Smoke & CO Detectors – as from the 1st of October 2015 landlords are required by law to have fitted smoke detectors (alarms) on each storey of a rental property. In rooms where solid fuel appliances are installed, Carbon Monoxide (CO) detectors are required. CO detectors are not required by law for gas appliances, but landlords are being encouraged to provide them where gas is involved as good safety practice.
Note: these new regulations apply to single lets not Houses in Multiple Occupation (HMOs). These have more stringent regulations and require hard wired alarm systems with regular tests and five year electrical system checks.
Landlords must fit these devices before the 1st of October, and not wait for the start of a new tenancy, but there is no stipulation as to the type of alarms required – battery or hard wired.
At the time of writing these regulations are before Parliament but throughout this guide, which paraphrases the government one linked below, we have assumed the regulations will come into force before the 1st of October.
1. What do the regulations require?
At least one smoke alarm installed on every storey of the rental property which is used as living accommodation, and a carbon monoxide alarm in any room used as living accommodation where solid fuel is used. After that, the landlord must make sure the alarms are in working order at the start of each new tenancy.
2. Who is responsible for checking the required alarms are in working order?
The regulations will require landlords to ensure alarms are installed in their properties with effect from 1 October 2015. After that the landlord (or someone acting on behalf of the landlord) must ensure all alarms are in working order at the start of each new tenancy.
After the landlord’s test on the first day of the tenancy, tenants should take responsibility for their own safety and test all alarms regularly to make sure they are in working order. Testing monthly is generally considered an appropriate frequency for smoke alarms.
If tenants find that their alarm(s) are not in working order during the tenancy, they are advised to arrange the replacement of the batteries or the alarm itself with the relevant landlord.
3. Is there a ‘grace’ period for landlords?
Landlords are expected to be compliant from 1 October 2015 when the regulations will come into force. There will be no grace period after this date to install the required alarms.
4. When must the alarms be checked?
For each new tenancy beginning on or after 1 October 2015, landlords must check that the required alarms are in working order on the first day of the tenancy. The first day of the tenancy is the date stipulated in the tenancy agreement, even where the tenant decides to actually move into the property on a later date.
The intention of the regulations is to increase the safety of private sector tenants by ensuring that they have working alarms at the beginning of the tenancy.
5. What if the tenant won’t allow the landlord access to the premises to install the alarms or take the remedial action?
The landlord should write to the tenant to explain that it is a legal requirement to install the alarms and that it is for the tenant’s own safety.
If the local authority has reasonable grounds to believe the landlord has not complied with the regulations a remedial notice will be issued, detailing the suspected breach and required action. If the landlord proves compliance, either by becoming compliant or proving they were already compliant, to the relevant local authority or demonstrates they have taken all reasonable steps, other than legal proceedings, to become compliant within 28 days of the notice being issued then they will be exempt from the civil penalty – which could be up to £5,000.
6. What type of alarm should be installed?
The proposed regulations do not stipulate the type of alarms (such as hard wired or battery powered) to be installed. Landlords should make an informed decision and choose the best alarms for their properties and tenants.
7. Can heat detectors be installed in place of smoke alarms?
No. The regulations require smoke alarms to be installed on every storey and a carbon monoxide alarm in any room containing a solid fuel burning appliance. Heat detectors are not a replacement for smoke alarms.
8. Should alarms be situated in a certain place?
The regulations do not stipulate where the alarms should be placed, just that at least one smoke alarm should be on every storey and a carbon monoxide alarm in every room containing a solid fuel burning appliance.
You should follow the individual manufacturer’s instructions when installing the alarms.
However, in general, smoke alarms should be fixed to the ceiling in a circulation space, i.e. a hall or a landing, and carbon monoxide alarms should be positioned at head height, either on a wall or shelf, approximately 1-3 metres away from a potential source of carbon monoxide. If needed, your local fire and rescue authority may be able to provide further advice on installation or you can download fire safety information from www.gov.uk/firekills.
9. Does a carbon monoxide alarm need to be installed in rooms with gas or oil appliances?
No. Carbon monoxide alarms will only be required in rooms containing a solid fuel burning appliance (i.e. rooms containing an open fire, log burning stove, etc.).
However, as gas appliances can emit carbon monoxide, we would expect and encourage reputable landlords to ensure that working carbon monoxide alarms are installed in rooms with these.
10. What do we mean by a ‘relevant landlord’?
A ‘relevant landlord’ is the immediate landlord in respect of the tenancy.
11. What do we mean by a ‘new tenancy’?
A ‘new tenancy’ is a tenancy agreement that begins on or after 1 October 2015 and is not a renewal of a previous tenancy agreement.
