False fire alarms pose challenges for purpose-built flats in England

False fire alarms pose challenges for purpose-built flats in England

More than 56,000 false fire alarm callouts were made to purpose-built flats in England last year, increasing pressure on emergency services and highlighting maintenance issues landlords and agents must address.

Government data analysed by fire software provider Drax Technology shows that in the year to March 2026, fire and rescue services attended 56,105 false alarms at purpose-built flats. This represents a 4% increase from the previous year’s figure of 54,125. These false alarms accounted for about one in five of all false fire alarm callouts across England, where the total was 255,047.

The data reveals that the majority of false alarms were triggered by everyday causes such as burnt toast or other cooking incidents, which accounted for over 13,500 callouts. Other common causes included alarms being carelessly or needlessly set off and steam. However, a significant number—12,232 incidents—were due to faulty, damaged, poorly maintained, or incorrectly positioned alarms.

Fire safety management and resource implications for landlords

False fire alarms in purpose-built flats can mobilise substantial emergency resources. On five occasions last year, more than 15 fire and rescue vehicles were dispatched to a single false alarm, demonstrating the scale of disruption and resource use. While there is no national standard charge for attending false alarms, some fire services apply cost recovery fees of up to £417 per call-out, typically from the fourth false alarm onwards and mainly for non-domestic premises.

Drax Technology emphasises the importance of property managers distinguishing genuine emergencies from false alarms. Their spokesperson highlighted that reliable life safety systems such as fire doors and smoke control must operate correctly to maintain tenant safety. They advocate for capturing alarm data within digital platforms to identify recurring faults and target maintenance more effectively, which can help reduce repeat incidents and improve overall fire safety across portfolios.

Context of fire safety obligations in the private rented sector

Landlords and letting agents in England have legal responsibilities under fire safety regulations to ensure that smoke alarms and fire detection systems are installed and maintained in rented properties. The Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005 impose duties to manage fire risks and maintain safety equipment. The rise in false alarms in purpose-built flats underlines the challenges of compliance, especially in larger residential blocks where multiple units and communal areas require coordinated maintenance.

False alarms not only cause disruption for residents and emergency services but can also erode tenant confidence in safety measures. Frequent false alarms may lead to complacency, increasing risk if a genuine fire occurs. For landlords, this highlights the need for regular inspection, testing, and timely repair of fire alarm systems to meet regulatory standards and protect tenants.

Practical implications for landlords and letting agents

For landlords managing purpose-built flats, the data signals a need to review fire alarm systems and maintenance regimes. Regular servicing by qualified professionals is essential to identify and rectify faults that could trigger false alarms. Landlords should ensure alarms are correctly positioned and meet current standards to reduce unnecessary activations.

Letting agents acting on behalf of landlords must maintain clear records of fire safety checks and repairs. This documentation supports compliance with safety regulations and can be critical if enforcement action arises. Agents should also educate tenants on proper use of alarms and the importance of reporting any malfunctions promptly.

Investing in digital fire safety management tools, as recommended by Drax Technology, can provide landlords and agents with valuable insights. These platforms can track alarm activations, detect patterns, and help prioritise maintenance. Over time, this approach may reduce false alarms and associated costs while enhancing tenant safety.

Areas requiring further clarity and attention

While the government data provides a clear picture of false alarm prevalence, some uncertainties remain. There is no uniform approach across fire and rescue services regarding cost recovery for false alarms, which could affect landlords differently depending on location and property type. The impact of false alarms on insurance premiums and potential liability issues also warrants further exploration.

Moreover, as fire safety technology evolves, landlords will need to stay informed about new standards and best practices. The role of smart alarms and integrated building management systems in reducing false alarms is an area to watch. Landlords should monitor regulatory updates and guidance from fire authorities to ensure ongoing compliance and risk management.

Steps landlords should take now to mitigate false fire alarms

• Conduct thorough inspections of fire alarm systems in all purpose-built flats, focusing on correct installation and maintenance.
• Engage qualified fire safety professionals for regular servicing and prompt repairs of faulty alarms.
• Maintain detailed records of all fire safety checks, repairs, and tenant communications related to alarms.
• Consider adopting digital fire safety management tools to analyse alarm data and identify recurring issues.
• Communicate with tenants about fire alarm use and encourage reporting of any malfunctions or false activations.
• Check local fire and rescue service policies on false alarm charges and prepare for potential cost implications.

Supporting compliance with fire safety through TLA membership

Membership of The Landlord Association offers landlords and letting agents access to comprehensive compliance resources that can assist in managing fire safety obligations effectively. TLA’s developing property management platform, ORBIT, currently available in BETA testing, aims to help members organise property records, monitor safety inspections, and keep documentation up to date. This includes tools to record fire alarm maintenance, repairs, and communications with tenants, supporting evidence of compliance.

ORBIT’s digital approach aligns with expert advice to capture and analyse fire alarm data, enabling landlords to identify patterns and reduce false alarms over time. TLA membership also provides practical guidance on regulatory developments and best practices for fire safety management in the private rented sector. Members can explore these resources to better prepare for ongoing fire safety challenges in purpose-built flats.

Explore TLA member compliance support and learn more about ORBIT BETA access to enhance your fire safety management processes.

Looking ahead, landlords should remain vigilant about fire safety system performance and regulatory expectations. Proactive maintenance and data-informed management will be increasingly important to safeguard tenants and minimise the disruption and costs associated with false fire alarms.

Sources: Letting Agent Today