BS 5839-1:2025, the updated British Standard for fire detection and fire alarm systems in non-domestic premises, was published on April 29th, 2025, and is now in effect. This is a significant revision that aims to enhance fire protection, reduce risk, and improve safety for building occupants.

Here’s a summary of the key updates we feel Property Managers & Business owners should be aware of:

1. Enhanced Design and Installation Requirements:

•  Detection in Sleeping Areas: A strong preference for smoke detectors over heat detectors or sprinklers in rooms where people sleep (e.g., care homes, hotels, student accommodation) to ensure earlier detection.
• L2 and L4 System Updates: L4 systems now require detection at the top of lift shafts. L2 systems now explicitly account for sleeping risk in addition to risk-assessed rooms.
• Ceiling Obstructions: Clearer guidance on how to handle obstructions like ductwork or closely spaced beams to avoid interference with fire alarm and detection systems.
• Red Mains Cables: The requirement for fire alarm mains cables to be red has been clarified for clear identification.
• Low-Risk Lobbies: Detection is now required in low-risk lobbies (e.g., toilet lobbies) depending on the specific system type.
• Manual Call Point Placement: Siting recommendations have been simplified, emphasising placement on escape routes and within specific distances, and clarifying that they should only be in occupied areas.

2. Stricter Maintenance and System Lifespan Focus:

• Battery Calculations: The formula for battery backup sizing has been updated for greater clarity.
• Service Intervals: While 6-monthly servicing remains the best practice, the new standard allows a 5-7 month window between inspections without being deemed non-compliant.
• Control Panel Clocks: These must be checked and corrected at every service visit.
• Redundant Equipment: Any redundant detectors or system parts must be fully removed, not just disconnected.
• Interface Accessibility: All interfaces (e.g., lift overrides, fire door controls) must be fully accessible for testing.

3. Clearer Guidance on Extensions, Modifications, and Unacceptable Variations:

• New Section on Extensions and Modifications (Section 7): This entirely new section provides comprehensive guidance on the principles, responsibilities, testing, documentation, and certification required when extending or modifying existing fire alarm systems.
• Unacceptable Variations: The standard now explicitly outlines certain variations from its recommendations that are no longer considered acceptable, such as the absence of a zone plan in multi-zone premises (especially where people sleep) or the lack of remote monitoring in certain care homes.

4. Enhanced Documentation and Accountability:

• Zone Plans: Clearly displayed and accurate zone plans are now a critical requirement for multi-zoned buildings, particularly those with sleeping risks, and their absence or inaccuracy is a major non-conformity. This was emphasised due to lessons learned from past fire tragedies.
• New Panel Notice: Fire alarm control panels must now display a new label: “FALSE ALARM NOTICE: This fire alarm has an active connection to the fire and rescue service” to help reduce false alarms.
• Documentation of Variations: All variations from the standard, not just major ones, must be recorded in the system logbook.
• Certification: Updated documentation and a modification certificate are mandatory for extensions and modifications.

5. Other Notable Changes:

• Terminology Updates: “Care homes” are now “residential care premises,” and “fire service” is “fire and rescue service.”
• Alarm Transmission: Tougher performance, resilience, and cybersecurity requirements for alarm transmission.
• Visual Alarm Devices (VADs): Greater emphasis on VADs for individuals with hearing impairments.
• Structural Updates: Reorganisation of some clauses for better flow and clarity.

In essence, BS 5839-1:2025 emphasises a more risk-based approach to fire alarm system design, installation, and maintenance. It aims to improve reliability, reduce false alarms, enhance the speed of emergency responses, and provide clearer guidance for fire safety professionals and building owners to ensure a higher level of life and property protection.

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