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As of 30 April 2025, BS 5839-1:2017 has been officially withdrawn and replaced by BS 5839-1:2025, bringing a range of important changes to fire detection and alarm systems in non-domestic premises across the UK.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.

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