The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 significantly strengthened the requirements for landlords in England. Since October 2022, you must install smoke alarms on every storey of your rental property and carbon monoxide alarms in any room with a fixed combustion appliance—not just solid fuel appliances as before.
This guide explains exactly what you need to do to comply with the landlord smoke alarm law, your testing obligations, what happens once tenants move in, and the penalties you face for non-compliance.
Key Points: Landlord Smoke Alarm Requirements
- Smoke alarms must be installed on every storey with living accommodation
- Carbon monoxide alarms required in any room with a fixed combustion appliance (gas boilers, fires, wood burners)
- Test all alarms at the start of each new tenancy to ensure they work
- Tenants are responsible for testing during the tenancy, but you must repair or replace faulty alarms
- Penalties of up to £5,000 for non-compliance
- Applies to all private rented properties in England from 1 October 2022
What the Law Requires
The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022
These regulations amended the original 2015 rules and came into force on 1 October 2022. They apply to all private landlords in England letting residential property under various tenancy types, including assured shorthold tenancies.
The key changes from the 2015 regulations were:
- Carbon monoxide alarm requirements expanded — now required wherever there's a fixed combustion appliance, not just solid fuel appliances
- Landlord repair duty clarified — you must repair or replace alarms that are reported as faulty
Smoke Alarm Requirements
You must ensure that at least one smoke alarm is installed on every storey of the property where there is a room used wholly or partly as living accommodation.
What counts as a storey with living accommodation?
- Ground floor with a living room, kitchen, or bedroom — needs a smoke alarm
- First floor with bedrooms — needs a smoke alarm
- Loft conversion used as a bedroom or study — needs a smoke alarm
- Basement with a living area — needs a smoke alarm
What type of smoke alarm?
The regulations do not specify a particular type, but good practice recommends:
- Optical (photoelectric) alarms — better at detecting slow, smouldering fires
- Ionisation alarms — better at detecting fast, flaming fires
- Combined optical/ionisation or multi-sensor alarms — offer balanced protection
For most properties, mains-powered alarms with battery backup provide the most reliable protection. However, battery-only alarms that meet BS EN 14604 standard are also acceptable under the regulations.
Placement matters: Install smoke alarms on the ceiling, ideally in the centre of a room or hallway. Avoid placing them near kitchens (to prevent false alarms from cooking), in bathrooms, or near windows where draughts could affect performance.
Carbon Monoxide Alarm Requirements
Since 1 October 2022, you must install a carbon monoxide alarm in any room containing a fixed combustion appliance. This is a significant expansion from the previous requirement, which only covered solid fuel appliances.
Appliances that now require a CO alarm in the room:
- Gas boilers (including combi boilers)
- Gas fires
- Oil-fired boilers
- Wood-burning stoves
- Open fires (coal, wood)
- Multi-fuel stoves
- Oil-fired room heaters
Exemption: Gas cookers are specifically excluded. You do not need a CO alarm solely because there is a gas cooker in the kitchen. However, if there is another combustion appliance in the same room (such as a gas boiler in the kitchen), a CO alarm is still required.
What type of CO alarm?
Carbon monoxide alarms must meet BS 50291 standard. Both mains-powered and battery-operated alarms are acceptable, though mains-powered with battery backup offers greater reliability.
The 2022 change is significant. Many landlords who were compliant before October 2022 now need to install additional CO alarms. If you have a gas boiler—which most rental properties do—you now need a CO alarm in the room where the boiler is located.
Where to Install Alarms
Smoke alarms should be installed:
- On the ceiling, at least 300mm from walls and light fittings
- In hallways and landings on each floor
- Away from kitchens and bathrooms to avoid false alarms
- Where they can be heard throughout the property when activated
Carbon monoxide alarms should be installed:
- In the same room as the combustion appliance
- At head height, either on the wall (1-3 metres from the appliance) or on the ceiling
- Away from windows, doors, extractor fans, or other sources of ventilation
- Where they can be easily heard
For detailed guidance on positioning, follow manufacturer instructions and British Standards recommendations.