12. What do we mean by a ‘solid fuel burning combustion appliance’?
Carbon monoxide alarms must be installed in rooms containing an appliance that burns solid fuel. This means appliances that are powered using a type of solid fuel, such as coal, wood, etc.
In the Department’s view, a non-functioning purely decorative fireplace would not constitute a solid fuel burning combustion appliance.
13. What do we mean by a room used ‘wholly or partly as living accommodation’?
The regulations require a smoke alarm to be installed on every storey of the premises on which there is a room used wholly or partly as living accommodation. A carbon monoxide alarm must be installed in any room which is used wholly or partly as living accommodation and contains a solid fuel burning appliance. In general, a room is classed as ‘living accommodation’ if it is used for the primary purposes of living, or is a room in which a person spends a significant amount of time. The regulations specifically stipulate that a bathroom or lavatory would be classed as living accommodation.
14. What do we mean by a ‘storey’?
A smoke alarm must be installed on every storey of the premises on which there is a room used wholly or partly as living accommodation. “Storey” is not defined in the regulations. It should be given its ordinary meaning. In the Department’s view, for the purpose of these regulations, a mezzanine floor would not be considered a storey.
FAQ: Tenancies and Exemptions
15. Do the regulations apply where the premises are let under an existing tenancy?
Yes. The regulations will require private sector landlords to install at least one smoke alarm on each storey of the premises, and a carbon monoxide alarm in any room containing a solid fuel burning appliance, with effect from 1 October 2015.
16. What types of tenancy will be affected?
The regulations will apply to any tenancy, lease or licence of residential premises in England that gives somebody the right to occupy all or part of the premises as their only or main residence in return for rent.
There are some exemptions (such as for long leases) – more information on these is given in the Schedule to the draft regulations, a link for which is given in the introduction to this booklet.
17. Are houses in multiple occupation (HMOs) exempt?
The regulations apply to unlicensed HMOs. Licensed HMOs are exempt from Parts 1 to 5 of the regulations but only because the regulations also amend the HMO licensing obligations in the Housing Act 2004 so as to impose similar requirements.
18. Do the regulations apply to social housing landlords?
No. At present, private rented sector properties have fewer working alarms installed than other types of housing tenures – these regulations are designed to ensure all privately rented homes are equipped with working smoke alarms at the start of each new tenancy, and where necessary, working carbon monoxide alarms.
19. Do the regulations apply to live-in landlords?
No. If the occupier shares the accommodation with the landlord or landlord’s family then these regulations will not apply. For the purposes of the regulations, a landlord is considered to share accommodation with the tenant if they share an amenity such as a kitchen or living room. The regulations are not aimed at owner-occupied properties.
20. Is there any assistance for landlords?
The Government has funded local fire and rescue authorities to purchase a limited number of alarms for free distribution to landlords. Fire and rescue authorities have been asked to distribute the alarms and offer appropriate installation advice. While fire and rescue authorities may offer to fit alarms, this service is at the authorities’ discretion and landlord should be prepared to install their own alarms.
Please contact your local fire and rescue service for further information on how to obtain an alarm. You can also visit http://www.alarms4life.com/ to check the details of your local fire and rescue authority and for further information regarding applying for the free alarms.
21. How does a landlord prove they have tested the alarms on the first day of the tenancy?
The local authority must decide whether the evidence provided proves that the landlord has met the requirements of the regulations. One possible means, if the landlord goes through the inventory on the first day of the tenancy, is that the landlord makes provision for the tenant to sign the inventory to record that the required alarms have been tested by the landlord and the tenant is satisfied they are in working order.
22. What happens if a landlord does not install the required alarms?
The local housing authority will be responsible for enforcing the regulations. They will be able to issue a remedial notice requiring a landlord to fit and/or test the alarms within 28 days. If the landlord fails to comply with the notice, the local housing authority must, if the occupier consents, arrange for the alarms to be fitted and/or tested. The local housing authority can also levy a civil penalty charge on the landlord of up to £5,000.
23. Is there a right of appeal against the penalty charge notice?
Yes. If a landlord does not agree with the penalty charge notice, they can make a request to the relevant local authority for it to be reviewed. This request must be made in writing and within the time period specified in the penalty charge notice. If the penalty charge notice is confirmed or varied by the local authority following the review, the landlord can then appeal to the First-tier Tribunal. The grounds for appeal are set out in regulation 11. If an appeal is lodged, the penalty cannot be enforced until the appeal is finally determined or withdrawn.
The original government guidance can be downloaded here:
The best way to ensure that you are meeting all the regulatory requirements (including legionella checks) in any rental property is to Do Risk Assessments – download a free template here
Smoke & CO Detectors, Deadline Approaches – http://t.co/oWBeQ7Vhvm
— LandlordZONE® (@LandlordZONE) September 4, 2015
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