Unit at the Ministry of Housing, Communities and Local Government.
The Fire Door Safety in Social Housing Policymakers’ Round Table took place on 2 March and included representatives from the All-Party Parliamentary Group on Fire Safety and Rescue, the Building Safety Regulator, the Fire Safety Unit at the Ministry of Housing, Communities and Local Government, the Association of British Insurers and the London Fire Brigade.
The Sentry Fire Safety Group is a specialist manufacturer of timber fire and security door sets for the social housing, public sector, commercial and residential markets. Operating nationally from two manufacturing facilities in Doncaster and Birmingham, Sentry Fire Safety Group has established a strong reputation for manufacturing products that meet the most rigorous quality and fire certification standards. Its commitment to regulatory compliance and high manufacturing standards has resulted in independent third party accreditations from Certifire and BM Trada Q-Mark.
*Further information is available online at www.sentryfiresafetygroup.co.uk and www.sentrydoors.co.uk
Article originally published on Fire Safety Matters
New Free Downloable Fire Safety Guides
New Free Downloable Fire Safety Guides
We’ve recently added and updated some of our Free Downloads to help inform our customers and site visitors on fire safety matters. Wiith legislation and guidance being updated from time to time, it is important for us to share our knowledge, know-how and expertise.
New RES Free Fire Safety Guides
■ New Fire Detection and Alarm Systems Guide
■ New Emergency Lighting Guide
■ New Smoke Control Systems Guide
■ Updated Fire Door Inspection and Maintenance Guide
Coming soon RES Free Fire Safety Guides
■ Updated Fire Safety Guide for the Workplace 2026
■ New Smoke Control and Ventilation Guide
■ New UK Fire Safety 2026 Guide
■ And much more
If you have a suggestion for a fire safety guide or guidance please contact us
London Fire Brigade calls for urgent e-bike and e-scooter legislation
London Fire Brigade calls for urgent e-bike and e-scooter legislation
FOLLOWING ON from the introduction of the Product Regulation and Metrology Act, the London Fire Brigade is now urging the Government to bring forward its consultation for the secondary legislation of the Act as soon as possible.
London witnessed record numbers of e-bike and e-scooter fires last year, with more than 200 fires attended by firefighters across the capital. The fires ranged in their severity with the most serious episodes resulting in deaths, injury and destructive damage to homes. Last year, two people sadly lost their lives as a result of e-bike fires, taking the total number of fatalities in London arising from this type of incident to five since 2023.
These stark figures highlight that urgent action is still needed to help prevent these fires and further tragedies. In total, London firefighters attended 206 e-bike and e-scooter fires in 2025 at an average of 17 fires per month. Around 83% of these fires involved an e-bike.
The London Fire Brigade’s investigations shows that lithium-ion battery failure, conversion kits and chargers are often the cause of these fires. Items purchased online (whether bought new or second-hand), and which don’t meet UK safety standards, are particularly prone to going up in flames.
Lithium-ion batteries that power e-bikes and e-scooters can fail for a number of reasons They may be poorly built, counterfeit, become damaged, overcharged or otherwise used with an incorrect charger.
Product Regulation and Metrology Act
In a bid to tackle this growing problem, the Government introduced the Product Regulation and Metrology Act, which received Royal Assent last summer. In December, London Fire Brigade Deputy Commissioner Spencer Sutcliff wrote to Kate Dearden (Minister for Employment Rights and Consumer Protection) urging the Government to bring forward its consultation for the secondary legislation of the Act as soon as possible.
Following on from that letter, Spencer Sutcliff (Deputy Commissioner and operational director for prevention, protection and policy) observed: “On average, firefighters are currently attending an e-bike or e-scooter fire every other day. This year, we’ve already seen several fires involving lithium-ion batteries. These fires can be explosive and have devastating consequences.”
Sutcliff continued: “We’ve been calling for regulation to improve product safety and are thankful for the work already done by the Government to help tackle this issue. We look forward to working with the Government on its consultation for secondary legislation, when it’s introduced, to help tackle this issue head-on. We hope this is done as soon as possible in order to reduce the number of customers being exposed to dangerous products available for purchase online, and ultimately drive down the number of fires.”
