Smoke and Carbon Monoxide Alarms: The Rules for Landlords

Fitting smoke and carbon monoxide alarms is one of the most straightforward compliance obligations a landlord has — and one of the most important. The rules were tightened in October 2022 and now cover a wider range of properties and appliances than before.

The Law

The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 came into force on 1 October 2022. They apply to all private rented properties in England and extend the previous rules to cover carbon monoxide alarms in rooms with any fixed combustion appliance, not just solid fuel ones.

Smoke Alarms: What's Required

- At least one smoke alarm must be installed on every storey of the property that is used as living accommodation

- "Living accommodation" includes bedrooms, living rooms, and hallways — not just rooms where people sleep

- Alarms must be in working order at the start of each new tenancy

- The landlord must test alarms on the first day of each new tenancy (see Testing, below)

A single-storey flat needs at least one smoke alarm. A three-storey house needs at least one on each floor.

Carbon Monoxide Alarms: What's Required

A carbon monoxide alarm must be installed in any room used as living accommodation that contains a fixed combustion appliance. This includes:

- Gas boilers (including combi boilers)

- Gas fires

- Open fires and fireplaces

- Wood-burning stoves and log burners

- Oil boilers

- Solid fuel Agas and range cookers

- Any other appliance that burns fuel

Important exception: gas cookers are specifically excluded from the CO alarm requirement. You do not need a CO alarm in a kitchen solely because it has a gas hob or oven.

If the boiler is in a cupboard that forms part of a room used as living accommodation, a CO alarm is required in that room.

Testing Alarms

- The landlord (or their agent) must test all smoke and CO alarms on the first day of each new tenancy

- After that, day-to-day testing becomes the tenant's responsibility — but you should check alarms at every routine inspection and record the result

- Keep a written record of the test on the tenancy start date: date, which alarms were tested, result. Include this in the check-in inventory.

Repair Obligations

If a tenant reports a faulty alarm, the landlord must repair or replace it as soon as reasonably practicable. There is no fixed timeframe in the regulations, but given the life-safety nature of alarms, same-day or next-day action is the appropriate standard. Do not wait for a routine inspection.

Interlinked Alarms

Interlinked alarms — where triggering one alarm sounds all alarms in the property — are not legally required, but are strongly recommended for larger properties, HMOs, and properties over two storeys. If a fire starts in the basement, an interlinked system ensures occupants on the top floor are alerted immediately.

HMOs: Additional Requirements

Houses in Multiple Occupation (HMOs) are subject to additional fire safety requirements under the Housing Act 2004 and HMO licensing conditions. These typically require more alarms, fire doors, and emergency lighting. Check with your local authority's HMO licensing team for the specific requirements applicable to your property.

Enforcement

Local authorities are responsible for enforcing the regulations. The process works as follows:

- The council can issue a remedial notice requiring the landlord to install or repair alarms within 28 days

- If the landlord fails to comply within 28 days, the council can arrange for the work to be carried out itself

- The council can then charge the landlord for the cost of the work, up to a maximum of £5,000

Common Mistakes to Avoid

- Fitting a CO alarm in the kitchen but not the room with the boiler: the alarm must be in the room containing the appliance, not an adjacent room

- Not testing on day one of the tenancy: the regulations specifically require a test at the start of each new tenancy — a test carried out the week before does not satisfy this requirement

- Using battery-only alarms in hard-to-reach locations: if an alarm is on a high ceiling or in a loft conversion, use a 10-year sealed battery alarm so you're not relying on the tenant to change batteries

- Assuming a CO alarm covers the whole property: CO alarms have a limited range — if the boiler is in a utility room and the living room is at the other end of the house, you may need alarms in both rooms

Practical Tips

- Use mains-wired interlinked alarms where possible: they're more reliable, can't be disabled by removing a battery, and are the standard expected in new builds

- Record the test in the inventory: ask the tenant to sign the check-in inventory confirming that alarms were tested and found to be working on the start date

- Note alarm locations in the inventory: photograph each alarm and record its location — this protects you if a dispute arises later

- Review alarm positions when a new appliance is installed: if a tenant installs a wood-burning stove (with your permission), a CO alarm must be fitted in that room before the appliance is used