Smoke and CO alarm requirements for landlords

The legal requirement

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended by the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, set out mandatory requirements for smoke alarms and carbon monoxide (CO) alarms in all rented properties in England.

The 2022 amendment made a significant change that many landlords are still not aware of. Understanding the current rules is essential.

Smoke alarm requirements

You must install at least one smoke alarm on every storey of your rental property that contains living accommodation. This means:

• A two-storey house needs at least two smoke alarms (one per floor)
• A three-storey house needs at least three
• A flat on one level needs at least one
• A maisonette on two levels needs at least two

"Living accommodation" includes bedrooms, living rooms, kitchens, and hallways. It does not include common parts of a block of flats that are not part of the individual dwelling (though separate fire safety rules apply to common parts under the Regulatory Reform (Fire Safety) Order 2005).

Where to install smoke alarms

The regulations specify that alarms must be installed on each storey, but they do not specify exactly where on each storey. However, best practice (following BS 5839-6) is:

• In the hallway or landing on each floor
• Outside bedrooms where possible
• Away from kitchens and bathrooms to reduce false alarms (at least 3 metres from cooking appliances)
• On the ceiling, not on walls

Carbon monoxide alarm requirements

Before 2022

Before the 2022 amendment, CO alarms were only required in rooms containing a solid fuel burning combustion appliance (such as a wood burner, coal fire, or biomass boiler).

After 2022 (current rules)

The 2022 amendment extended the CO alarm requirement significantly. You must now install a CO alarm in any room that contains a fixed combustion appliance, except where that appliance is used solely for cooking. This includes:

• Gas boilers (including combi boilers)
• Gas fires and gas heaters
• Oil-fired boilers
• Wood burners and multi-fuel stoves
• Coal fires
• Biomass boilers

The only exemption is for gas cookers and other appliances used solely for cooking. A gas hob in the kitchen does not require a CO alarm (though it is still good practice to install one).

This is the key change many landlords have missed. Before 2022, if your property had a gas boiler but no solid fuel appliances, you did not need a CO alarm. Now you do. The vast majority of rental properties in England have a gas boiler, which means the vast majority now need a CO alarm.

Where to install CO alarms

The CO alarm must be in the same room as the combustion appliance. Not in the hallway, not on the landing. In the room itself.

• For a gas boiler in the kitchen, install the CO alarm in the kitchen
• For a gas boiler in a utility room, install the CO alarm in the utility room
• For a gas fire in the living room, install the CO alarm in the living room
• For a boiler in a cupboard, install the CO alarm in the room that the cupboard opens into

Follow the manufacturer's installation instructions. CO alarms are usually mounted on the wall at head height, not on the ceiling like smoke alarms.

Testing requirements

You must test all alarms at the start of each new tenancy. This means pressing the test button on each alarm to confirm it sounds correctly.

Important: Testing is required at the start of each new tenancy, not annually. However, best practice is to check alarms at every property inspection. If a tenant reports a faulty alarm, you must repair or replace it promptly.

You should also check that alarms are not past their expiry date. Most smoke alarms last 10 years and most CO alarms last 5 to 7 years. The expiry date is usually printed on the unit.

What type of alarms to use

The regulations do not specify the type of alarm, but best practice is:

• Smoke alarms: Optical (photoelectric) alarms are best for rental properties as they are less prone to false alarms from cooking than ionisation alarms
• CO alarms: Sealed-unit electrochemical alarms with a long-life battery are the most reliable
• Battery vs. mains-wired: The regulations accept battery alarms. However, mains-wired with battery backup is more reliable and is required in new-build properties under Building Regulations. For existing properties, battery alarms are acceptable.

Penalties

The usual enforcement process is:

1. Local authority becomes aware of the breach (usually through a tenant complaint or inspection)
2. They issue a remedial notice giving you 28 days to install the required alarms
3. If you fail to comply within 28 days, they can issue a civil penalty of up to £5,000
4. They can also arrange to install the alarms themselves and charge you for the cost

Common mistakes

• Not installing CO alarms for gas boilers. This is the most common mistake since the 2022 amendment. If you have a gas boiler, you need a CO alarm in the room where it is located.
• Installing CO alarms in the wrong room. The alarm must be in the same room as the appliance, not in the hallway.
• Not testing at the start of a new tenancy. Press the test button on every alarm and record that you did so.
• Using expired alarms. Check the manufacture or expiry date. Replace alarms that are past their lifespan.
• Forgetting about second floors. Every storey with living accommodation needs a smoke alarm. Do not forget loft conversions and basements.

How LetShield helps

LetShield tracks smoke and CO alarm compliance per property. You can record the number and location of alarms, the date they were last tested, and their expiry dates. The compliance dashboard shows a clear status for each property, and you will receive reminders when alarms are approaching their replacement date.