We recommend a risk-based approach to prioritising emergency lighting maintenance and testing in Houses in Multiple Occupation (HMO).
HMO landlords have a duty to undertake and update a fire risk assessment for each property under the Regulatory Reform (Fire Safety) Order 2005.
All emergency lights must be maintained in accordance with manufacturers’ instructions and BS 5266-8: 2004, which describes daily, monthly and annual tests. Each year you must submit to the council a signed emergency lighting self-declaration form or certificate confirming the lights have been tested and maintained in accordance with BS 5266-8: 2004.
The following maintenance and testing frequencies are recommended and should be followed unless a fire risk assessment identifies a higher or lower test frequency is required. You should record these checks and any remedial action taken in a logbook and any issues must be investigated by a competent professional.
Lower-risk HMOs
An example of a lower risk HMO is up to 3-storey, straightforward escape route, single tenancy HMOs).
- Visual ‘daily’ checks – Every time you visit the property check power LEDs are on. This check could be done routinely by cleaning or maintenance staff, or a competent tenant.
- Short ‘monthly’ check – Press ‘test’ button to confirm all lights are working. Perform this test during each programmed inspection (e.g. quarterly checks).
- Full annual test – Full test of lights (i.e. 3-hour full run down) following manufacturer’s instructions. This test should be done when the property is unoccupied, or alternative lighting must be provided until units have re-charged.
Higher-risk HMOs
An example of a higher risk HMO is 4+ storeys, ‘bedsit’ type individual lets.
- Visual ‘daily’ checks – Every time you visit the property check power LEDs are on. This check could be done routinely by cleaning or maintenance staff, or a competent tenant.
- Short ‘monthly’ check – Press ‘test’ button to confirm all lights are working. Perform this test during monthly maintenance inspections.
- Full annual test – Full test of lights (i.e. 3-hour full run down) and service undertaken by a competent professional. This test should be done when the property is unoccupied, or alternative lighting must be provided until units have re-charged. A certificate confirming this testing must be issued to the council.
