Changes in BS 5839-1 2025 Ed

BS 5839-1:2025 Fire Detection and Fire Alarm Systems for buildings - Part 1: Design, installation, commissioning, and maintenance of systems in non-domestic premises - Code of practice.

As of 30 April 2025, BS 5839-1:2017 has been officially withdrawn and replaced by BS 5839-1:2025, bringing a range of important changes to fire detection and alarm systems in non-domestic premises across the UK. Whether you're overseeing fire safety in a care home, school, office block, or hotel, it's essential that you understand the implications of this revised standard.

The focus of the standard is system design; it does not dictate whether a commercial premises requires a fire detection and fire alarm system - that is determined by legislation such as Building Regulations. Its purpose is to provide comprehensive recommendations and guidance on planning, design, installation, commissioning and maintenance of fire detection and fire alarm systems. This British Standard does not apply to domestic premises, that is detailed in Part 6 which is due for review soon.

It is also important to note that while the standard is a code of practice and takes the form of recommendations, Clause 6 sets out which of these recommendations it is "considered unacceptable" not to adopt. 

While the technical requirements in the latest version remain largely consistent, the content of the 2025 revision has been refined and reorganised to provide greater clarity, more structured guidance and updated references.

Key changes in the 2025 revision include:

·        Updated terms and definitions to bring them in line with the newly published fire vocabulary standard, BS 4422:2024

·        The siting recommendations for manual call points have been simplified 

·        Stairway lobbies are now covered with automatic detection

·        Improved guidance on fire detection in sleeping areas

·        Clarification of the period between service visits to acknowledge that it is not always possible to carry out routine maintenance of a fire detection and fire alarm system on exactly the same day every year.

What is considered a Non-Domestic Property?

In the UK, non-domestic properties are buildings not used solely as private dwelling. This includes offices, shops, schools, factories, care homes, and mixed-use premises. They’re subject to specific regulations like the Fire Safety Order 2005, requiring clear fire safety responsibilities.

What’s changed in BS 5839-1:2025?

This 2025 edition introduces a number of structural and practical updates across three key areas:

1. Design and Installation Updates

·        Detection in New Areas: L4 systems now require detection at the top of lift shafts; L2 systems now account for sleeping risk in addition to risk-assessed rooms. Smoke detectors are now clearly preferred over heat detectors in bedrooms or sleeping areas (e.g. care homes, student accommodation, hotels) to ensure faster detection.

·        Lift Shafts: Category L4 systems must now include detection at the top of lift shafts, improving response time in vertical escape routes.

·        Manual Call Points: Placement guidance has been strengthened, emphasising accessibility in occupied zones.

·        Lockdown Alarms: These can now be integrated into fire alarm systems but the tone must be distinct from fire alarm tones.

·        Ceiling Obstructions: Clarified guidance on how to handle obstructions like ductwork or closely spaced beams to avoid any potential interference with fire alarm and detection systems.

·        Monitoring Times: In Category L systems, signal monitoring must occur within 90 seconds, with faults recognised within 3 minutes.

·        Battery Calculations: BS 5839-1:2025 has updated the battery backup calculation formula. Review battery backup capacity, especially for older panels or large systems, to ensure compliance with the new calculation method. See Annex E (normative) page 149.

·        Red Mains Cables: The requirement for fire alarm mains cables to be red has been clarified.

·        Prohibited Variations: Items like zone charts and remote monitoring in care homes can no longer be treated as variations.

·        Low-Risk Lobbies: Detection is now required in low-risk lobbies, such as toilet lobbies, depending on the specific system type. If you're unsure then make sure to speak to your fire safety consultant who should be able to provide clarity.

·        New Panel Notice: In an attempt to help reduce false fire alarms, fire alarm panels must now display a new label:
“FALSE ALARM NOTICE: This fire alarm has an active connection to the fire and rescue service”

·        Updated Language: You'll notice some terminology changes, such as 'care homes' now being referred to as 'residential care premises' and 'fire service' as 'fire and rescue service'. 

2. Maintenance and Servicing Updates

·        Recording Variations: All variations from the standard must be logged in the site’s fire alarm logbook.

·        Engineer CPD: Competent persons carrying out maintenance must now engage in continual professional development (CPD). Ventro are proud to offer CPDs and if you would like to attend or book a specific CPD session.

·        Control Panel Clocks: These must be checked and corrected at every service visit to ensure accurate event logging.

·        Logbook Requirements: All deviations from BS 5839-1 (e.g., exceptions, placement compromises) must now be clearly documented in the site’s fire alarm logbook.

