Since the publication of The Building Safety Act in October 2023, everyone has been talking about the huge changes within construction.
The recent legislative updates have significantly elevated built environment standards in the UK, aiming to put accountability and responsibility at the core of the industry.
In the wake of the increasingly stringent fire safety regulations, the role of experienced specialists in designing, installing, and commissioning fire alarm systems has become essential.
For the first time in the history of British fire safety legislation, companies lacking the necessary competency will have a reduced chance of securing projects, as duty holders are now legally required to ensure their contractors are ‘competent.’
Understanding Competency in Fire Safety
The term ‘competency’ has been repeatedly emphasised in recent years, as changes began to take shape in response to the tragic Grenfell Tower disaster.
There are now stricter competency regimes and policies, with it now a legal requirement for duty holders to ensure that they are using competent contractors, including Fire Alarm Engineers. Typically, ‘competency’ will be a contractual requirement from the duty holder.
For fire alarm companies, competency is typically demonstrated through third-party accreditations, such as the BAFE SP203-1 scheme. This program offers independent verification that providers are qualified to design, install, commission, and maintain fire detection and alarm systems, while meeting a range of requirements.
Qualifications are a key requirement under this BAFE scheme, as lead engineers must now hold a regulated qualification at Level 3 or higher, relevant to their specific duties. This could be a specialised Fire Detection and Alarm qualification or one that covers compliance with BS 5839-1 standards.
As a result, fire alarm projects must now involve a qualified, competent company overseeing the design, installation, and commissioning processes.
Historically, many fire alarm systems have been poorly designed, incorrectly installed, and even improperly signed off, with makeshift ‘cigarette packet’ designs.
However, with responsible persons having to be far more stringent on which contractors manage their fire alarm systems, it’s likely that unaccredited companies will no longer be signing-off their own systems, as this will be breaching their contract with the duty holder.
What are the Options for Companies Undertaking Fire Alarm Projects?
Companies now face two options when undertaking fire alarm projects:
1. Obtain Accreditation: Gaining accreditation, such as BAFE, will help companies address these challenges. However, it is a rigorous process that requires meeting numerous criteria and cannot be achieved overnight.
2. Partner with an Accredited Expert: Alternatively, companies can partner with an accredited, experienced company that will guide them through the design, installation, and commissioning stages, ensuring all work is validated and systems are signed off only when fully compliant.
The Consequences of Incorrect Fire System Designs
While some companies may have a general understanding of fire alarm systems, many lack the specialised knowledge, accreditation, or qualifications necessary to design and install systems that fully comply with BS 5839 Part 1.
BS 5839 Part 1 regulates the design, installation, and maintenance of fire detection and alarm systems in non-domestic buildings. These standards, which are expected to be updated in 2025, provide a framework to ensure that fire systems are reliable, effective, and fully compliant.
Common Issues Associated with Poorly Designed Systems
While we've come to understand that a lack of competency and accreditation can now result in various legal and contractual problems, we have also encountered numerous building safety issues and significant non-compliances, such as:
1. Incorrect Choice of Category: We frequently visit sites to assist clients and observe instances where the incorrect category of fire detection system has been installed. One of the fundamental principles of BS 5839 Part 1 is the classification of fire detection systems into various categories, each tailored to specific purposes:
Category M (Manual Systems): These systems rely on manual activation of the alarm, typically through the use of call points, and are suitable for buildings where staff or occupants are trained to respond quickly to a fire.
Category L (Life Protection Systems): These systems are designed to protect life and are subdivided into L1, L2, L3, L4, and L5, with L1 providing the most comprehensive coverage (detectors in all areas of the building) and L5 being the most specific (targeted protection in areas of particular fire risk).
Category P (Property Protection Systems): These systems are designed primarily to protect property and are divided into P1 (full building coverage) and P2 (partial coverage in high-risk areas).
Each of these categories serves a distinct purpose, and selecting the wrong category—or misapplying the chosen category—can lead to serious fatalities and is a major non-compliance.
2. Lack of a Thorough Site Visit: How can one fully design to BS 5839 Part 1 without visiting the site to inspect walls, voids, ceiling heights, and other critical areas? Designing solely from building plans is inadequate; a comprehensive site visit is essential whenever possible. In some new build scenarios, while the plans may closely resemble the finished structure, a thorough cross-referencing inspection must still be conducted once the building is complete. Using professionally designed CAD (Computer-Aided Design) drawings is the most reliable approach for creating a fire alarm design. CAD allows for accurate, to-scale drawings and can be completed much more quickly than traditional methods using pen, paper, and a ruler.
