Fire Sprinkler Servicing and UK Building Regulations: What Landlords of HMOs and Flats Need to Know

Any landlord of Houses in Multiple Occupation (HMOs) or residential flats must understand their legal responsibilities. This is not just good practice or common sense; it is in fact essential to protecting the lives and property of their tenants. 

One area where many property owners fall short is in ongoing maintenance, and specifically, fire sprinkler servicing. While most landlords understand the need for having fire sprinkler systems installed, it is equally critical to ensure these systems are reliably maintained under UK building regulations and fire sprinkler standards.

The following article will break down precisely what the law requires in this area, why regular servicing matters, and how landlords can stay compliant.

Why is Fire Sprinkler Servicing Important?

Fire sprinkler systems are a proven life-saving technology. As long as they are installed correctly, they have the power to suppress or extinguish a fire before the fire service arrives, minimising property damage and preventing injuries or death.

However, installing a system is only half the job. Ongoing maintenance is essential. A fire sprinkler system that isn’t maintained can fail when it’s needed most. Neglect can lead to issues such as blocked valves, corroded pipes, faulty alarms, or a lack of water pressure when needed most, rendering the building’s sprinkler system completely ineffective.

Servicing on a regular basis ensures that every component of the sprinkler system is in full working order and meets UK fire sprinkler standards. Not only will this ensure you remain compliant, but will also maximise protection for your residents and buildings.

UK Regulations and Your Responsibilities as a Landlord

Landlords of HMOs and flats must meet a minimum requirement when it comes to UK building safety regulations. These include compliance with:

• The Building Regulations 2010

• The Regulatory Reform (Fire Safety) Order 2005

• Relevant British and European fire sprinkler standards such as BS EN 12845

Fire sprinkler systems are not mandatory in all residential buildings. Their necessity is guided by various factors, including the building’s location, age, and size. But in buildings where they are installed, such as HMOs or larger residential buildings, they must be properly maintained.

According to fire safety standards, the landlord (or other responsible party) must ensure that fire safety systems are kept in good working order through a process of regular inspection, testing and maintenance.

If a landlord fails to meet these requirements, they may face costly fines or legal action. And in the worst-case scenario, their neglect could result in serious property damage or fatality.

What Does Fire Sprinkler Servicing Involve?

As a landlord of buildings that require a fixed fire sprinkler system, you may be wondering what exactly is required in the way of servicing. Typically, the process will involve:

• Alarm Isolation: Before servicing begins, the alarm system is temporarily isolated and call centres or the fire brigade are informed so false alarms don’t occur during testing.

• Flow and Pressure Test: A flow and pressure test is carried out to verify that water is delivered at the right rate and pressure for effective fire suppression.

• Visual Inspection: All visible elements of the sprinkler system, such as heads, pipework and valves, are checked for signs of wear, damage or blockage.

• Alarm and Flow Switch Testing: The alarm and flow switches are tested to ensure they trigger the correct alerts in the event of activation.

• Water Tank and Pump Inspection: If the system uses tanks and pumps, these components are inspected to confirm they’re functioning efficiently and able to supply water when needed.

• Detailed Job Report: A full job report is produced on site, highlighting any issues found and offering recommendations for improvement.

If you’re looking for support with fire sprinkler servicing, we offer tailored plans to suit HMOs and flats of all sizes. Find out more on our servicing page.

How Often Should You Service Your Fire Sprinkler System?

The frequency of servicing varies depending on the system and usage, but the guidance outlined by BS EN 12845 states that a proper servicing schedule should include:

• Weekly inspection of gauges, valves, system integrity and pump testing.

• Monthly battery or other components as per supplier recommendations.

• Quarterly hazard and change review, cleaning of heads or other components, system integrity check, system interface check, and component testing.

• Half-yearly dry alarm valve exercise and remote monitoring check.

• Yearly flow test, storage valve checks, suction pump maintenance.

• Three-yearly system corrosion check with tank draining, stop / nonreturn valve maintenance.

• Ten-yearly tank maintenance.

• 25-year full system, inspection, testing and maintenance.

These frequencies are recommended for most residential systems. However, if your particular building has unique risks, then more frequent checks may be required.

How to Choose a Fire Sprinkler Servicing Provider

Fire sprinkler servicing should only be carried out by trained and certified professionals who understand the complexity of sprinkler systems and can spot issues that others might miss. Landlords without proper qualifications should attempt servicing themselves.

When choosing a provider, don’t be afraid to ask questions, such as:

• Are they experienced with your particular type of residential building and fire sprinkler system?

• Can they prove they adhere to fire safety standards such as BS EN 12845?

• Can they provide detailed reports and compliance documentation?

• Do they offer tailored servicing plans to meet your precise needs?

For landlords of HMOs and flats, these are essential questions. Poorly carried out maintenance can lead to issues and cost more in the long run, thereby jeopardising the safety of your tenants.

Get in Touch For Peace of Mind

In summary, regular fire sprinkler servicing is essential for all landlords of HMOs and flats. This is not just a box-ticking exercise to ensure you are following the rules, but is a necessary proactive step to protect your tenants, your property and your reputation as a landlord.

By understanding your requirements set out in the standards and regulations linked above, you can ensure your fire safety systems remain effective and dependable at all times.

If you would like support with your sprinkler servicing schedule or want to learn more about your individual requirements, get in touch with us today. You can find full details on our fire sprinkler servicing and maintenance services here.