·        Battery Marking: Engineers are now permitted to write the battery fitted date directly on the battery with a marker.

·        Service Intervals: Still required every 6 months, but there's new flexibility, regular services can now occur every 5 to 7 months without being non-compliant.

·        Clock Synchronisation: The control panel clock must be checked and adjusted at every service.

·        Zone Charts: These must be verified during every maintenance visit to ensure they are up to date and correct.

·        Removal of Redundant Equipment: Old detection devices, call points, and interfaces must be removed if no longer in use to avoid any potential confusion in an emergency. Redundant devices must be completely removed, not just disconnected.

·        Interface Accessibility: Interfaces must be fully accessible, hidden panels are no longer acceptable.

3. Certification and Documentation Changes

·        Updated Certification Templates: Due to widespread paragraph renumbering, all certificates based on model forms in BS 5839 must now be updated, even if the clause content hasn't changed.

·        New Section 7: A dedicated section for extensions and modifications makes it easier to adapt existing systems compliantly.

·        Restructuring of clauses: Clause 4 is moved to the Introduction, and Clause 33 is merged with Clause 31.

·        Standard Terminology: Terms such as “care homes” are now “residential care premises,” and “fire service” is now referred to as “fire and rescue service.”

4. Enhanced Safety Measures

With a growing focus on inclusive safety, the following updates aim to protect a wider range of building occupants:

·        Visual Alarms: Greater emphasis is placed on visual alert devices (VADs), essential for deaf or hard-of-hearing users.

·        Zone Plans: Clearly displayed zone plans are now required in multi-zoned buildings, especially those with sleeping risks.

·        Automated Alerts: In residential care settings, systems must automatically notify a monitoring centre when triggered, speeding up emergency response.

5. What You Need to Do Now

If you’re responsible for fire safety in a commercial or residential care setting, you should:

·        Review and Update: Audit your current fire detection and alarm system. Check whether the design, devices, and documentation still comply.

·        Engage Competent Professionals: Use certified fire alarm designers, engineers, and maintainers who maintain CPD, such as those BAFE SP203-1 registered.

·        Update Documentation: Revise your certificates, logbooks, and maintenance records to reflect the 2025 standard and any site-specific deviations.

·        Communicate Changes: Inform all stakeholders—staff, contractors, and residents—of relevant updates to fire procedures and system layout.

6. What about the cable?

The sections have also been renumbered, for example Section 26: Cables wiring and other interconnections, is now Section 25

Section 25: Cables, wiring and other interconnections (formerly Section 26) has retained the core principle of maintaining circuit integrity during a fire. This requires that all cables must ensure interconnections between elements of both fire detection system and fire alarm systems and that they must operate for an appropriate length of time.

The level of a cable's fire resistance is referred to as "standard" and "enhanced", terms originally introduced back in the 2002 version of BS 5839-1. These requirements have remained the same in the 2025 revision. 

A word of caution to those responsible for system maintenance: while there is nothing in the new revision that requires older systems to be brought in line with the new standard, it is necessary to maintain and service an existing system to the new standard.

Download Your Free BS 5839-1:2025 Fire Alarm System Review Checklist

Fire Rated Door & What Should Keep In Mind

Does Your Building Need Fire Rated Door & What Should Keep In Mind? 

When a fire emergency strikes, nothing is more important than ensuring the safety of the people inside the premises. And while many factors to consider—like having adequately trained security guards and reliable fire alarms—one of the most effective tools are fireproof doors.

Ensuring the safety and fire resistance of buildings is paramount, particularly in areas that are critical for containment and evacuation during emergencies. The National Building Code (NBC) outlines specific requirements for the installation of fire door assemblies to enhance fire protection across various building components and areas. This summary categorises these requirements into general building components, specific shafts and chutes, lobbies, stairwells, basements, corridors, egress pathways, high hazard areas, and special situations. By adhering to these guidelines, the integrity of fire containment within structures is significantly improved, providing safer environments for occupants and aiding in effective emergency response efforts. The following sections detail the specific fire door ratings required for each critical area as per NBC clauses.

WHAT IS A FIRE-RATED DOOR?

Let’s be realistic: doors cannot be 100% fireproof. When fires break out inside a property, they create an intense heat known to melt steel doors. However, the function of fire-rated doors isn’t to survive the flames; instead, it’s to slow down the blaze and limit any potential damage from spreading throughout the entire building.

A fire-rated door is a type of door that is specifically designed to resist the effects of fire. They are typically rated by how long they can withstand the heat and flames without sustaining damage. It usually takes into account the material the door is made of, its thickness, shape, and size. The higher the rating, the longer it will be able to withstand fire before it sustains damage or becomes unusable.

