Landlord's guide to fire safety regulations in the UK

Discover essential fire safety regulations for landlords in the UK. Learn about fire assessments, smoke alarms, and more to ensure the safety of your tenants.

Jale

5 minute read

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24 Dec 2023

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Pre-renting

Fire safety is a crucial aspect of managing a rental property in the UK. As a landlord, it’s your legal responsibility to secure the safety of your tenants and protect your property from the devastating effects of fires.

The significance of fire safety becomes even more evident when considering the statistics. In the UK, 33,180 house fires were reported in 2020-2021. Cooking and cooking appliances emerged as the primary culprits, causing one-third of these incidents. Additionally, the risks of experiencing a fire are 7 times higher for people living in rented or shared accommodation.

Understanding and implementing fire safety regulations for landlords ensure you follow the law, protect your property from costly fire damage, and keep your tenants safe. It’s also one of the many essential safety regulations landlords need to follow. This guide will outline important considerations and steps you can take to enhance fire safety in your rental properties.

In the UK, landlords have legal obligations to follow fire safety regulations. The fire safety regulations for rental properties are laid out in various Acts. Below are the essential laws you must follow as a landlord.

1. The Housing Act 2004 (including guidance on the Housing Health and Safety Rating System (HHSRS)
2. Furniture and Furnishings (Fire Safety) Regulations 1988/1989, 1993 and 2010
3. The Regulatory Reform (Fire Safety) Order 2005
4. The Smoke and Carbon Monoxide Alarm (England) Regulations 2022

1. The Housing Act 2004

The Housing Act 2004 outlines the general fire safety requirements in a rental home. It also includes guidance on the Housing Health and Safety Rating System (HHSRS) which is an assessment method that focuses on the hazards that are present in housing. This act includes provisions for easy tenant escape during a fire and timely repairs to the property's structure (i.e., ceilings) so that fire can stop from spreading rapidly to other rooms.

2. Furniture and Furnishings (Fire Safety) Regulations 1988/1989, 1993 and 2010

Furniture and Furnishings (Fire Safety) Regulations 1988/1989, 1993 and 2010 specify fire safety standards for upholstered furniture and furnishings. They cover requirements and rules for upholstery components (i.e., curtains and floors) and furnishing items (i.e., sofas, sofa beds, and mattresses). If you let a furnished apartment, they’re especially important.

3. The Regulatory Reform (Fire Safety) Order 2005

The Regulatory Reform (Fire Safety) Order 2005 covers fire safety in properties with communal areas, for example, in a block of flats, HMOs, and shared houses.

4. The Smoke and Carbon Monoxide Alarm (England) Regulations 2022

The Smoke and Carbon Monoxide Alarm (England) Regulations outline the obligation for landlords to correctly install smoke and carbon monoxide alarms in their rental properties. As of 2022, one carbon monoxide alarm is required per room with a fixed combustion appliance, and each floor must have a smoke detector. These systems must be regularly tested and maintained. Starting October 1, 2022, landlords must promptly address faulty alarms upon tenant reports. Compliance is legally mandatory, with penalties including fines up to 5,000, potential civil damages, or manslaughter charges in case of death.

Keep in mind that this set of rules applies explicitly to England. Different rules apply to other countries within the UK.

Fire safety rules and regulations in the UK vary depending on the size and type of property you let. But all landlords must fulfil some essential landlord fire safety responsibilities.

Fire risk assessment

Landlords must hire a qualified fire risk assessor to conduct regular fire risk assessments to identify potential hazards. This includes checking and cleaning chimneys, servicing heating systems, and ensuring that fire safety equipment is in good working condition.

You must promptly do necessary repairs if there’s a fire-related issue.

Conducting an inventory is crucial as it records property contents, safeguarding against liability in case of incidents like fires caused by unsafe additions tenants brought. During inspections, ensure fire safety labels are intact, and document any changes in the inventory with written notes and photos.

Smoke alarms in rental properties

Government data emphasises the life-saving role of working smoke alarms, as homes without them pose an 8 times higher risk of death in case of a fire. This is why landlords must install smoke alarms on each floor of the rental property. These alarms must be properly working at the start of each tenancy agreement.