Tragically, each of the five people who’ve died as a result of e-bike fires in London didn’t own the e-bike involved. This demonstrates the devastating effect these fires can have on those who live with an e-bike or e-scooter user, as well as to their homes and livelihoods.
#ChargeSafe campaign
The London Fire Brigade’s #ChargeSafe campaign, launched back in 2023, has increased Londoners’ awareness of the risks associated with owning a poorly built e-bike or e-scooter lithium-ion battery. More work is required to educate on the risks, notably so among gig economy riders who use e-bikes – often modified with conversion kits that may not meet safety standards – in order to travel around for work. On that note, the Brigade is continuing its calls for the likes of Uber Eats, Just Eat and Deliveroo to do more to share awareness about the risks directly with their riders.
Other organisations and groups (such as local authorities, housing associations, landlords and universities and colleges) are also urged to help spread awareness. Firefighters are available to support this work. Where possible, organisations and groups encouraged to take practical steps to help reduce the risk, including the provision of safe places for storage or appropriate charging facilities.
Unique safety challenges
Deputy Commissioner Sutcliff continued: “We understand the importance of green and sustainable modes of transport and recognise the positive impact of e-bikes and e-scooters. However, poorly built, non-compliant or damaged lithium batteries in these products, as well as the use of mismatched batteries and chargers, present unique fire safety challenges.”
Sutcliff concluded: “It’s clear from the number of fires we’re seeing that not everyone is aware of the very real risks that exist. We’ve been running our #ChargeSafe awareness campaign for nearly three years, but the latest data shows this work is becoming more important than ever. We need the continued support of the Government, partners and other relevant organisations to ensure the safety advice is reaching as many people as possible and that dangerous products are no longer readily available to purchase online.”
Emergency Lighting Guide
EMERGENCY LIGHTING GUIDE
Emergency lighting and guidance lighting is essential for the safety of occupants within a building where a sudden loss of light would prevent safe passage from the premises.
The Regulatory Reform (Fire Safety) Order 2005 and British Standard 5266 Part 1:2025 – Emergency lighting of premises. Code of practice, provides general guidance on the provision and operation of emergency lighting.
The Responsible Person
Current legislation requires the premises “Responsible Person”, to consider all aspects of fire safety within their premises and included in this requirement is the provision of emergency lighting systems.
The “Responsible Person” has a legal duty to have a premises fire risk assessment (FRA) which identifies hazards and risks.
FRA guidance for all types of premises except individual dwelling houses state that emergency lighting is needed in the following circumstances:
■ To adequately illuminate designated escape routes
■ To provide sufficient illumination in other areas to allow safe movement towards and through escape routes
■ To ensure that all fire alarm call points, fire fighting equipment and other safety equipment can be readily located and used
■ To provide sufficient light to enable proper shut down procedures to be carried out in dangerous or high risk areas etc.
Does my premises need Emergency Lighting ?
The legal requirement is that most non-domestic and commercial premises must be safe at all times, even if mains power failure occurs. Therefore, most buildings must have emergency lighting fitted such as shops, factories, warehouses, schools, colleges, universities, hospitals, care homes, offices, public areas of residential blocks, common areas in flats, HMOs, rail stations, airport terminals, car parks, leisure centres, gyms, theatres, pubs, clubs, places of worship, community halls, tents and marquees.
Emergency lighting is generally not required in private, single-occupancy houses.
How is Emergency Lighting used ?
Defined Escape Routes – Corridors, stairways, and final exits must be illuminated
Large Open Areas – Areas accessible by the public that are larger than 60m2 and open areas with an escape route running through them must have emergency lighting installed to ensure users safety, guiding them to the nearest exit.
High Risk Task Areas – High-risk task area lighting needs to operate in the event of an emergency to keep them illuminated
Standby lighting – Maintains business continuity (e.g., finishing a critical, dangerous, or high-value task). Standby lighting is not a legal requirement.
How long should emergency lighting last ?
