As stated earlier in this guidance a landlord must consider all the 29 matters and circumstances listed under Part 1 to which regard is to be had when determining whether the dwelling is FFHH. In addition, the FFHH Regulations place specific requirements on landlords to help prevent certain matters and circumstances arising. Where a landlord fails to comply with these requirements, the dwelling is to be treated as if it were unfit for human habitation. There are three requirements imposed on a landlord:

• ensuring the presence of smoke alarms in proper working order
• ensuring the presence of carbon monoxide detectors in proper working order
• ensuring the inspection and testing of the electrical installation

Smoke alarms

The presence of smoke alarms is intended to reduce the risk of fire and associated smoke and any consequent injury or loss of life. Without a smoke alarm fitted an occupier is at least four times more likely to die. The FFHH Regulations require a smoke alarm, in proper working order, to be present on every storey of a dwelling Landlords must ensure each of these smoke alarms is in proper working order, connected to the electrical supply and inter-linked with all other smoke alarms connected to the electrical supply. To ensure that this requirement is met, the opportunity to test smoke alarms should be sought e.g. whilst carrying out a necessary repair or electrical testing in the dwelling.

Depending on the size of the dwelling landlords may consider it appropriate to ensure the presence of more than one smoke alarm on each storey. Landlords may also consider it appropriate to fit an additional heat alarm in the kitchen area. Smoke alarms should be sited where they can be heard by the occupier when asleep, usually a hall and landing area. Once the minimum requirements of the regulations have been met a landlord may install additional smoke alarms which are battery powered. The FFHH regulations do not require these additional battery powered alarms to be inter-linked.

The fire service provides guidance on the type of alarms available and their fitting. In addition, BS 5839 (part 6) sets out the requirements for the proper fitting of smoke alarms in domestic properties. A contractor specialising in the fitting of smoke alarms should be able to advise you on this standard.

Get a free smoke alarm from North Wales Fire and Rescue Service.

Request a home safety visit by South Wales Fire and Rescue Service.

Request a Safe and Well visit from Mid and West Wales Fire and Rescue Service.

A landlord must note the manufacturer’s recommended life span of a fire alarm, which will depend on the alarm. An alarm which has passed its expiry date may not be fully operational and incapable of detecting smoke.

A dwelling which is subject to an occupation contract which converted from an existing contract on the date of implementation will not be required to install a smoke alarm for a period of up to twelve months from the date of conversion. This exemption will no longer apply to the dwelling should the converted contract end.

Carbon monoxide alarms

Carbon monoxide is a gas, produced when carbon based fuel is burnt without enough oxygen. You cannot see, smell or taste it but it can injure and kill quickly.

Not only is it responsible for a considerable number of deaths and poisonings each year; many people are likely to be affected by carbon monoxide without realising it.

Combustion appliances such as boilers, gas and open fires, heaters and stoves fuelled by solid fuel, oil or gas all have the potential to cause CO poisoning if they are poorly installed, poorly maintained or incorrectly used. Particularly where there is inadequate (or lack of) proper ventilation, flues and chimneys.

The FFHH Regulations require a landlord to ensure that a carbon monoxide alarm is present in any room which has a gas, oil or solid fuel burning appliance installed. Carbon monoxide alarms are essential in providing perhaps the only warning an occupier will have of the presence of carbon monoxide. Carbon monoxide is a ‘silent killer’ and almost every fatality results from the lack of early warning to its presence.

Additional information on the causes and effects of carbon monoxide can be found at the Public Health Wales website.

The placement of carbon monoxide alarms should be considered carefully. Smoke alarms, because heat and smoke rise, are normally placed on the ceiling. This is not necessarily the best place to install carbon monoxide detectors. The concentration of carbon monoxide could reach dangerous levels before reaching ceiling height. As a general guide, carbon monoxide alarms are usually installed lower than smoke alarms. The guidance accompanying carbon monoxide alarms should always be followed carefully, including noting the expiry date of the alarm. Carbon monoxide sensors are usually more fragile than those within smoke alarms and usually need to be replaced more regularly.

The requirement for a landlord to ensure that smoke alarms and carbon monoxide alarms are present under these Regulations does not replace any duties placed on a landlord under existing legislation, including the Management of Houses in Multiple Occupation (Wales) Regulations 2006 and the Gas Safety (Installation and Use) Regulations 1998.