Testing Requirements at the Start of a Tenancy
Your Duty to Test
You must ensure that smoke alarms and carbon monoxide alarms are in proper working order on the day the tenancy begins. In practice, this means testing every alarm before the tenant moves in.
What "proper working order" means:
- The alarm sounds when the test button is pressed
- Batteries are functional (and fresh if battery-only alarms)
- The alarm is properly mounted and in the correct location
- The alarm is not damaged, discoloured, or past its replacement date
When to test:
- On the day the tenancy starts, or as close to that date as practical
- This applies to every new tenancy—if you have a change of tenant, you must test again
Documenting the Test
While the regulations do not specifically require written records of testing, keeping evidence is strongly advisable. Consider:
- Taking dated photographs of each alarm during testing
- Using a tenancy check-in inventory that includes alarm testing
- Having the tenant sign confirmation that alarms were working at move-in
- Keeping a simple log of test dates and results
This documentation protects you if a dispute arises about whether alarms were working when the tenancy began.
Tenant Responsibilities During the Tenancy
Regular Testing by Tenants
Once the tenancy has started and you have confirmed the alarms are working, tenants become responsible for testing the alarms regularly. The regulations do not specify how often, but weekly or monthly testing is generally recommended.
Tenants should:
- Press the test button on each alarm periodically
- Replace batteries in battery-operated alarms when needed (unless the tenancy agreement states otherwise)
- Avoid removing, disabling, or covering alarms
- Report any faulty alarms to the landlord promptly
Your Repair and Replacement Duty
Even though tenants are responsible for routine testing, you must repair or replace any alarm reported as faulty as soon as reasonably practicable.
This means:
- If a tenant reports a smoke alarm is not working, you must arrange repair or replacement
- You cannot ignore reports or delay action unreasonably
- The cost of repair or replacement falls on you, not the tenant (unless tenant damage is evident)
Include alarm responsibilities in your tenancy agreement. Make clear that tenants should test alarms regularly and report any faults. This helps ensure both parties understand their obligations.
Penalties for Non-Compliance
What Happens If You Don't Comply
Local authorities in England have the power to enforce the Smoke and Carbon Monoxide Alarm Regulations. If you fail to comply, the enforcement process typically follows these steps:
- Remedial notice — the local authority issues a notice requiring you to install alarms or ensure they are working within 28 days
- Local authority action — if you don't comply with the notice, the council can arrange for work to be done themselves
- Penalty charge — you can be issued with a financial penalty of up to £5,000
Circumstances Affecting Penalties
The £5,000 maximum penalty applies to a first offence. The actual amount depends on factors including:
- The seriousness of the breach
- Your history of compliance
- How quickly you rectify the issue
- Any mitigating circumstances
Repeat offenders face the full £5,000 penalty, and persistent non-compliance could contribute to broader action against you as a landlord.
Beyond Financial Penalties
Non-compliance with smoke and CO alarm requirements can have consequences beyond the immediate fine:
- Insurance implications — landlord insurance may not cover fire or CO-related claims if you weren't compliant
- Civil liability — if a tenant is harmed due to missing or faulty alarms, you could face personal injury claims
- Reputation damage — enforcement action is often publicly recorded
- Impact on licensing — for HMO landlords, non-compliance can affect licence applications and renewals
£5,000 might seem modest compared to other landlord penalties, but the real risk is civil liability if a tenant is harmed. A smoke alarm costing £20 could save you from a claim worth hundreds of thousands of pounds—and could save a life.