1 hour minimum duration (autonomy) for emergency lighting:
■ Must fully recharge within 24 hours before reoccupation
■ Premises must be evacuated immediately
3 hour duration of emergency lighting for:
■ Sleeping risk (hotels)
■ Licenced premises and places of entertainment
■ Premises requiring early reoccupation (schools, hospitals)
Types of Emergency Lighting
Maintained: The emergency light operates as a normal light, but switches to a battery backup during a power failure.
Non-Maintained: The light is usually not illuminated and only turns on when the mains power fails.
Combined: multi-lamp luminaires where the emergency lamp can be operated in a non maintained or a maintained mode.
Emergency Light Examples
Illuminated Escape / Exit Signs
Bulkhead Lights
High output twin spotlights
Recessed Downlights
Emergency Light Levels
Escape sign illumination
Escape signs may be either externally or internally illuminated to ensure they are conspicuous and legible. Externally illuminated signs should be illuminated to no less than 5 lux
Defined Escape Routes
■ Routes occupants must follow to evacuate the premises
■ 1 lux minimum
■ At least 2 luminaires per compartment
Open Areas
■ Areas >60m2
■ 0.5 lux minimum (excluding 0.5m border at edge of area)
■ If the escape route runs through open area, escape route still 1 lux
High-risk Task Areas
■ Done on case-by-case basis as part of the site risk assessment
■ 10% of light required for the task
■ Never less than 15 lux
1 lux = one lumen per square metre.
British Standard BS 5266-1:2025 Emergency lighting of premises. Code of practice
BS 5266-1 is a British Standard that provides detailed guidance on the design, installation, and maintenance of emergency lighting systems. Adhering to this standard ensures that systems are not only compliant with legal regulations but also perform effectively during emergencies.
Key recommendations outlined in BS 5266-1 include:
■ Emergency lighting must be installed to illuminate escape routes, open areas, fire signage, fire alarms, and equipment storage points.
■ Systems should activate automatically within one second of mains power failure.
■ Emergency lighting should provide sufficient illumination for a minimum of one hour, with three hours recommended in many cases.
■ Regular testing and maintenance are required to ensure the system remains in proper working order.
Adherence to BS 5266-1 is essential for ensuring that emergency lighting is suitable for its intended purpose and contributes to overall fire safety compliance.
Emergency Lighting Testing
BS EN 50172:2004 / BS 5266-8:2004 requires that installed emergency lighting systems shall have continued maintenance and periodic testing carried out, as defined in the dual numbered standard. In practice, the emergency luminaires require a daily visual inspection (subject to the premises FRA requirements) and must be functionally tested every month and for their full rated duration annually.
The purpose of this periodic testing is to ensure the satisfactory operation of each emergency luminaire, to establish that the light output from each luminaire is sufficient, and ultimately that the system is still fit for purpose and that it corresponds with the requirements of the standards.
For safety reasons, the standards advise that the emergency lighting testing should be carried out at times of least risk to the building’s occupants or if possible, when the premises are unoccupied or in unoccupied portions of those premises
Common premises emergency lighting issues
■ Batteries not replaced, leading to reduced duration
■ Faulty LED charging indicators not spotted due to lack of regular inspection and testing
■ Escape routes changed without updating the lighting layout
■ Little or no lighting on external escape routes to assembly points
■ Cheap units installed that do not meet the required standards
■ Decorative refurbishments covering or obstructing emergency lights
These are all fixable quickly once identified by a competent engineer.
How we can help
RES can advise on all aspects of Emergency Lighting.
Our accreditation to the Third- Party Certificated BAFE SP203-4 Emergency Lighting Systems Scheme ensures that we are a trusted provider of:
■ Emergency Lighting Maintenance
■ Emergency Lighting Monthly inspections
■ Emergency Lighting Annual discharge testing
■ Emergency Lighting Fault Finding and repairs
■ Emergency Lighting Design and installation
Call us on 0800 731 0727 or use the Contact Form
Download the Emergency Lighting Guide
References
The Regulatory Reform (Fire Safety) Order 2005
https://www.legislation.gov.uk/uksi/2005/1541/contents/made
Hochiki BS5266 Part 1:2025 Guide
A handy pocket-sized guide to the design, installation and wiring of emergency lighting systems based on key aspects of BS5266 Part 1:2025, please use the button below to download.
