Understanding Fire Alarm Regulations for Commercial Buildings in the UK

Under the law, fire detection and fire alarm systems are considered essential fire-fighting equipment and must comply with strict regulatory requirements. But, of course, these requirements and guidelines aren’t the same for domestic and non-domestic premises.

This guide breaks down the fire alarm regulations for commercial buildings in the UK. Read on to find out which guidance documents you need to follow and what the most recent updates mean for your business.

5 UK Regulations, Publications, and Codes Covering Fire Alarms

Fire safety was previously covered by a number of pieces of legislation, including the Fire Precautions Act 1961. Today, the primary legislation comes from the Regulatory Reform (Fire Safety) Order 2005, along with British Standards and related guidance documents.

Let’s take a closer look at each one:

1. RRO (And Its Counterparts in Scotland and Northern Ireland)

Regulatory Reform (Fire Safety) Order 2005 is sometimes referred to as the RRO, the RR(FS)O, the FSO, or simply the Order. It provides the minimum fire safety standards needed for non-domestic premises, including offices, shops, and factories.

Article 13 of the Order states that the person responsible for the premises has to make sure it’s equipped with fire detectors and alarms to the appropriate extent. Meanwhile, Article 17 covers the need for maintenance in accordance with the risk assessment.

That said, the RRO only applies to premises in England and Wales.

Replacing the RRO in Scotland is the Fire Safety (Scotland) Regulations that came into force in October 2006. Similarly, there’s the Fire Safety Regulations (Northern Ireland) 2010.

In both those documents, the alarm systems are covered in Part III, under regulation 12: Means for fighting fire and means for giving warning in the event of fire.

2. BS 5839

The British Standards offer guidance on different fire safety aspects, from the protection measures to the fire extinguishers. Fire alarm systems and alarms (FD&A) systems, in particular, are covered in the BS 5839.

Some codes in the BS 5839 apply to commercial spaces, while others (like BS 5839-6) are concerned with domestic premises.

There are parts of the BS 5839 that also focus on specific protection equipment. The BS 5839-3: 1988, for instance, is the specification document for automatic release mechanisms.

The BS 5839-8, however, is concerned with the design, installation, commissioning, and maintenance of voice alarm systems.

For the most part, the BS 5839-1 is going to be your main point of reference. It’s the code of practice for the design, installation, commissioning, and maintenance of FD&A systems in non-domestic areas.

There are a few editions of the BS 5839-1. The BS 5839-1:2017 is perhaps the most popular, but it’s superseded by the 2025 update.

3. BS EN 54

While the BS 5839 offers recommendations and performance criteria for FD&A system design and installation, the BS EN 54 provides the minimum requirements for system performance and testing parameters.

4. MHCLG Guidance Documents

According to the RRO, fire risk assessment is needed for all commercial spaces. However, some owners might have trouble identifying their responsibilities from the Order itself.

Luckily, the Ministry of Housing, Communities & Local Government (MHCLG) has issued several guidance documents to help owners of different business types comply with the RRO.

Each document is split into two parts. The first covers the risk assessment process, while the second offers guidance on fire precautions.

Here’s a list of the available guidance by premise type:

• Factories and warehouses

• Offices and shops (purpose-built, converted, or part of a complex)

• Theatres, cinemas, and concert halls

• Healthcare premises

• Educational premises

• Residential care premises

• Sleeping accommodations (like hotels, hostels, holiday chalets, bed and breakfasts, etc.)

• Small/medium places of assembly (accommodating 60–300 people)

• Large places of assembly (accommodating 300+ people)

• Open-air venues (like zoos, markets, music concerts, etc.)

5. Statutory Regulations

Besides the government legislation, other local policies might apply in your case. Make sure to refer to the authorities at the district and county levels.

You’ll also want to check the Building Regulations codes. For instance, business owners in England could refer to volume 2 of Document B. The equivalent in Scotland is the Building Standards Technical Handbook.

Key Points From the BS 5839-1

Working with fire safety professionals who understand the intricacies of BS 5839-1 will save you time and effort. Here are a few of the policies that must be kept in mind during installing and inspecting the fire alarms:

1. Fire Alarm Categories and Detection Levels

One aspect that has remained unchanged over several editions of the BS 5839-1 is the fire alarm categories.

Based on the standards, there are three overarching categories. The first is Category M systems, which represent the least responsive level and rely on Manual call points (MCPs).

Category L is intended for the protection of life through automatic fire detection systems (AFDs) and MCPs. This class is then split into five subcategories.

The last category is P, which is intended for the protection of property and is divided into two subcategories.

Here are the subcategories in more detail:

A contractor or a designer can help you select the best category for your business.

