Fire safety is a critical aspect of building management in the UK, with strict fire alarm systems regulations in place to protect lives, property, and public infrastructure.
Building owners, facilities managers, contractors and developers all have a role to play in ensuring both legal compliance and the safety of occupants and visitors. This guide outlines the legal framework behind fire alarm systems regulations in the UK, what you need to know about the BS 5839-1 2025 update and how you can ensure compliance.
Fire Alarm Systems Regulations: The Legal Framework
Fire alarm systems regulations in the UK are underpinned by a combination of statutory legislation and technical standards. Together, these form a framework to ensure buildings are adequately protected.
The Regulatory Reform (Fire Safety) Order 2005 (FSO)
The Regulatory Reform Order 2005, or FSO, acts as the cornerstone of fire safety law in England and Wales and applies to virtually all non-domestic buildings, including shops, schools, care homes and communal areas in residential buildings.
Under the FSO, legal responsibility for ensuring the safety of a building is assigned to a “responsible person”. Typically, this is the building owner, employer or facilities manager. The responsible person’s key duties include:
- Conducting and regularly reviewing fire risk assessments
- Implementing appropriate fire detection and alarm systems
- Ensuring safe means of escape and emergency procedures
- Providing training and information to building occupants
- Maintaining fire safety systems and equipment
Approved Document B (Fire Safety)
Approved Document B is part of the UK Building Regulations and provides detailed guidance on how to meet fire safety requirements during a building’s design and construction stages. It outlines requirements for buildings to have adequate escape routes, structural fire protection, fire spread prevention, and access for fire services.
BS 5839-1:2025
British Standard 5839-1 provides a code of practice for the design, installation, commissioning and maintenance of fire detection and alarm systems in non-domestic premises. This means that it offers guidance and recommendations rather than legally binding rules. However, while BS 5839 is not legislation itself, it acts as the benchmark for compliance with the fire safety provisions of the Building Regulations.
It is an important element of fire alarm regulations for commercial buildings as it incorporates evolving fire safety strategies that reflect lessons learned from real-life fire incidents.
Key Changes in the BS 5839-1 2025 Update
BS 5839-1:2025 came into effect in April 2025, replacing the previous version of the standard, BS 5839-1:2017. Some of the key changes include:
System Categories
Under BS 5839, fire alarm systems fall into three main categories: L (life protection), P (property protection) and M (manual activation). BS 5839-1:2025 includes clearer definitions for L1-L5 systems. It also states that L4 systems now require detection at the top of lift shafts, while L2 systems must consider sleeping risks as well as risk-assessed rooms.
Detector Requirements
Smoke detectors are now the preferred detector type for sleeping areas (e.g. care homes, student housing and hotels). The use of heat detectors is not advised unless justified by a fire risk assessment, however there is no requirement for existing systems using heat detectors to be upgraded unless undergoing major refurbishment.
There is also updated guidance for placing detectors near beams, ductwork and ceiling features. Obstructions under 250mm must be considered, while gaps over 300mm are not deemed obstructive.
Manual Call Points (MCPs)
The standard clarifies guidance around the use of MCPs, including positioning along escape routes and in buildings with phased evacuation. All MCPs must also now have transparent protective covers to prevent accidental activation.
Control Panels
If a system is connected to the emergency services, the panel must now display a false alarm notice warning users that it is being monitored. This is designed to discourage people from misusing the panel and reduce unnecessary emergency call outs because of false alarms.
Competency
One of the most important changes in BS 5839-1:2025 is a strengthening of competency requirements, placing a greater emphasis on ongoing learning and real-world experience. For the first time, the standard formally defines a competent person in Clause 3.13 as:
“Suitably trained and qualified by knowledge and practical experience, and provided with the necessary instructions, to enable the required task(s) to be carried out correctly.
NOTE: Maintenance of competence is likely to require continuing professional development (CPD).”
Visual & Audible Alarms
Other types of alarm, for example class change alarms in schools and lockdown alarms, can now be integrated into the fire alarm system provided they are clearly distinguishable from fire alarms. There is also a greater emphasis on visual alarms for deaf or hard-of-hearing occupants.
Maintenance & Servicing
There is greater flexibility around service intervals, which can now range from five to seven months without becoming non-compliant. Control panel clocks and zone charts must now be checked for accuracy at each service visit, with clocks adjusted where necessary. Meanwhile, redundant equipment can no longer simply be disconnected, it must now be removed altogether to avoid any confusion in an emergency.
How to Comply with UK Fire System Regulations
With the introduction of BS 5839-1:2025, staying compliant is about proactively managing fire safety systems to ensure they are effective, up to date, and aligned with the latest standards. To meet the updated fire alarm systems regulations, building owners and contractors should take the following key actions:
Audit your fire alarm system
Review detector types, manual call point placement and control panel features to check they meet the updated requirements. Consider replacing heat detectors in sleeping areas where needed and ensure MCPs have transparent protective covers. Confirm alarms can be clearly heard in all areas, including behind closed doors.
Update documentation and review maintenance schedules
Ensure zone plans are accurate and visible. Log all maintenance, variations, and cause and effect programming. Check servicing is being carried out every five to seven months, and ensure timeclocks are accurate and redundant equipment is removed.
Verify system signalling and monitoring
For category L systems, fire signals must reach alarm receiving centres within 90 seconds and faults within three minutes. Display false alarm notices on panels if auto-calling emergency services.
Ensure competency of personnel
Only qualified and experienced personnel should design, install and maintain fire alarm systems. Contractors and in-house teams must now demonstrate relevant training and qualifications, familiarity with the BS 5839-1:2025 requirements, as well as ongoing CPD (Continuing Professional Development).
Plan for future upgrades
While some changes are not retrospective, any planned upgrades or refurbishments must comply with the 2025 standard. Prioritise upgrades in high-risk areas like sleeping accommodation or buildings with phased evacuation strategies.
Conclusion
The release of BS 5839-1:2025 marks a significant step forward in the standards underpinning fire alarm systems regulations in the UK. As we have explained in this guide, it is essential that whether you’re managing a care home, overseeing a commercial property, or installing new systems, an in-depth understanding of fire regulations is essential to ensure both compliance and best practice.
By auditing existing systems, updating documentation, and working with qualified professionals, building owners and contractors can ensure compliance, reduce risk, and protect people and property. Fire safety isn’t just about meeting regulations, it’s about creating safer environments for everyone.
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