https://assets.hochikiglobal.com/assetbank-hochikieurope/assetfile/15881.pdf
Premises FRA Information
The responsible person must carry out and regularly review a fire risk assessment of the premises. This will identify what you need to do to prevent fire and keep people safe.
https://www.gov.uk/workplace-fire-safety-your-responsibilities/fire-risk-assessments
Evacuation Chairs
EVACUATION CHAIRS
RES are able to provide Evacuation Chairs which are specialised, wheeled, and harnessed devices designed to safely transport individuals with limited mobility down stairs during emergencies.
Fire safety legislation “Regulatory Reform (Fire Safety) Order 2005” highlights the legal duty of “responsible person” for a property to provide a safe escape route for everyone.
Legislation
- Regulatory Reform (Fire Safety) Order 2005 – Means of escape
- Building Regulations Parts B and M – Building use and access
- BS5588-8:1999 – Providing disabled people with measures to be assisted in an emergency
- Equality Act 2010 – Ensuring that disabled people are not disadvantaged compared to those that are not disabled
- DDA (Disability Discrimination Act) – Provide adequate access & facilities for any disabled person enter a building
Our preferred products come from Safety Chair and Evacusafe
Safety Chair EV4000
Standard Model Evacuation Chair
The EV-4000 is our recommended single-operator evacuation chair, designed for safe, controlled stair descent when lifts cannot be used during an emergency. Its lightweight frame, friction-controlled track system and quick-deploy design allow one trained operator to evacuate an individual quickly, safely and with dignity.
FEATURES
■ ADJUSTABLE SELF BRAKING TRACKS
■ ANTI-SLIP HEIGHT ADJUSTABLE HANDLE
■ HEAD SUPPORT WITH IMMOBILISATION STRAP
■ QUICK RELEASE 4-POINT HARNESS
■ HEAVY DUTY FRONT WHEELS
■ WAY FINDING DECALS
■ ADJUSTABLE SEATING POSITION
BENEFITS
■ Single person operation up to 200kg (441lbs)
■ Easy to open, ready to operate in seconds
■ A rapid solution for safe emergency evacuation
■ Simple to operate
■ Lightweight construction
■ Minimal moving and handling required
■ Foldable for easy storage
■ Fire retardant material
■ Wall mountable
■ Low maintenance
EVACUSAFE EXCEL
We believe the ultimate evacuation chair for both client and operator, the Excel model with its 227kg weight capacity, offers enhanced features as standard to extend its potential operating use for any organization. Be it staff, visitors or members of the public who may require assistance, the Excel chair can do the job. This is our top-selling evacuation chair
Features
■ 4 permanently deployed wheels with safety brake on the rear
■ Wide flat seat, fully open
■ Weight-bearing armrests
■ Footrest
■ Padded head cushion
■ 3-point client support harness
■ Anti-slip operator handles
■ Integrated carry handles
■ Additional leg strap
■ Fold-flat for wall mounting
Benefits
■ 4 wheels aid manoeuvrability on any level ground
■ Open seat and weight-bearing armrest make self-transfer for wheelchair users easier
■ Flat seat provides a familiar and comfy seating position
■ The cushion offers support of head during the descent
■ Over-shoulder harness helps those with weak core strength and offers additional safety over a single belt
■ Extra handling grip for the operator during use
■ Option to ascend stairs or over obstacles via integrated handles
■ Extra safety strap to secure legs of persons with minimal to zero control
■ Takes up minimal wall space
Our Evacuation Chair Services
■ Supply and Installation
■ Maintenance & Inspection
RES cover the South of England including the counties of Middlesex, Essex, Kent, East Sussex, West Sussex, Surrey, Hampshire, Dorset, Wiltshire, Gloucestershire, Berkshire, Oxfordshire, Buckinghamshire, Hertfordshire including London, North London, Brighton, Portsmouth, Southampton, Winchester, Bristol, and the various towns of Alton, Aldershot, Andover, Basingstoke, Beaconsfield, Bracknell, Cobham, Cirencester, Epsom, Egham, Farnham, Guildford, Henley on Thames, High Wycombe, Maidenhead, Marlow, Newbury, Oxford, Poole, Reading, Slough, St Albans, Staines, Swindon, Watford, Windsor, Woking, Wokingham, Winchester and Worthing.