Some doors are designed to keep out smoke and heat for 30 minutes, while others can withstand longer. These doors seal the area tightly and protect it from intense heat and smoke regardless of the type.

DO YOU NEED ONE IN YOUR BUILDING?

Modern buildings often require fire-rated doors to abide by the National Building Code of India 2016 is mandates. These doors surround staircase and elevator shafts to help keep smoke or fire from spreading through numerous building floors.

High-Rise Buildings: These doors are often used in high-rise buildings where fire safety is crucial due to the potential for rapid fire spread and evacuation challenges.

Commercial Buildings: Insulated fire doors are commonly installed in commercial structures such as office buildings, shopping malls, and hotels to compartmentalise fire and prevent its spread, protecting occupants and property.

Industrial Facilities: Industries with high fire risk, such as manufacturing plants and warehouses storing flammable materials, may utilise insulated fire doors to contain fires within specific areas and prevent them from spreading throughout the facility.

Healthcare Facilities: Hospitals and medical centers employ insulated fire doors to safeguard patients, staff, and sensitive equipment from fire hazards, maintaining critical operations during emergencies.

If your building does not currently have a fire-rated door, it is recommended to consult an experienced contractor like SSA Integrate to install one for you.

THE ANATOMY OF A FIRE DOOR

A fire door consists of many different components, such as frames, doors, hardware, seals and glass that help keep out flames or smoke once closed.

Thermal insulation in fire door assemblies is most important under anatomy of a fire door.

FIRE RATING LABEL

On fire ratings, you may see several minutes or hours. It is the fire endurance rating, which the certifying agency gives after exposing the door to extreme temperatures reaching as high as 1,925° F (approximately 1,000° C). You’ll see these in intervals of 30, 60, 120, or 240 minutes, while some labels show hours. Fire rating labels are typically found on the hinge side of the door and the door frame, hidden from view.

Insulated fire doors are tested for both integrity and insulation, further divided into partially insulated (minimum 60 minutes insulation) and fully insulated (integrity rating equals insulation rating). Uninsulated fire doors are tested solely for integrity. As per NBC the ratings are:

A. GENERAL BUILDING AND CONSTRUCTION TYPES

1. Type 1 to 3 Construction

• Clause 3.4.5: Every wall opening protected with fire-resisting doors (120 min rating).

2. Type 4 Construction

• Clause 3.4.5.3: Openings in fire separating walls or floors fitted with fire-resistant assemblies (120 min rating). 

B. CORRIDORS AND EGRESS PATHWAYS

1. Exit Access Corridors in Specific Occupancies

• Clause 4.6.1: Fire doors (20 min self-closing for corridors, 120 min for exit passageways).

2. Progressive Horizontal Evacuation Compartments

• Clause 6.3.2 (c): Self-closing fire doors with electromagnetic hold open and sequence coordinators.

• Clause 6.3.2 (g) (12): Fire doors (120 min rating).

C. HIGH HAZARD AREAS

1. Pump House

• Clause 5.1.2.2 (c): Fire doors (120 min rating).

2. Stores, Engineering Workshops, High Hazard Areas

• Clause 6.1.2 (d): Fire doors with signage to be kept closed.

• Clause 6.7.1.1 (m): Two fire doors (180 min rating each).

D. SPECIFIC BUILDING COMPONENTS AND AREAS

1. Firefighting Shaft (Fire Tower)

• Clause 2.24: Fire doors (120 min rating).

2. Horizontal Exit

• Clause 2.39: Fire doors in fire-resistant walls (120 min rating).

3. Fire Command Centre (FCC)

• Clause 3.4.12 (b): Fire doors (120 min rating).

4. Electrical and Plumbing Shafts

• Clause 3.4.5.4: Electrical service ducts and shafts (120 min rating).

• Clause 3.4.5.4*: Plumbing shafts with doors opening inside the building (30 min rating).

5. Refuse Chutes

• Clause 3.4.5.5: Inspection panel and doors (60 min rating).

6. Lift Lobby and Stairwell

• Clause 4.2.7: Fire doors (120 min rating).

7. Basement Car Parking

• Clause 4.2.19 (c): Door openings to basement (120 min rating).

8. Access to Exit Staircase

• Clause 4.4.2.4.3.2 (h) (2): Fire doors (120 min rating).

9. Lift Lobby

• Table 6 (Note 1): Fire doors (120 min rating).

These groupings facilitate a clearer understanding of where fire door assemblies are needed according to their specific applications and requirements.

fire door specification as per NBC

In the building safety, fire door specification as per NBC play a crucial role in protecting lives and property.