In larger properties, install a fire alarm system that connects all areas and provides a centralised warning.

Carbon monoxide alarm in rental properties

Landlords must install carbon monoxide alarms in the same room when the rental property has solid fuel-burning appliances (such as wood-burning stoves or coal fires).

Furniture fire regulations in rental properties

The furnishing and upholstery provided by the landlord must comply with the fire safety standards specified in the Furniture and Furnishings (Fire Safety) Regulations of 1988/1989, 1993, and 2010. They need to have appropriate fire-resistant labels attached.

There are 5 main rules:

1. Filling materials must meet specified ignition requirements
2. Upholstery must be cigarette resistant
3. Covers must be match resistant (with certain exceptions as outlined in Section 8.2 and Appendix A5 of the guide)
4. A permanent label must be fitted to every new furniture item (except mattresses and bed-bases)
5. A display label must be fitted to every item of new furniture at the point of sale (except for mattresses, bed-bases, pillows, scatter cushions, seat pads, and loose covers sold separately from the furniture and stretch covers)

Landlords aren’t responsible for tenant-owned furniture and appliances – everything the tenant brings inside the property is their own responsibility.

Electrical safety

Electrical faults commonly cause fires in rental properties. Faulty electrics, responsible for around 4,000 home fires annually, highlight the pivotal role of electrical safety in overall fire safety practices. Notably, electrical causes accounted for 28% of fire claims in the five years leading up to November 2023, underscoring the significance of electrical safety. Landlords must ensure the property's [electrical systems and appliances]h(ttps://housinganywhere.com/United-Kingdom/landlord-electrical-safety-certificate) are regularly inspected and tested by a qualified electrician. It’s also worth doing a portable appliance test (PAT) for electrical appliances and equipment. The purpose of PAT is to identify potential electrical faults or defects in portable appliances, such as laptops, tablets, and other devices that can be moved or carried. While PAT isn’t a mandatory test, it’s advised to ensure all appliances are safe to use. You should have a sticker on each appliance showing when the next PAT is due.

A landlord must provide clear instructions to tenants on safely using electrical appliances and encourage them to report any electrical issues promptly.

Gas safety

Gas leaks or malfunctioning gas appliances can lead to fires in rental properties. This is why landlords must have a registered Gas Safe engineer inspect the property annually to ensure they’re working properly.

As a landlord, you must inform tenants about safely using gas appliances and signs of gas leaks or carbon monoxide poisoning.

Landlords renting out HMOs must be mindful of the higher likelihood of fires in houses with multiple occupants. The risks of experiencing a fire are 7 times higher for individuals living in rented or shared accommodation, particularly in HMOs. Due to this increased risk, additional fire safety regulations apply to HMOs. When landlords let shared apartments or HMOs, they must adhere to specific fire safety regulations outlined in the Regulatory Reform (Fire Safety) Order (2005) in addition to general fire safety rules.

Here are the fire safety guidelines for shared accommodations and HMOs:

1. Fire safety equipment

Landlords must provide fire safety equipment, including fire extinguishers on each floor and fire blankets in every kitchen of the rental property. This ensures quick access in case of a small fire.

2. Fire Doors

Fire-resistant doors must be installed at key escape routes and between different units to contain the spread of fire and provide residents with a safe means of escape. Fire doors must be self-closing and fitted with intumescent strips and smoke seals.

3. Fire escape routes

Landlords must ensure clear and unobstructed fire escape routes from the rental property. This includes keeping staircases, hallways and exits free from clutter.

4. Emergency lighting

In case of power failure during a fire, emergency lighting should be available in the common areas and escape routes to facilitate safe evacuation.

Apart from complying with fire safety regulations, educating your tenants about fire safety is helpful to prevent accidents and minimise risks. Provide them with clear instructions on fire safety practices, including proper use of heating appliances, cooking equipment, and smoking policies. Encourage tenants to report fire safety concerns immediately and conduct regular fire drills to ensure everyone knows how to respond in an emergency.

This article is for informational purposes only. Please consult the appropriate authorities or a lawyer for legal advice.

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