Lithium-Ion Battery Fire Extinguishers
LITHIUM-ION BATTERY FIRE EXTINGUISHERS
RES can now supply Lithium-Ion Battery Fire Extinguishers.
Lithium-Ion Battery Fire Extinguishers are ideal for use in a range of locations, including environments such as schools, offices, repair stores, supermarkets, workshops which use cordless drills, homes where smart tablets are in use and environments with e-scooters, e-bikes and hover boards.
Lithium-Ion Battery Fire Extinguishers are completely fluorine-free and fiercely tackle the unique risks of lithium-ion battery fires.
Using a water-based agent that discharges as an endothermic foam, LFX Lithium-Ion Battery Fire Extinguishers quickly break down the chain reaction in thermal runaway and cool the temperature of the batteries, absorbing significantly more heat than water alone. It also protects from secondary A-class fires, extinguishing any ‘peripheral’ fires potentially caused by exploding batteries.
Specifications
■ Suitable for lithium-ion battery powered devices with ratings up to 300Wh (3ltr model)
■ Suitable for lithium-ion battery powered devices with ratings up to 600Wh (6ltr and 9ltr model)
■ NTA 8133 certified (6ltr and 9ltr model)
■ Endothermic agent for fast heat absorption}
■ Completely fluorine-free
■ Strong base skirt for protection
■ Tough, corrosion-resistant finish
■ CE-marked brass valve assembly with strong handles
■ Class-leading thick polyethylene internal lining
■ Full range of spare parts available
■ Five-year warranty
RES cover the South of England including the counties of Middlesex, Essex, Kent, East Sussex, West Sussex, Surrey, Hampshire, Dorset, Wiltshire, Gloucestershire, Berkshire, Oxfordshire, Buckinghamshire, Hertfordshire including London, North London, Brighton, Portsmouth, Southampton, Winchester, Bristol, and the various towns of Alton, Aldershot, Andover, Basingstoke, Beaconsfield, Bracknell, Cobham, Cirencester, Epsom, Egham, Farnham, Guildford, Henley on Thames, High Wycombe, Maidenhead, Marlow, Newbury, Oxford, Poole, Reading, Slough, St Albans, Staines, Swindon, Watford, Windsor, Woking, Wokingham, Winchester and Worthing.
Flourine Free Foam Extinguishers
FLOURINE FREE FOAM EXTINGUISHERS
RES can provide Flourine Free Foam Extinguishers in 2, 3, 6 and 9 litre sizes
Why Flourine Free Extinguishers ?
Traditional foam extinguishers contain PFAS (per- and polyfluoroalkyl substances) linked to cancer, liver damage, immune system suppression, and hormone disruption.
The FIA has published the July 2025 update to its guidance on PFAS in Firefighting Foams, setting out the latest developments in both UK and EU restrictions.
While there’s currently no legal ban in the UK on supplying or refilling fluorotelomer-based (C6) AFFF, regulations are changing fast, particularly around legacy chemicals like PFOS, PFOA and PFHxS, all of which are already restricted under REACH and POPs.
Specifications:
■ Suitable for class A & B fires
■ NO PFAS
■ Forged nickel-plated brass valve
■ CE approved Internally lined phosphated steel cylinder
■ Polyester powder coating
■ Tested to 35kV
■ Pressure release valve included
■ 100% helium leak detected
■ Produced under ISO9001 quality system
■ CE, UKCA, BS EN3, BSI Kitemark
■ 2, 3, 6 & 9L models available
■ 2L complete with wire bracket
■ 5 year warranty
RES cover the South of England including the counties of Middlesex, Essex, Kent, East Sussex, West Sussex, Surrey, Hampshire, Dorset, Wiltshire, Gloucestershire, Berkshire, Oxfordshire, Buckinghamshire, Hertfordshire including London, North London, Brighton, Portsmouth, Southampton, Winchester, Bristol, and the various towns of Alton, Aldershot, Andover, Basingstoke, Beaconsfield, Bracknell, Cobham, Cirencester, Epsom, Egham, Farnham, Guildford, Henley on Thames, High Wycombe, Maidenhead, Marlow, Newbury, Oxford, Poole, Reading, Slough, St Albans, Staines, Swindon, Watford, Windsor, Woking, Wokingham, Winchester and Worthing.