The National Building Code (NBC) of India is a comprehensive set of guidelines that ensure the safety, health, and sustainability of buildings. When it comes to fire doors, the NBC outlines specific requirements to enhance fire safety. Here’s a closer look at the key specifications:

1.   Fire Resistance Rating NBC mandates that fire doors must have a minimum fire resistance rating, usually measured in hours. The rating indicates how long the door can withstand fire exposure while maintaining its integrity. Common ratings are 30, 60, 90, and 120 minutes.

2.   Material and Construction Fire doors must be constructed from materials that can withstand high temperatures and prevent the spread of fire and smoke. Steel and timber are common materials used, often with a core of fire-resistant material.

3.   Door Frame and Hardware The door frame, hinges, locks, and other hardware components must also meet fire resistance standards. Self-closing mechanisms are essential to ensure the door closes automatically in the event of a fire.

4.   Smoke Seals Effective smoke seals are crucial in fire doors to prevent the spread of smoke, which can be as dangerous as the fire itself. The NBC specifies the type and installation of these seals.

5.   Glazing If a fire door includes glazed panels, the glass must be fire-rated and comply with NBC guidelines. The glazing should maintain its integrity under fire conditions for a specified period.

6.   Installation Proper installation is as important as the door itself. NBC specifies that fire doors must be installed by trained professionals to ensure they function correctly in an emergency.

✅ Benefits of NBC Compliant Fire Doors

Adhering to NBC specifications for fire doors offers numerous benefits:

·        Enhanced Safety: Ensures maximum protection for occupants by containing fire and smoke.

·        Legal Compliance: Meets regulatory requirements, reducing liability and ensuring legal adherence.

·        Peace of Mind: Provides reassurance that your building is equipped with the best fire safety measures. 

FIRE RESISTANT DOOR

Fire-rated doors themselves can be either made from wood or steel. Steel fire-rated doors typically have higher fire ratings because they are non-flammable and don’t contribute to the flame – no matter what situation arises. Wooden fire-rated doors are usually equipped with a gypsum core, which is resistant to heat and not combustible, or they may contain a regular plasterboard instead.

FIRE RESISTANT GLASS AND SEALS

Some fire doors may include vision panels with glass rated for fires, but these are typically only seen in lower fire-rated doors. Fire doors must also have an intumescent strip at the bottom to seal them off from outside air sources. 

The glass used in fire door assemblies is tested for its ability to withstand intense heat. However, current codes also require it to be tested for resistance against being shattered. It means that each piece of glass must have markings labelled as either resistant against impact or hazardous when broken due to heat exposure. Otherwise, the glass can not be used indoors or in other areas where people risk damaging them.

FIRE RESISTANT LATCHING HARDWARE

Fire-rated doors must be shut close during fires, or the door won’t stop or slow the spread of fire and smoke. Every fire door needs self-closing mechanisms combined with steel ball-bearing hinges, as these are tougher than standard ones.

FIRE PROTECTIVE VS FIRE RESISTIVE DOORS 

Knowing the difference between fire-resistant and fire-protective matters because you need to consider how much protection your property needs. It can depend on your commercial building; for example, you need a fire-resistive door in a school science lab with highly combustible substances that require protection from high heat.

Fire Protective: If an assembly is classified as fire-protective, it defends against the spread of flames and smoke to protect people for a specific time. A typical fire-protective door would be appropriate if building codes allow door-protective assemblies, including the door itself, sidelights, or windows. Traditional wired glass, glass ceramics, and tempered glass can all be used to achieve this protection. 

This type only partially stops heat from transferring to the other side of the glass, but it can be fire-rated for up to 180 minutes but with size limitations. 

Fire Resistive: If an assembly is fire-resistant, it has the same protection against flames and smoke as its fire-protective counterpart but also offers another level of security by blocking off radiant and conductive heat. 

Fire resistance is weaker than fireproofing. Most fire-resistant doors are only rated for 45 minutes’ worth of protection against fires or smoke. Experts point out that the chief difference between fire-resistant and fireproofing materials is that they are not supposed to be able to contain heat.

CAN GLASS DOORS BE FIRE-RATED?

Fire-rated glass is a particular type of glass that is specifically designed to offer protection against fires. It acts as an impenetrable shield against flames, thus preventing them from spreading, and it stops any smoke from invading other parts of the building. 

Depending on the type of glass used, this glazed panel may also act as an insulator, which protects the rest of the building from extreme heat caused by fires. All fire-rated doors containing glass must use fire-resistant material, according to strict building regulations.