3. Inadequate Detector Placement: One of the most frequent issues we encounter with designs created by contractors, architects, and specifiers is the improper placement of detectors or inadequate levels of detection in certain areas. For example, voids are often overlooked or misunderstood, and the spacing between detectors is frequently incorrect. Many believe they can space detectors 10 metres from a wall, when the actual maximum distance is only 5.5 meters. Additionally, they often miss drop-downs greater than 10%. This lack of understanding of the standards not only leads to non-compliance but also significantly diminishes the effectiveness of the detectors, increasing the risk that people will not be properly protected during a fire.
4. Misunderstanding Detector Types: Fire detection systems use different types of detectors depending on the specific risks in each area. For example, heat detectors are better suited to environments where smoke or steam may be produced (such as kitchens or industrial spaces) to prevent false alarms. An incompetent person may not understand the differences between detector types, leading to the installation of inappropriate devices that do not provide the most appropriate protection.
5. Deviation from Design Specifications: Even when a system is designed by a competent specialist, problems can still arise during installation if the installer deviates from the design specifications. This may occur if the installer is unfamiliar with the products being used or if they encounter difficulties with the placement of detectors. In some instances, this can be ok, but all ‘variations’ from BS5839 Part 1 must be fully documented and agreed by the commissioning engineer and responsible person.
The Cost of Getting It Wrong
The consequences of poorly designed and installed fire detection systems can be severe, both in terms of safety and financial impact for the installer and for the end user:
Redoing Work: If a system is found to be non-compliant after installation, it may need to be completely redesigned and reinstalled, resulting in significant delays and additional costs. In some cases, this can even lead to penalties for missed handover deadlines, especially in high-stakes projects like new business openings, where delays can cost tens of thousands of pounds per week.
Damaged Business Reputation: A company that fails to deliver a fire detection system on time or that installs a system that does not comply with regulations can suffer significant reputational damage. This can be particularly harmful for contractors who rely on repeat business and word-of-mouth recommendations.
Legal and Financial Liability: Installing a non-compliant fire detection system can also result in legal and financial liabilities if the system fails to operate correctly in the event of a fire. Building owners may face fines, insurance claims, or lawsuits if their fire detection system does not meet the required standards.
Case Studies: Supporting Fire Alarm Installers, Electrical Contractors, and End Users on Their Journey to Compliance
For over 15 years, Illumino Ignis has been delivering expert services in the design, supply, installation, and commissioning of fire alarm systems, ensuring that every project aspect is signed off by competent professionals well-versed in the intricacies of BS 5839 Part 1. This specialised expertise is included as part of the Illumino Ignis service for clients who choose to source their equipment from us.
While many fire system installation companies boast a solid level of in-house expertise and hold various accreditations, including BAFE, we serve as a valuable second pair of eyes for these experienced firms. We frequently conduct site visits to provide independent assessments, often identifying minor oversights in their designs that can be easily rectified through collaboration.
With extensive experience in all areas of fire safety and emergency lighting, we have supported established fire system installation companies with specialised systems such as intrinsically safe and public address voice alarm (PA VA) systems—areas they may not encounter regularly and therefore require additional guidance to ensure compliance.
For those without BAFE accreditation who still secure significant fire industry contracts, such as electrical contractors, security firms, newly established fire alarm companies, and one-person-bands, we form robust partnerships by supporting with the design, supply, commissioning, and third-party certification of their work (subject to the Illumino Terms and Conditions). This collaboration enables them to take on projects confidently while benefiting from the expertise of a fully accredited company.
Our team also collaborates directly with end users, integrating into their in-house facilities management and fire safety teams to provide guidance on BS 5839 Part 1, ensuring that all their properties remain compliant.
Conclusion
Whether you are an end user or a company responsible for designing, installing, and commissioning a fire alarm system, it is crucial to stay informed about the latest developments in fire safety legislation.
The new requirements emphasise accountability and responsibility at the core of the industry, ultimately aimed at enhancing public safety across the UK.
As fire safety regulations become increasingly complex, it is essential to engage with competent contractors. The risks of neglecting compliance are simply too significant to overlook, and the consequences of errors can be catastrophic, both in terms of safety and commercially.
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