Fire Detection and Alarm Systems Guide
Fire Detection and Alarm Systems Guide
Fire detection and alarm system regulations can seem complex. If you are a landlord, property manager, facilities manager or developer this guide will help you understand the basics. As fire safety professionals, RES are well versed in the various British Standards and fire alarm regulations, and our aim is to always advise and guide our customers.
Key Standards Explained
The main British Standard for fire alarms is the BS 5839 series, with BS 5839-1:2025 covering non-domestic buildings (commercial, public) and BS 5839-6 for domestic premises, providing guidelines for designing, installing, commissioning, and maintaining effective systems for life and property protection.
BS 5839-1:2025 published in April 2025 (replacing the 2017 edition), is the updated code of practice for designing, installing, commissioning, and maintaining fire detection and alarm systems in non-domestic UK premises. This is the primary code of practice for Grade A fire detection and alarm systems in workplaces, schools, hospitals, etc. focusing on Categories (L for Life, P for Property, M for Manual) and system design for effective alerts and evacuations.
BS 5839-6:2019+A1:2020 is the code of practice for the design, installation, commissioning and maintenance of fire detection and fire alarm systems in domestic premises including houses, HMOs, and sheltered housing. It sets out recommendations on the appropriate grade (A, C, D and F) of fire alarm system, the correct siting and selection of fire alarms, and the methods for testing and commissioning systems to ensure they operate as intended.
The standard also details the information that should be provided to the end user, the documentation and certificates that should be issued upon completion, and the ongoing responsibilities for inspection, testing and maintenance
Fire Alarm Grades
Fire alarm grades describe the type and quality of system installed, primarily relating to power supplies, system complexity, and control equipment.
Grades range from A (the highest) to F (the lowest).
Domestic premises typically use Grades D–F, while most commercial and higher-risk premises require Grades A–C.
Grade A: A fully featured fire alarm system incorporating automatic detectors, manual call points, alarm sounders, and a central control and indicating panel. These systems must comply with BS 5839-1 (commercial premises) or BS 5839-6 (domestic premises where applicable) and use components conforming to BS EN 54 standards. Grade A systems are standard for most commercial, industrial, and multi-occupied premises.
Grade C: A system comprising detectors and sounders interconnected to a common power supply, typically mains powered with a standby supply, but without a full control panel.
Grade D1: Mains-powered detectors with a tamper-proof battery backup.
Grade D2: Mains-powered detectors with a user-replaceable battery backup.
Grade F1: Stand-alone battery-powered detectors with sealed, tamper-proof batteries.
Grade F2: Stand-alone battery-powered detectors with user-replaceable batteries.
Important note: The fire alarm grade should be determined (along with the category) by a fire safety specialist (competent person), such as fire engineers, fire risk assessors by way of the premises Fire Risk Assessment or Enforcing Authorities.
Fire Detection and Alarm System Categories
While grades describe the system type, fire alarm categories define the level and purpose
of protection the system provides.
BS 5839 categorises fire alarm systems into M for Manual, L for Life and P for Property system.
Category M – Manual Fire Alarm Systems
Category M systems rely on occupants to raise the alarm manually when a fire is discovered. They typically use manual call points (break-glass units) positioned along escape routes and exits, connected to a building-wide alarm system. Manual systems are often used in low-risk premises, where staff are always present to raise the alarm and in conjunction with automatic detection systems. Smaller premises may use simple alert devices, though most commercial
buildings integrate manual call points into a Grade A system.