Manufacturers offer a wide range of fire-resistant glass doors for various applications. For instance, these doors are used in high-rise buildings and other places requiring higher security levels. The door, frame, lite kits, and hardware create the necessary protection for the building.

Installing a fire-rated door is not easy, but it can be done with the help of experts in the industry. Hart Engineering prides itself on creating compliant solutions that provide customers with peace of mind regarding fire safety. Contact SSA Integrate today, and we’ll help ensure that your property has the necessary equipment to meet your needs.

Before choosing fire-rated glass for your project, consider these factors: 

·        NBC Part 4 Certification – Ensure the glass meets NBC Part 4 fire safety standards, which outline essential fire protection measures. 

·        BIS Standards Compliance – Fire-rated glass should be tested under IS 16947:2018 and IS 16945:2018, India’s benchmark standards for fire resistance and safety. 

·        Local Fire Department Approvals – Each state or city has its own fire safety regulations. Ensure that your fire-rated glass is pre-approved for municipal construction projects. 

·        Third-Party Certifications – Look for additional certifications, such as IGBC, GRIHA, or LEED, which indicate compliance with sustainable and safety standards.

✅ NBC sets clear performance standards based on three classifications: 

E-Class (Integrity Only) – The First Line of Defense

This type of fire-rated glass prevents the spread of flames and smoke but does not block heat transfer. It’s ideal for applications where containing fire is crucial, but radiant heat protection isn’t a major concern. 

EW-Class (Integrity + Radiation Control) – Extra Protection

EW-Class glass takes it a step further by reducing the amount of heat transferred through the glass. This means that while it prevents flames and smoke from spreading, it also minimises the impact of radiant heat, making it safer for evacuation routes. 

EI-Class (Integrity + Insulation) – Maximum Safety  

This is the gold standard of fire-rated glass. Not only does it stop flames and smoke, but it also blocks radiant heat. This is ideal for high-risk areas where occupant safety is a priority. 

When selecting fire-rated glass, it’s essential to choose the right classification based on the building’s function and fire safety needs.

✅ NBC has mapped out specific areas that require fire-rated glass to ensure maximum safety while maintaining architectural integrity.

By strategically integrating fire-rated glass in these key areas, buildings can meet NBC compliance while enhancing safety without sacrificing aesthetics. 

Here’s where it should be used: 

Internal & External Fire Exit Stairways – These are critical evacuation routes. Fire-rated doors and partitions help contain the fire and provide a safe exit path. 

Firefighting Shafts – Essential for emergency responders, these areas must be enclosed with fire-resistant materials to keep them operational during a fire. 

Non-Naturally Ventilated Lift Lobbies – Since smoke buildup in lift areas can be dangerous, fire-rated glass barriers help create a smoke-free zone. 

Refuge Areas – Designated safe zones in high-rise buildings need fire-rated partitions to provide temporary protection while evacuation is underway. 

Car Parking Separations – Parking garages carry a fire risk due to fuel exposure and vehicle congestion. Fire-resistant walls help contain potential fires, preventing them from spreading and enhancing overall safety. 

Kitchen Separations – Commercial and residential kitchens require heat-resistant barriers to prevent fire from spreading to other areas.

Who Can Inspect Fire Doors?
Fire doors play a critical role in protecting life and property — but only if they’re working as intended. That’s why annual inspections are required.
But here’s the question:

Who’s qualified to perform them?
✅ According to NFPA 80, inspections must be performed by a qualified person — someone with the knowledge of door operation and applicable codes.
 
That person could be:
 • A third-party fire door inspector
 • A trained building employee (Training Certificate must show)

 •  A person who attend “Capsule Course on NBC 2016” from NITS, BIS (Attendance Certificate must show)

 • Even the property owner if certified.

So who decides what “qualified” means?
 👉 The Authority Having Jurisdiction (AHJ) does.

Qualification is typically based on demonstrated knowledge through a recognized degree, certification, professional standing (Like NFPA Member), or training.

About Author:

Dr. Arindam Bhadra is a Fire safety consultant based in Kolkata, India, with over 20 years of experience in Fire safety systems. He’s currently founding director of the Sprinkler Fire Safety Awareness and Welfare Foundation & SSA Integrate. He working on Fire Safety awareness, training, consultancy & Audit in same field. Dr. Arindam Bhadra is popularly known as "Fire ka Doctor" because of his expertise in fire safety, prevention, and awareness, helping people and organizations stay safe from fire hazards. He is Member of FSAI, NFPA etc. He is certified fire Inspector and certified Fire Protection professional.