Generally speaking, Category M systems can be a good fit for workplaces where no one sleeps on-site. Otherwise, you’d need extensive automated detection systems such as L1 or L2 systems.

For instance, Document B of the Building Regulations recommends using L1 systems for residential care homes.

2. Manual Call Points Distribution

The standard requires that all MCPs be prominently sited and easily distinguishable from non-fire alarm call points.

You also need your MCPs to be distributed in a way that makes it impossible to leave the storey/building from any given point without passing one.

3. Limiting False Alarms

There are a few recommendations that can reduce the number of false/unwanted alarms in your establishment. And we can classify these recommendations into two types based on what triggered the signal in the first place:

• Activation Protection: Such as using transparent, spring-loaded hinged covers over alarms.

• Impact protection: Installing purpose-designed protection, like a wedge-shaped picture frame for the alarm, a bollard, or a dado rail.

4. Fire Alarm System Maintenance, Inspection, and Servicing

Section 6 of the BS 5839-1 covers the servicing and maintenance of fire alarms. According to the standards, the test for all detectors must ensure that the products of combustion can enter the sensing chamber.

How often should you test the systems? Well, the standard specifies that you should get the alarms inspected and serviced at least once every six months. Otherwise, the systems would no longer be BS-compliant.

You can read our warning system check guide for more details, but here’s a quick look at the recommended inspection schedule:

• In-house weekly checks

• In-house monthly checks

• Third-party checks every 6 months (or less)

• Third-party quarterly checks

• Third-party annual checks

5. Documentation

Clause 48 of BS 5839-1: 2025 clarifies the documentation requirements. In the logbook, you need to record information like the service visits and the rate of false alarms.

Fortunately, the standards allow for both paper and digital logbooks. And if you’re not sure how to format your paper-based logbook, you can refer to Annex H of the 2025 edition of the BS 5839.

Just note that the model format is only Annex H if you’re using the 2025 edition. In BS 5839-1: 2017, however, it’s actually Annex F. This version of the model format hasn’t been updated to include recommendations for recording all variations, either.

FAQs

Is having a fire alarm in a small business compulsory?

Legislation requires that all commercial premises have a “means of giving warning” in case of a fire. But the appropriate means vary from one business to another.

Simply shouting “fire” can be enough for single-storey premises with open-plan layouts and a limited number of occupants, for instance. Multiple-storey buildings, on the other hand, might need an electric alarm system with sounders connected to a control panel.

And if you anticipate that a fire might start and remain undetected in its early stages, then your system needs automatic detection equipment (smoke or heat detectors).

What if my business is still working on the BS 5839-1: 2013?

Unfortunately, you’re out of date if you’re still operating with BS 5839-1: 2013 guides. You’ll need to shift to the updated version.

After all, BS 5839-1: 2017 carries some significant changes. The new code recommends that all new manual call points have a sort of protective cover to prevent accidental activation.

Then, BS 5839-1: 2025 recommended that the covers introduced in the 2017 edition be transparent. It also brought subtle but important changes to the L3 system terminology.

Does the MCP BS 5839-1 update require retroactive fitting of covers?

No, the BS code of practice isn’t retrospective. The update applies to manual call points installed after the publication’s release date.

What’s changed in the BS 5839-1: 2025?

The 2025 edition of the BS 5839-1 includes key updates like:

• Detector placement rules

• Clear system categorisation

• Improved documentation and maintenance guidelines

You can check out the full launch guidance note from the Fire Industry Association (FIA) for a detailed view of the updates.

How loud do fire alarms have to be?

The sound pressure level of fire alarms is generally recommended to be between 65 dB(A) and 120 dB(A).

Fire alarms, however, in rooms intended for sleeping should create a sound pressure level of at least 75 dB(A) at the bed head. Visual alarm devices are needed for some areas, as well.

What are the main fire safety laws in Scotland?

The Fire Safety (Scotland) Regulations 2006 is the main source for fire safety laws. Commercial premises in Scotland also have to follow the Fire (Scotland) Act 2005.

What are the main fire safety laws in Northern Ireland?

Business in Northern Ireland can refer to the Fire Safety Regulations (Northern Ireland) 2010 and the Fire and Rescue Services (Northern Ireland) Order 2006.

Stay Compliant With Barbon Fire Protection

Need help keeping your fire alarm systems compliant? Our team can help.

At Barbon Fire Protection, we offer commercial fire alarm system maintenance services that are fully aligned with the British Standards.

During the typical maintenance run, we check the control panel, cabling, connections, and the detector itself. We also update the system logbook and provide reports for your compliance audits.