Category L – Life Protection Fire Detection Systems
Category L systems are automatic fire detection systems designed to protect life.
They are divided into five levels, offering increasing degrees of coverage.
Category L1: Systems installed throughout all areas of the building, providing the earliest possible warning in for example: sleeping accommodation, complex or large premises and buildings with delayed evacuation strategies.
Category LD1 – Maximum life protection for a domestic property
LD1 alarm systems are installed throughout domestic premises. Detectors are fitted in all areas that form escape routes and in all rooms and other areas, other than those that have a low risk of ignition, such as bathrooms and toilets. The goal is to provide the earliest possible warning for occupants to ensure the preservation of life.
Category L2: Systems installed only in defined parts of the building, including all parts necessary to satisfy the recommendations of the code for a Category L3 system. The additional areas protected, over and above those protected in a Category L3 system, are those in which there is either high likelihood of fire starting or a high risk to life if fire does start. L2 systems are commonly used in HMOs, residential care premises and buildings with higher fire risks.
Category LD2 – Additional life protection for a domestic property
LD2 fire alarm systems require detectors to be installed in circulation areas that form part of the escape routes, and in certain rooms or areas that present a high risk of fire to occupants. This would include a kitchen and a key habitable room in the building.
Category L3: Systems designed to give warning of fire at an early enough stage to enable all occupants other than, possibly those in the room of fire origin, to escape safely, before the escape routes are impassable due to the presence of fire, smoke or toxic gases. To satisfy this objective, fire detectors need to be installed in escape routes and, other than in the case of very short corridors, in all rooms or areas that open onto the escape routes. L3 is one of the most commonly specified categories for commercial buildings.
Category LD3 – Standard life protection for a domestic property
Category LD3 systems feature detectors in all areas that form escape routes from the property. Unlike LD2 systems, LD3 systems do not have to place alarms close to high-risk sources of ignition.
Category L4: Systems installed within those parts of the escape routes comprising circulation areas and circulation spaces, such as corridors and stairways. An L4 system is typically suitable for low-risk premises, single-storey building and offices with simple layouts.
Category L5: Systems in which the protected area(s) and/or the location of detectors is designed to satisfy a specific fire safety objective (other than that of a Category L1, L2, L3 or L4 system). L5 systems are risk-driven and tailored to the findings of the premises fire risk assessment.
Category P – Property Protection Systems
Category P systems are designed to protect property and business continuity, rather than life alone.
Category P1: Systems installed throughout all areas of the building and aim to detect fires at the earliest possible stage, reduce damage and minimise business disruption.
Category P2: Systems installed only in defined parts of the building such as high-risk or high-value areas e.g. plant rooms, storage areas and server rooms
Fire Alarm Specification
The specification of a premises fire alarm system (Grade and Category) typically rests with a fire safety specialist (competent person), such as fire engineers, fire risk assessors by way of the premises Fire Risk Assessment or Enforcing Authorities, with the role of a fire alarm system installation or maintenance specialist being there to make practical and advisory recommendations when either installing or maintaining systems.
The premises Responsible Person should ensure that the system either proposed or already installed satisfies the requirements of current legislation (or the legislation at the time of installation) and the insurer of the property by way of the premises fire risk assessment or seek further advice from a competent person or the relevant enforcing authority
Types of Fire Alarms under UK Regulations
There are three main types of Fire Detection and Alarm Systems:
■ Conventional
■ Addressable
■ Wireless
Conventional – Buildings are divided into wired zones
■ A fire alarm panel is used to identify the zone in the event of an alert ~
■ Suitable for small commercial properties or residential buildings where precise location reporting is not required.
Addressable – Exact location identification is possible from the specific device in the event of an alert due to unique addressing of the field devices
■ A fire alarm panel is used to display the specific location and zone of the alert
■ Suitable for larger and/or higher risk properties such as Schools, Care Homes, Hospitals.