Practical Steps to Comply
Step 1: Audit Your Property
Walk through your rental property and identify:
- How many storeys have living accommodation (each needs at least one smoke alarm)
- Which rooms contain fixed combustion appliances (each needs a CO alarm)
- Whether existing alarms are present, working, and correctly positioned
- The age and condition of existing alarms
Step 2: Install or Replace Alarms as Needed
For smoke alarms:
- Install at least one on every storey with living accommodation
- Choose alarms meeting BS EN 14604 standard
- Consider mains-powered alarms with battery backup for reliability
- Position correctly (ceiling mounted, away from kitchens and bathrooms)
For carbon monoxide alarms:
- Install in every room with a fixed combustion appliance (except gas cookers alone)
- Choose alarms meeting BS 50291 standard
- Position at head height or on the ceiling, within 1-3 metres of the appliance
Alarm lifespan: Most smoke alarms should be replaced every 10 years; CO alarms typically last 5-7 years. Check manufacturer guidance and replace any expired alarms.
Step 3: Test Before Each New Tenancy
Before every new tenant moves in:
- Test each smoke alarm by pressing the test button and confirming it sounds
- Test each CO alarm similarly
- Check batteries are fresh in battery-only devices
- Document that testing was completed
Step 4: Respond to Reported Faults
When a tenant reports a faulty alarm:
- Acknowledge the report promptly
- Arrange repair or replacement as soon as reasonably practicable
- Keep a record of the report and your response
- Follow up to confirm the alarm is now working
Step 5: Keep Records
Maintain records of:
- Alarm installations (dates, types, locations)
- Testing at the start of each tenancy
- Any repairs or replacements
- Tenant fault reports and your responses
HMOs and Additional Requirements
If you let a House in Multiple Occupation (HMO), you likely have additional fire safety requirements beyond the basic smoke and CO alarm regulations. These may include:
- Fire detection systems — interlinked alarms or full fire alarm systems depending on the size and layout
- Fire doors — self-closing FD30 doors on rooms leading to escape routes
- Emergency lighting — in hallways and stairwells
- Fire risk assessment — mandatory for all HMOs
Check your HMO licence conditions, as local authorities often specify exact requirements for alarm systems. The basic smoke alarm regulations represent a minimum, not a comprehensive fire safety standard for HMOs.
For detailed guidance, see our guide on HMO fire safety requirements.
Frequently Asked Questions
Frequently Asked Questions
No. Gas cookers are specifically excluded from the carbon monoxide alarm requirements. However, if you have any other fixed combustion appliance in the property—such as a gas boiler, gas fire, or oil-fired heating—you do need a CO alarm in the room where that appliance is located.
The regulations allow both battery-only and mains-powered smoke alarms, provided they meet the relevant British Standard (BS EN 14604 for smoke alarms, BS 50291 for CO alarms). However, mains-powered alarms with battery backup are generally more reliable and are recommended as best practice, especially for long-term tenancies.
If a tenant deliberately removes or disables a smoke alarm, they are acting against the terms of most tenancy agreements and potentially putting themselves at risk. As a landlord, you should include clear terms in the tenancy agreement prohibiting this. If you discover a disabled alarm during an inspection, address it immediately and consider whether it constitutes a tenancy breach.
The Smoke and Carbon Monoxide Alarm Regulations 2015 (as amended in 2022) apply to properties let under specified tenancy types in the private rented sector. If you let a room in your own home to a lodger (where you share living accommodation), the regulations may not apply in the same way. However, you still have a general duty of care, and installing working alarms is strongly recommended regardless of the legal technicalities.
Check Your Compliance
Understanding the landlord smoke alarm law is straightforward, but ensuring your entire property portfolio is compliant requires attention to detail. Use our free tools to verify you meet all your landlord obligations.
Use the Landlord Checker — Our Landlord Compliance Checker covers smoke alarms, CO alarms, gas safety, electrical safety, and more. Complete the quick assessment to get a personalised action plan.
For a comprehensive overview of all your legal duties as a landlord, see our Complete Landlord Compliance Guide.
Related Resources
Detailed Guides
- Landlord Compliance Guide: Complete UK Legal Requirements
- HMO Fire Safety Requirements
- Landlord Gas Safety Responsibilities
- Fire Risk Assessments Explained