■ Systems are scalable and flexible
Wireless – Exact location identification is possible from the specific device in the event of an alert due to unique addressing of the field devices (as per addressable system)
■ A fire alarm panel is used to display the specific location and zone of the alert (as per addressable system)
■ Uses a secure wireless signal to communicate with the devices and report back to the control panel
■ Suitable for Churches, Listed Buildings, Historic Properties, Commercial, Industrial, Residential
■ Systems are more scalable and flexible
RES can install all of these fire alarm types and we will always advise our customers on which type of system is most suitable and cost effective for your application.
Requirements for Installing Fire Alarms
Under UK regulations, a “competent person” should install your fire alarm system.
■ They should fully understand the latest relevant British Standards (BS 5839-1:2025 an or BS 5839-6:2019+A1:2020)
■ Understand the types of fire alarm systems available and how they work
■ Confirm the system specification of which category and grade to use in the premises
■ Be competent to design, install and commission the system
BAFE Accreditation Scheme
RES have undertaken as a business to adhere to the BAFE Accreditation Scheme for BAFE SP203-1 Fire Detection and Alarm Systems: Third-party certificated by BSI
BAFE Fire Safety Register – The trusted independent register of quality fire safety organisations for the UK since 1984
This provides our customers the knowledge that we are indeed competent to install fire alarm systems.
Maintenance and Testing of Fire Alarms
As per The Regulatory Reform (Fire Safety) Order 2005, all fire alarm systems should be adequately maintained in order to be effective in alerting occupants in the event of a fire. This means that fire alarms should be in perfect working order at all times.
And BS 5839-1:2025 recommends that fire alarm systems should undergo weekly testing by the responsible person. This is to ensure all components of the system, such as call points, are in working order.
In addition to this, professional fire alarm maintenance should be conducted at least twice a year by a competent person. This allows for a more comprehensive assessment and includes tests that can’t be performed during weekly checks, such as the inspection of control panels, detectors, and sounders.
At RES, our engineers are fully qualified to be able to carry out fire alarm system servicing.
Our Fire Detection & Alarm System Services
■ Design, Installation and Commissioning
■ Servicing and Maintenance
■ Additional Works
■ Fire Alarm System Upgrades
■ Fault Finding and Repairs
■ Regular Checks
Protecting People and Property Since 1985
For further reference:
Apollo pocket guide BS_5839-1:2025 (PDF)
FIA Guidance on BS 5839-1 Fire Alarm Categories (Web Page & PDF)
FIA Guide to the changes in BS-5839-1:2025 (PDF)
FIA Technical Bulletin A guide to fire detection and fire-alarm system zone-plans (PDF)
Hochiki BS 5839 – Part 1 vs Part 6 White Paper (PDF)
https://www.london-fire.gov.uk/safety/property-management/fire-alarms/ (Web Page)
Correct at time of publishing 29/01/2026. Every effort has been made to provide correct and accurate information. Please refer to the British Standards and the The Regulatory Reform (Fire Safety) Order 2005 for published information.
Dual fire extinguisher and fire alarm system servicing and maintenance
Dual fire extinguisher and fire detection and alarm system servicing and maintenance
Combining your servicing
Combining your fire extinguisher servicing and fire detection and alarm system servicing into one visit can reduce your overall annual servicing costs and minimise disruption to your premises.
RES have a dedicated team of “dual” engineers that can service both types of fire safety equipment at your premises.
If we currently service your fire extinguishers and not your fire detection and alarm system, please get in touch to discuss your requirements. Similarly, if we look after your fire detection and alarm system and would like us to service your fire extinguishers, get in touch!
RES cover the South of England including the counties of Middlesex, Essex, Kent, East Sussex, West Sussex, Surrey, Hampshire, Dorset, Wiltshire, Gloucestershire, Berkshire, Oxfordshire, Buckinghamshire, Hertfordshire including London, North London, Brighton, Portsmouth, Southampton, Winchester, Bristol, and the various towns of Alton, Aldershot, Andover, Basingstoke, Beaconsfield, Bracknell, Cobham, Cirencester, Epsom, Egham, Farnham, Guildford, Henley on Thames, High Wycombe, Maidenhead, Marlow, Newbury, Oxford, Poole, Reading, Slough, St Albans, Staines, Swindon, Watford, Windsor, Woking, Wokingham, Winchester and Worthing.
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